Under construction · completion Q4 2028
Lumina Pool Villa
East Pattaya · Global Top Group
A gated community of 69 two-storey villas in East Pattaya: each with its own pool, garden and garage, and a three-storey clubhouse with an infinity pool at the centre. 7–8 km to the city centre, with quiet and greenery all around.
- Completion
- Q4 2028
- Villas
- 69, 36 for sale
- House
- 292–421 m²
- Price from
- ฿12M
3D model based on the developer's renders; dimensions are approximate
What Lumina Pool Villa looks like
Units and prices
36 first-phase villas for sale
Developer pre-sale price list, May 2026: 36 first-phase villas. The layout can be changed before construction starts (3 to 6 bedrooms); smart home is optional. Maintenance is ฿70 per m², paid upfront for 24 months; the one-off sinking fund is ฿1,500 per m²; the transfer fee is split equally with the developer. A foreigner owns through a Thai company (registration about ฿25,000) or takes the land on a long-term lease.
| Villa | House | Plot | Bedrooms | Price |
|---|---|---|---|---|
| Auphoria, 20 villas | 292 m² | 223–236 m² | 3 | ฿12–12.87M |
| Bliss Love, 10 villas | 343 m² | 252–312 m² | 4 | ฿14.62–18.86M |
| Cosmica, 6 villas | 421 m² | 313–458 m² | 4 + maid's room | ฿23.58–25.26M |
What the complex offers
- Private pool at every villa
- Private garden and garage for 2–4 cars
- Infinity pool at the clubhouse
- Shared pools
- Fitness centre
- Sauna
- Steam room
- Yoga and Pilates
- Café lounge
- Billiards and games room
- Kids' room
- Children's play area
- Gardens and green areas
- 24-hour security and CCTV
- Gated entrance
- Management and rentals
Location
East Pattaya
East Pattaya, Chaiyapornwithi 21 Road, opposite the crocodile farm: a quiet area popular with expat families. 7–8 km to the city centre, with Terminal 21, international schools and hospitals nearby and direct access to the Bangkok highway.
- Central Pattaya7–8 km
- Hospitalsabout 5 min
- Terminal 21nearby
- Two international schoolsnearby
- Crocodile farm, Million Years Stone Parkopposite
- Bangkokabout 90 min by highway
Construction progress
Pre-sale
- First-phase pre-salenow
- Villa constructionin phases
- CompletionQ4 2028
The project is in pre-sale: prices for 36 first-phase villas were released in May 2026, and drone photos show a cleared site. It will be completed in phases; sources give 2027–2028.
The earliest prices and a choice of layout
Before construction starts you can adapt the villa layout to suit you, and pre-sale prices are the lowest. We will show you the available first-phase plots.
Global Top Group
Developer
Global Top Group
A Pattaya developer on the market since 2005. The City Garden line and Lumina villas: 11 projects in our catalogue, 7 already completed.
An honest developer reviewOther projects by this developer
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Marina Golden BayUnder construction · completion Q4 2028
Love It Wongamat BeachUnder construction · completion Q4 2030
Olympus City GardenCompleted in 2022
City Garden TowerCompleted in 2018
The Cloud PratumnakCompleted in 2016
City Garden PratumnakCompleted in 2015
City Garden TropicanaCompleted in 2015Lumina Pool Villa review
Contents9 sections
Nong and Ann, deal specialists at Grand Infinity999 (Pattaya).
Lumina Pool Villa is a gated community of 69 two-storey villas in East Pattaya. Every villa has its own pool, garden and garage, and at the centre there is a clubhouse with an infinity pool. Quiet and green around, 7–8 km to the city centre. If you want to buy a villa at Lumina Pool Villa, here are the essentials:
- Developer: Global Top Group
- Status: pre-sale of the first phase, 36 villas
- Size: 69 villas, houses of 292–421 m²
- Completion: the fourth quarter of 2028 (portals say 2027–2028)
The developer
Global Top Group. Their other projects in our catalogue are condominiums; you can visit the completed ones.
Location
East Pattaya, Chaiyapornwithi 21, opposite the crocodile farm. A quiet area where families live. Terminal 21, international schools and hospitals are nearby, with direct access to the highway to Bangkok. You will need a car here.
Villas and prices
From the developer's pre-sale price list (May 2026):
- Auphoria, 20 villas – 292 m² house, plot 223–236 m², 3 bedrooms – 12,000,000–12,870,000 baht;
- Bliss Love, 10 villas – 343 m² house, plot 252–312 m², 4 bedrooms – 14,620,000–18,860,000 baht;
- Cosmica, 6 villas – 421 m² house, plot 313–458 m², 4 bedrooms and a maid's room – 23,580,000–25,260,000 baht.
Pre-sale is the earliest price. Before construction starts, a villa can be re-planned to 3–6 bedrooms; a smart home is an option. Prices and availability change, so we check the price list with the developer before booking.
How a foreigner holds a villa
This is the most important section. A foreigner cannot register land in Thailand in their own name. The developer offers two routes:
- a Thai company – registration about 25,000 baht;
- a long-term land lease (leasehold).
We are cautious about the company route. If the company exists only on paper and its Thai shareholders are nominees, it is illegal and puts your money at risk. Decide how your villa will be held with an independent lawyer, before you book.
Freehold, leasehold and the foreign quota →
Costs beyond the price
- service charge – 70 baht per m² a month, paid 24 months in advance;
- one-off sinking fund – 1,500 baht per m²;
- transfer fee – split with the developer.
Facilities
- private pool, garden and garage for 2–4 cars at every villa;
- clubhouse with an infinity pool, shared pools;
- gym, sauna, steam room, yoga and Pilates;
- café lounge, billiards, kids' room and playground;
- 24-hour security, CCTV, gated entrance;
- management and letting by the developer.
Construction
The community is in pre-sale; drone photos show a cleared site. Completion will be in phases. Dates on new developments can move, so allow a margin. Living abroad? We show the site and the developer's completed buildings by video.
Rent
You cannot rent at Lumina yet; letting starts after completion. Need a villa to rent now, from 6 months? We will find another one.
Long-term rentals from 6 months →
FAQ
How much is a villa at Lumina Pool Villa?
From 12 million baht for a three-bedroom villa, by the pre-sale price list of May 2026.
Can a foreigner buy a villa?
The villa, yes; the land cannot be registered to a foreigner. The developer offers a Thai company or a long-term land lease. Decide with a lawyer before booking.
Can the layout be changed?
Yes, before construction starts: from 3 to 6 bedrooms.
When will Lumina Pool Villa be completed?
In the fourth quarter of 2028, in phases, according to the developer.
Write to us – we are happy to answer in English and Thai.
Nong and Ann · deal specialists, Grand Infinity999, Pattaya · 8 November 2026
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