An area-by-area guide to the Pattaya property market from an agency that has worked here since 1978 — live listing counts, median asking prices and rents for Jomtien, East Pattaya, Pratumnak, Wongamat and more.
Alan Bolton Property Consultants has been selling and letting property in Pattaya since 1978 — before most of the towers that make up today's condo inventory existed. This page is the plain version of what we know: what is actually on the market right now, area by area, and what that means whether you are buying somewhere to live or looking at a rental purchase.
What is on the market today
We currently have 2,387 live listings across Pattaya and the Eastern Seaboard. Of those, 1,393 are for sale and 797 are for rent — some units are marketed both ways, which is why the two figures do not simply add up to the total.
By property type, the market here is dominated by two categories:
- Condos — 1,507 listings. The bulk of what buyers and tenants look at in Pattaya.
- Houses — 773 listings. Concentrated inland and in the eastern and southern estate areas.
- Townhouses — 46, land — 22, villas — 10, commercial — 6. Thin by comparison, so if that is what you want, expect to wait for the right one rather than choose from a shelf.
By size: 727 one-bedroom listings, 458 two-bedroom, 410 three-bedroom, 319 studios, 264 four-bedroom and 112 five-bedroom, with a small tail of larger properties up to eight and ten-plus bedrooms. The one-bed and studio weight — over 1,000 units between them — tells you how much of Pattaya was built for singles, couples and letting.
Area by area, with the numbers
Pattaya is not one market. Median asking prices between our busiest areas differ by nearly three times. These are medians of live listings on our books, not valuations or forecasts.
- Jomtien — 564 live listings. Median sale price 4,740,000 THB; median rent 24,000 THB/month. Our deepest area by volume, and the one where a buyer has the most choice at a mid-market price.
- East Pattaya — 428 live listings. Median sale 9,900,000 THB; median rent 55,000 THB/month. The house-and-garden side of the market — higher medians because you are buying land and floor area rather than a condo box.
- Pratumnak — 377 live listings. Median sale 4,950,000 THB; median rent 25,000 THB/month. Quieter than Central, walkable to beach, and priced close to Jomtien.
- Central Pattaya — 267 live listings. Median sale 4,500,000 THB; median rent 22,000 THB/month. The lowest sale median of the four largest areas.
- Na Jomtien — 154 live listings. Median sale 7,404,375 THB; median rent 35,000 THB/month.
- Wongamat — 128 live listings. Median sale 8,000,000 THB; median rent 35,000 THB/month. Naklua end of the city, historically the higher-spec beachfront stock.
- South Pattaya — 127 live listings. Median sale 4,145,000 THB; median rent 18,000 THB/month — the lowest medians on this list, on both sale and rent.
- Huay Yai — 100 live listings. Median sale 12,500,000 THB; median rent 70,000 THB/month. Larger plots, further out, and the highest medians we record.
If you are buying to live in
Start with how you want to spend your week, not with a price. East Pattaya and Huay Yai buy you space and a garden but commit you to driving. Jomtien, Pratumnak and Central put you within reach of the beach and shops at a materially lower median. A worked example from current stock: a two-bedroom house in Pratumnak at 6,100,000 THB sits above the Pratumnak condo median but well under the East Pattaya median of 9,900,000 THB — that is the sort of trade-off worth looking at in person rather than on a portal.
If you are buying as an investment
We will show you the figures we have and not dress them up. Median rents by area are listed above, and we can pull the letting history we hold on a specific building when you ask. What we will not do is quote you a guaranteed yield or a guaranteed capital return — nobody in Thailand can honestly promise either, and after nearly five decades here we have seen enough cycles to know why.
Where the sale and rental markets meet is often the most useful place to look. One current example is a one-bedroom condo in Pratumnak listed at 3,890,000 THB to buy or 30,000 THB per month to rent — the same unit, priced both ways, which lets you compare the two routes directly.
Renting first is usually sensible
Most buyers we have helped over the years rented somewhere in Pattaya before they bought. With 797 live rental listings there is room to try an area for six or twelve months. Current examples across the range: a studio with sea view in Jomtien at 16,000 THB per month, a one-bedroom at City Garden Tower in South Pattaya at 21,000 THB, and a studio at Sunshine Beach in Na Jomtien at 27,000 THB — all below or near their area medians.
Ownership: the part to get right first
Two points of Thai law shape almost every purchase decision here. First, foreigners cannot own land freehold in Thailand — so a house purchase is structured differently from a condo purchase, and that structure needs proper legal advice before you commit. Second, foreign freehold ownership in a condominium building is capped at 49% of the building's total area. If a unit falls outside that quota, what is available to a foreign buyer is leasehold or a company structure — not freehold. We check quota position on a specific unit before you get attached to it, because it changes what you are actually buying.
Talk to us
We are an agency, not a developer — we do not build or own the projects we list, which means we have no reason to steer you toward one building over another. Tell us the area, the budget and whether this is a home or a purchase you expect to let, and we will put the relevant part of those 2,387 listings in front of you. Arrange a viewing, speak to an agent, or request more details on anything on this page.
Frequently Asked Questions
How much does property cost in Pattaya?
It depends heavily on the area. Across our live listings, the median asking price runs from 4,145,000 THB in South Pattaya and 4,500,000 THB in Central Pattaya, through 4,740,000 THB in Jomtien and 4,950,000 THB in Pratumnak, up to 8,000,000 THB in Wongamat, 9,900,000 THB in East Pattaya and 12,500,000 THB in Huay Yai. Those are medians of what is currently on the market, not valuations — the spread within any single area is wide.
Which area of Pattaya has the most property for sale and rent?
Jomtien, with 564 live listings on our books, followed by East Pattaya (428), Pratumnak (377) and Central Pattaya (267). Na Jomtien has 154, Wongamat 128, South Pattaya 127 and Huay Yai 100. If choice matters most to you, Jomtien gives you the widest selection at a mid-market median of 4,740,000 THB to buy.
Can a foreigner own property in Pattaya?
A foreigner can own a condominium unit freehold, but Thai law caps foreign freehold ownership at 49% of a building's total area. If a unit sits outside that quota, the ownership available to a foreign buyer is leasehold or a company structure rather than freehold. Land cannot be owned freehold by a foreigner at all, so house purchases are structured differently and need proper legal advice. We confirm the quota position on a specific unit before you proceed.
What are typical rents in Pattaya?
Median monthly rents across our 797 live rental listings range from 18,000 THB in South Pattaya and 22,000 THB in Central Pattaya, to 24,000 THB in Jomtien, 25,000 THB in Pratumnak, 35,000 THB in Na Jomtien and Wongamat, 55,000 THB in East Pattaya and 70,000 THB in Huay Yai. Current examples include a Jomtien sea-view studio at 16,000 THB and a one-bedroom at City Garden Tower in South Pattaya at 21,000 THB.
Should I buy a condo or a house in Pattaya?
Availability is one factor: we currently list 1,507 condos against 773 houses, plus 46 townhouses, 22 land plots, 10 villas and 6 commercial properties. Condos are concentrated in the beach-side areas and are simpler for a foreign buyer because of the freehold quota rules; houses sit mainly in East Pattaya and Huay Yai, where medians are 9,900,000 THB and 12,500,000 THB, and involve a different ownership structure since foreigners cannot own land freehold.
Can you tell me what rental return a Pattaya condo will produce?
No — and you should be wary of anyone who does. We can show you the median rents by area, the asking price on a specific unit, and any letting history we hold on that building, then let you do the arithmetic. We do not offer guaranteed yields or guaranteed capital returns, because no one in this market can honestly promise either.