Pattaya condo supply in 2026: same building, very different prices
Right now we have two studios for sale in the same new building on Pratumnak, Siam Oriental Dream. One is 21 sqm and listed at 2.56 million baht. The other is bigger, at 25.5 sqm, and listed at 1.9 million baht. Same building, same developer, and the bigger unit costs 650,000 baht less.
That gap is the story of Pattaya condo supply in 2026. Last year I wrote that there were over 21,000 condo units under construction in Pattaya or in planning, and asked whether the market could absorb them. A year on, those buildings are being finished, and the people who bought off-plan to sell on are now competing with the developer, and with each other.
Where the 21,000 units went
Briefly, the numbers. According to Colliers Thailand, developers launched 7,897 condo units in the Pattaya area in 2024, the most in five years. CBRE counted 3,377 more in the first half of 2025, and launches fell sharply after that. At the end of 2024, Colliers found about 11,300 units still unsold across the city.
Launches have slowed, but completions have not. A condo launched in 2024 is handed over in 2026, 2027 or 2028. So this is the stretch where the boom actually arrives on the market, and you can see it in our listings.
What our listings show
We looked at every condo for sale on our books this week and split them into new and off-plan buildings, and everything else. The difference in asking price per square metre is striking.
| Area | Resale, median per sqm | New and off-plan, median per sqm |
|---|---|---|
| Jomtien | 68,000 baht | 147,000 baht |
| Pratumnak | 70,000 baht | 138,000 baht |
| Central Pattaya | 81,000 baht | 115,000 baht |
| Wongamat | 114,000 baht | 100,000 baht |
In Jomtien and Pratumnak, a brand-new condo is asking roughly twice as much per square metre as an established one. Some of that is fair. New buildings have better facilities, lower running costs at first, and nobody has lived in your kitchen. But double is a big premium to pay for "new", especially when a building will be five years old before you know it.
Wongamat is the exception, and an interesting one. The new projects we are selling there, such as Dcondo Vite, start below the price of the older beachfront towers, because they sit back from the beach and are aimed at a younger, budget-conscious buyer.
Same building, very different prices
The more useful finding is inside individual buildings. When an off-plan investor needs to sell before completion, or does not want to pay the balance, they often undercut the developer's current price list. That creates a second, cheaper market in the same tower.
A few examples from our listings this week:
- Siam Oriental Dream, Pratumnak. A 25.5 sqm studio at 1.9 million baht, against a 21 sqm studio at 2.56 million. Roughly 75,000 against 122,000 baht per sqm.
- The Riviera Malibu, Pratumnak. Two one-bedroom units, both 45 sqm. One owner has dropped to 4.95 million baht, the other is asking 5.7 million.
- Copacabana Coral Reef, Jomtien. A 34 sqm one-bedroom at 3.52 million baht, against a 35 sqm sea-view one-bedroom at 4.8 million.
- City Garden Harmonia, Central Pattaya. Both units we have here are already marked down before the building has settled in.
Floor, view and orientation explain some of each gap, and I would never tell you two units are identical without seeing them. But they rarely explain all of it. The rest is simply who needs to sell, and how badly.
Why this happens, and why it matters to you
Many off-plan buyers in the 2023 and 2024 boom were not planning to live in their units. They paid a deposit and the instalments, expecting to sell at a profit before completion. That works when demand is rising faster than supply. In 2026 it is not: there are more finished units arriving, and fewer of the bulk buyers who used to take whole floors.
So those investors are now in the same position as the developer, trying to sell the same type of unit in the same building, often a studio or small one-bedroom. The ones who need their money back first set the price. Sometimes that means you can buy a finished, or nearly finished, unit at the same price it was launched at off-plan, or below it.
How to find the value
What I would do if I were buying in 2026:
- Never look at only the developer's price list. Ask what resale units are available in the same building. A good agent will show you both.
- Compare finished with off-plan. A unit you can walk around today, at the original launch price, is usually better value than a discount on one that does not exist yet.
- Check how much of the building is unsold, and how many owners are investors. A tower full of identical studios bought to flip will be competing with itself for tenants and buyers for years.
- Check the foreign quota. Popular new buildings can fill their foreign quota quickly, which narrows your options and your future resale pool.
- Do not dismiss resale. In Jomtien and Pratumnak, an established building in a good spot can give you twice the space for the money. Browse Jomtien, Pratumnak and Wongamat to see the range.
Where I think it goes next
I have seen several of these cycles. Pattaya has gone from its first condominium in 1980 to well over 100,000 units, a story we told in how Pattaya became a condo city, and every boom has been followed by a period of digestion. We are in one now.
I expect the next 18 months to be a good time to buy and a harder time to sell, particularly small units in large, investor-heavy buildings. Prime beachfront and well-run buildings will hold up. The gap between the developer's price and the investor's price is where the best value is, and it will not last once the current wave of completions has been sold.
If you would like us to show you what is really available in a building, developer stock and resale side by side, get in touch with our team. We have been doing this in Pattaya since 1978.
Prices are asking prices from Alan Bolton Property Consultants listings at the time of writing and may change. Market figures: Colliers Thailand (2024 launches and end-2024 supply, published January 2025) and CBRE Thailand (Pattaya figures, H1 2025).