Location

We have been selling and letting property in Pattaya since 1978, which means we were here before most of the buildings that now make up the city's condo market existed. That is the only real qualification worth mentioning on a page like this: we have watched these areas change, and we can tell you which sois and which buildings behave the way the brochure says they do.

This page is a straight look at what is on our books today, so you can see the shape of the market before you start shortlisting.

The market in numbers, today

Across Pattaya and the Eastern Seaboard we currently have 2,387 live listings. Of those, 1,393 are for sale and 797 are for rent — some units appear in both columns, because plenty of owners will take either a sale or a tenant.

By type, the market is dominated by condominiums:

• Condo: 1,507
• House: 773
• Townhouse: 46
• Land: 22
• Villa: 10
• Commercial: 6

That ratio tells you something about Pattaya. If you want a broad choice of stock, price points and locations, condos are where the depth is. Houses are a real market here too, but a much smaller pool, and land and commercial stock is thin — only 22 land listings and 6 commercial listings live at the moment.

By size, the inventory skews small: 727 one-bedroom units, 319 studios, 458 two-bedroom and 410 three-bedroom properties, then 264 four-bed, 112 five-bed and a long tail above that. One-beds and studios together make up over 1,000 of our live listings, which is why they are also the most competitive part of the resale market — good units in good buildings do not sit around, and the weak ones sit for a long time.

Area by area — where the stock is and what it costs

The figures below are the median asking price across all our live listings in that area, all property types included. They are not a valuation of any particular unit, and they are not a forecast. Treat them as a way to understand relative price levels between areas, then look at individual listings.

• Jomtien — 564 live listings. Median sale 4,740,000 THB; median rent 24,000 THB. Our largest single pocket of inventory, and the most condo-heavy. Long beach road, plenty of mid-market buildings, and the widest choice of studios and one-beds.
• East Pattaya — 428 live listings. Median sale 9,900,000 THB; median rent 55,000 THB. This is house country: bigger plots, more bedrooms, and prices that reflect land and floor area rather than sea views. Note the ownership point below if you are a foreign buyer looking at houses.
• Pratumnak — 377 live listings. Median sale 4,950,000 THB; median rent 25,000 THB. The hill between Pattaya and Jomtien, quieter than Central, and consistently one of the most asked-about areas by owner-occupiers.
• Central Pattaya — 267 live listings. Median sale 4,500,000 THB; median rent 22,000 THB. Walkable, dense, and the easiest area to let short-term or long-term because tenants can live without a car.
• Na Jomtien — 154 live listings. Median sale 7,404,375 THB; median rent 35,000 THB. Further south, lower density, more newer beachfront-oriented stock.
• Wongamat — 128 live listings. Median sale 8,000,000 THB; median rent 35,000 THB. North Pattaya beachfront, historically the upper end of the condo market.
• South Pattaya — 127 live listings. Median sale 4,145,000 THB; median rent 18,000 THB. The lowest medians of the eight areas we track, on both sale and rent.
• Huay Yai — 100 live listings. Median sale 12,500,000 THB; median rent 70,000 THB. Inland, larger homes, the highest medians on our books.

A useful sanity check: the gap between the South Pattaya median (4,145,000 THB) and the Huay Yai median (12,500,000 THB) is roughly three times. That is not a quality gradient — it is a difference in property type. The cheaper areas are condo-led; the expensive ones are house-led.

Ownership: the part worth getting right first

Two things every foreign buyer in Pattaya needs to understand before viewing anything:

Foreigners cannot own land freehold in Thailand. That applies to houses in East Pattaya, Huay Yai or anywhere else — the building and the land are treated differently, and a foreign buyer's route to a house involves a lease or a company structure rather than freehold land ownership. Take independent legal advice on which route suits you.

Condominiums are different, but capped. Under Thai law, no more than 49% of the total floor area of a condominium building can be held in foreign freehold ownership. A unit inside that quota can be registered in your own name freehold. A unit outside it is sold on a leasehold or company basis — not foreign freehold. It is the first question we ask on any condo enquiry, because it changes what you are actually buying and it changes the resale pool later.

We will not tell you a unit is foreign quota unless the owner's documents show it. Where quota status is unclear, we say so.

On yields and returns

Plenty of Pattaya marketing quotes a rental return as if it were a fact. We don't, because nobody can guarantee one. What we can do is show you the median rent we currently see in each area — 22,000 THB in Central Pattaya, 24,000 THB in Jomtien, 25,000 THB in Pratumnak, 35,000 THB in Wongamat and Na Jomtien — alongside the asking price of the specific unit you are considering, and let you do the arithmetic with your own assumptions about occupancy, management and maintenance fees. Some of our listings are marketed for both sale and rent, which gives you both figures on the same unit; a one-bedroom in Pratumnak on our books at present is listed at 3,890,000 THB to buy and 30,000 THB per month to rent.

A few live examples

To make the numbers concrete, here are current listings from the areas above:

• One-bedroom condo in Pratumnak, available for sale at 3,890,000 THB or rent at 30,000 THB per month.
• Studio with sea view in Jomtien, for rent at 16,000 THB per month.
• Studio at Sunshine Beach, Na Jomtien, for rent at 27,000 THB per month.
• One-bedroom city-view unit at City Garden Tower, South Pattaya, for rent at 21,000 THB per month.
• Two-bedroom, two-bathroom house in Pratumnak, for sale at 6,100,000 THB.

Availability changes daily, so check the listing page for the current position rather than relying on this summary.

How to use us

We are an agency, not a developer — we do not build or own any of the projects we list, which means we have no reason to steer you toward one building over another. Enquiries go to the agent handling that listing, so you are talking to someone who has actually been inside the unit.

If you know the area you want, tell us the area and budget and we will send what genuinely fits. If you don't, that is fine too — after nearly five decades here, comparing Jomtien against Pratumnak against East Pattaya for your particular situation is a conversation we have most weeks. Arrange a viewing or speak to an agent and we will start from what is actually on the market today.

Frequently Asked Questions

Is it worth buying a condo in Pattaya?

That depends entirely on what you want from the unit, and we won't pretend otherwise. What we can give you is the current picture: 1,507 of our 2,387 live listings are condos, so choice and comparability are good, and median asking prices vary widely by area — 4,145,000 THB in South Pattaya, 4,500,000 THB in Central Pattaya, 4,740,000 THB in Jomtien, 4,950,000 THB in Pratumnak, up to 8,000,000 THB in Wongamat. Median rents in those same areas currently run from 18,000 to 35,000 THB per month. If you are buying to live in, the question is whether the building and location suit your daily life. If you are buying as an investment, work from the actual asking price and actual local rents, and be sceptical of anyone quoting you a guaranteed return — nobody can guarantee one.

What are the typical condo maintenance fees in Thailand?

Maintenance (common area) fees are charged per square metre per month and are set by each individual condominium's juristic person, so they vary building by building — a low-rise with a single pool will not cost the same as a high-rise with extensive facilities. We don't publish a market-wide figure because any single number would be a guess. What we do is get the current fee, the sinking fund position and any outstanding arrears in writing for the specific unit you are considering, before you commit. Ask us for that on any listing.

Can a foreigner own a condo in Pattaya freehold?

Yes, but only within the foreign quota. Thai law caps foreign freehold ownership at 49% of the total floor area of any condominium building. A unit inside that quota can be registered in a foreign buyer's own name freehold; a unit outside it is sold on a leasehold or company-structure basis, which is not foreign freehold. It affects both what you own and who you can sell to later, so it is the first thing we check on a condo enquiry. Separately, foreigners cannot own land in Thailand freehold at all — that is why houses involve a different structure from condos.

Who is the biggest property developer in Thailand?

We're an agency, not a developer, and we don't rank developers — we have no listings data that would support an answer to that. For a resale buyer it is also rarely the useful question. What matters more is how the specific building has been managed since completion: the state of the common areas, the juristic person's accounts, the sinking fund, and how units in that building have actually traded. With transaction history in Pattaya going back to 1978, that is the kind of building-level detail we can talk about.

Which area of Pattaya has the cheapest condos?

Of the eight areas we track, South Pattaya currently has the lowest median asking price across our live listings at 4,145,000 THB, followed by Central Pattaya at 4,500,000 THB, Jomtien at 4,740,000 THB and Pratumnak at 4,950,000 THB. Bear in mind these medians cover all property types in the area, and the cheaper areas are condo-led while the higher-median areas such as Huay Yai (12,500,000 THB) and East Pattaya (9,900,000 THB) are dominated by houses. For a like-for-like comparison, ask us to filter by condo and bedroom count.

How many condos do you have for sale in Pattaya right now?

At the time of writing we have 2,387 live listings in total, of which 1,393 are for sale and 797 are for rent — some units are marketed for both. Condos account for 1,507 of the total, with houses at 773, townhouses at 46, land at 22, villas at 10 and commercial at 6. The largest concentrations of stock are Jomtien (564 listings), East Pattaya (428), Pratumnak (377) and Central Pattaya (267). These figures move daily, so ask an agent for the current position in the area you are looking at.