The Secret Window of Opportunity
Ask any seasoned investor and they’ll tell you: profits in real estate aren’t made when you sell—they’re made when you buy. And when it comes to condominiums in Pattaya and Bangsaray, the smartest flips are locked in at the launch of a new high-rise project.
This is the golden window where opportunity meets timing. Developers are eager to secure cash flow, investors have first pick of the most desirable units, and both sides stand to benefit from what happens over the next 2.5 to 3 years of construction.
Why Launch Deals Are So Attractive
At launch, developers often roll out:
Special early-bird prices—the lowest levels these units will ever be offered at.
Flexible payment terms—giving investors breathing room to leverage their capital elsewhere.
Exclusive selections—limited release of preferred units and floors, always on a “first come, first served” basis.
For the savvy investor, this means getting in at rock bottom while the market value is set to climb.
The Investor’s Strategy
Choose wisely: Always deal with established developers who deliver on time and within budget. For high-rise projects, check that the EIA approval is in place (or that your contract has a protective escape clause).
Think high-rise: With a 2.5–3 year build cycle, you benefit from natural capital appreciation and more time to plan your exit.
Pick the winners: Focus on the most desirable units—the ones future buyers will fight for. Examples include:
Corner layouts or unique floor plans
Higher floors with attractive or unobstructed views
Units under the foreign quota (always in demand)
Or any special feature that makes a unit stand out in the market
Negotiate hard: Cash is king. Once you’ve secured your unit, shift focus to price and payment terms. The dream deal? 10% down, 90% on completion. More common? 30/70. Either way, push the heavy balloon payment to the end.
Leverage your agent: Your broker knows the marketability of each unit type and quota. Use that knowledge—don’t fly blind.
👉 Example: Buy a THB 4.5M unit at pre-launch with only a 30% down payment (THB 1.35M). By the time the project nears completion, the developer’s price list shows that same unit at THB 6.38M. Even if
you undercut the list and resell at THB 6M, your profit is THB 1.2M—on a cash outlay of just 1.35M over three years.
The Developer’s Perspective
Why would a developer “give away” early discounts? Simple: they need strong cash flow to get the project moving. The pricing roadmap is almost standard practice:
Pre-launch: rock-bottom deals for seed investors
Official launch: +5%
Piling stage: +5%
Mid-construction: +5%
Topping off: +5%
Nearing completion: +5%
By the end of the cycle, your THB 4.5M seed unit is now listed at THB 6.38M.
And here’s the beauty of it: developers want their early investors to be happy. Rising price lists prove the project is healthy, reassure new buyers, and reward those who backed them early. The result? Seed investors profit, developers profit—it’s a win-win.
The Bottom Line
Flipping at launch isn’t about speculation—it’s about strategy. You’re leveraging the developer’s need for early cash, the natural appreciation of time, and smart negotiation on units that will always be in demand.
For investors, it means securing profits before you even step inside the lobby. For developers, it means a project that gains momentum from day one.
If you’re curious how this strategy could work for you, don’t just read about it. Reach out. Sometimes a short personal explanation from someone who’s been doing this for over 20 years is worth more than a dozen articles.
About the Author
KC Cuijpers is the Managing Director & CEO of Town & Country Property and has called Pattaya home since 1997. After leaving the Netherlands—where car break-ins and street pushers were part of everyday life—he found Thailand to be not only welcoming but remarkably safe.
With over two decades in real estate, KC has guided thousands of expats through the same question he once asked himself: “Is Thailand a safe place to live?” His answer is grounded in experience, not headlines. From luxury villas to modest condos, from cautious retirees to adventurous investors, he’s helped them all see beyond the clichés and discover the reality of living here.
If you want myths and scary media stories, look elsewhere. If you want the truth about life in Pattaya—
delivered with honesty, humor, and hard-earned perspective—KC is your guy.
