A plain look at which Pattaya areas actually put you within reach of the sand, what rents and sale prices currently sit at in each, and how to narrow 2,473 live listings down to a beach-proximity shortlist.
"Near the beach" is the single most common thing people type into the search box on this site. Not a development name, not a budget bracket — just the beach. It is a reasonable way to start, but it is also vague, because Pattaya's coastline runs for well over a dozen kilometres and the areas along it behave very differently. This page sets out what we actually have on the books, area by area, so you can turn "near the beach" into a shortlist you can view in an afternoon.
Alan Bolton Property Consultants has been working this coastline since 1978, before most of the current condo stock existed. The practical value of that is knowing which buildings sit one soi back from the sand and which ones are a fifteen-minute walk with a main road in between — a distinction no filter will tell you.
What is on the books right now
Across Pattaya and the Eastern Seaboard we currently have 2,473 live listings — 1,443 available for sale and 808 available to rent (some listings are offered both ways). By type that breaks down as 1,554 condos, 807 houses, 50 townhouses, 23 land plots, 10 villas and 6 commercial units.
For renters looking at coastal areas, the condo stock is where the volume is. By bedroom count there are 328 studios, 749 one-bedroom units and 468 two-bedroom units live at present.
The coastal areas, and what they currently cost
- Jomtien — 584 live listings. Median rent 22,500 THB, median sale price 4,500,000 THB. The largest pool of stock we hold anywhere, and the long flat beach road means a lot of buildings genuinely are a short walk from the sand. If you want choice at a sensible price, start here.
- Pratumnak — 369 live listings. Median rent 25,000 THB, median sale 4,950,000 THB. The hill between Jomtien and South Pattaya. Quieter than either neighbour, which matters if your search was for a quiet area near the beach — that is a common pairing in what people type.
- Central Pattaya — 279 live listings. Median rent 22,500 THB, median sale 4,500,000 THB. Beach Road frontage, but also the densest, busiest part of the city.
- South Pattaya — 140 live listings. Median rent 18,000 THB, median sale 4,400,000 THB. The lowest median rent of any area we cover, and still within reach of the water.
- Wongamat — 144 live listings. Median rent 35,000 THB, median sale 8,100,000 THB. North of the city, a calmer stretch of beach, priced accordingly.
- Na Jomtien — 157 live listings. Median rent 33,500 THB, median sale 7,154,375 THB. Further south, lower density, more newly built stock.
The inland comparison, for context
Two of our busiest areas are not coastal at all. East Pattaya holds 448 live listings with a median rent of 55,000 THB and a median sale price of 9,900,000 THB; Huay Yai holds 105, median rent 70,000 THB, median sale 12,500,000 THB. Those figures are higher because the stock is predominantly houses with land and private pools rather than condo units. If what you want is space and you are willing to drive to the beach, that is the trade. A three-bedroom house in East Pattaya at 30,000 THB per month shows how the two markets compare on a like-for-like budget.
"Near the beach" is not the same as "sea view"
Worth separating these before you start viewing. A sea view unit on the twentieth floor of a building set back from the road has a view but a walk; a ground-floor unit one soi from the sand has the walk but no view. Both get described as beachfront in listing titles. When you enquire, tell us which of the two you actually care about — it changes the shortlist considerably.
Examples from current stock
- Studio at Yensabai Condo, South Pattaya — 14,500 THB per month. Below the South Pattaya median rent of 18,000 THB.
- Two-bedroom, two-bathroom pool view condo, Central Pattaya — 40,000 THB per month.
- Beachfront one-bedroom with ocean view, Bang Saray — 20,000 THB per month to rent, or 4,200,000 THB to buy. One of the few listings available both ways.
- Large beachfront ocean view studio, Pratumnak — 6,750,000 THB, for sale only.
A note for buyers reading this as renters
A good number of people rent on the coast first and buy later. Two legal points to have straight before you get that far. Foreigners cannot own land in Thailand freehold — that applies to houses and land plots regardless of area. Foreign freehold ownership of a condominium unit is possible, but it is capped at 49% of the saleable area of each building; a unit outside that quota is sold leasehold or through a company structure, not freehold. We will tell you which applies to a specific unit before you commit to anything, and we will not forecast a return for you.
Next step
Tell us the area, the budget, and whether you want the view or the walk. Enquiries go straight to the agent who holds the listing. If you are not sure which area suits, say so — after decades of working the same sois we can usually narrow it down over one conversation rather than twenty viewings.
Frequently Asked Questions
Which Pattaya areas are actually near the beach?
The coastal areas in our current stock are Jomtien (584 live listings), Pratumnak (369), Central Pattaya (279), Na Jomtien (157), Wongamat (144) and South Pattaya (140). East Pattaya (448 listings) and Huay Yai (105) are inland — larger houses and plots, but you will be driving to the sand.
How much does it cost to rent a condo near the beach in Pattaya?
Median monthly rents in the coastal areas currently run from 18,000 THB in South Pattaya and 22,500 THB in Jomtien and Central Pattaya, up to 25,000 THB in Pratumnak, 33,500 THB in Na Jomtien and 35,000 THB in Wongamat. Individual units sit either side of those medians — we have a studio at Yensabai Condo in South Pattaya at 14,500 THB and a two-bedroom in Central Pattaya at 40,000 THB on the books at the same time.
Is a sea view condo the same as being near the beach?
No, and it is worth deciding which you want. A high-floor unit set back from Beach Road may have an unobstructed sea view and still be a ten-minute walk from the sand, while a unit one soi back can be a two-minute walk with no view at all. Both are commonly marketed as beachfront. Tell the agent which matters to you and the shortlist changes.
Can a foreigner buy a beachfront condo in Pattaya?
A foreigner can own a condominium unit freehold, but only within the 49% foreign quota applied to each building's saleable area under Thai law. Units outside that quota are sold leasehold or through a company structure. Foreigners cannot own land freehold in Thailand, which rules out freehold ownership of beachfront houses and plots. We confirm the ownership status of any specific unit before you proceed.
What's the difference between Jomtien and Pratumnak for a beach renter?
Jomtien has far more choice — 584 live listings against Pratumnak's 369 — and a slightly lower median rent, 22,500 THB versus 25,000 THB. Pratumnak sits on the hill between Jomtien and South Pattaya and is the quieter of the two, which is why it suits people whose search is for a quiet area near the beach rather than simply a cheap one.
Are there houses near the beach, or only condos?
Our live stock is 1,554 condos against 807 houses, 50 townhouses, 10 villas, 23 land plots and 6 commercial units. The condos are concentrated along the coast; most house stock sits inland in areas such as East Pattaya and Huay Yai, where median rents are 55,000 THB and 70,000 THB respectively. If you want a house within walking distance of the sand, ask us directly rather than filtering — the availability is limited and changes.