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Pattaya is one of Thailand's best-known beach resorts, with homes for almost any budget: from affordable studios to premium condominiums by the sea. Buyers from all over the world look here first.
Property in Pattaya suits buyers who want a home by the sea in Thailand without a high entry price. Studios and apartments near the beach, as well as houses with a pool, work both as a place to live and as a rental.
In the first half of 2026, Chonburi province, home to Pattaya, welcomed 11.5 million visitors, 4.5 million of them from abroad. The other 7 million came from within Thailand: Bangkok is 150 km away, and many of its residents come here for the weekend.
If you are buying property in Thailand on a clear budget, Pattaya offers the widest choice: more than 12,000 apartments and around 1,700 villas are currently for sale.
✓ 120 km by motorway to Suvarnabhumi Airport and about 50 km to U-Tapao Airport
✓ Private hospitals: Bangkok Hospital Pattaya, Pattaya International Hospital
✓ International schools: Regents International School Pattaya, Rugby School Thailand
✓ Shopping centres: Central Pattaya, Terminal 21 Pattaya, Central Marina
✓ Completed studios by the sea from ฿1.05M ($31.3K / €27.9K) and an average resale price of around ฿71,000 per m²
Prices vary widely by area and type of property, so we work with two reference points: the entry price and the median, separately for new developments, resales and villas. Prices are in Thai baht (฿), with US dollar and euro equivalents for guidance.
One-bedroom apartments in projects under construction start from ฿2.6M ($77.5K / €69.2K). The median for a one-bedroom of about 34 m² is ฿4.7M ($140K / €125K), and new-build space averages around ฿130,000 per m² ($3,870 / €3,460).
Apartments for sale in Pattaya cost least at launch. Developers raise prices as construction progresses, so early buyers lock in the starting price.
Completed apartments are noticeably cheaper. Studios start from ฿1.05M ($31.3K / €27.9K), and the median for a studio of about 31 m² is ฿2M ($59.6K / €53.2K). A one-bedroom of about 37 m² averages ฿2.9M ($86.4K / €77.1K), and two bedrooms of about 82 m² ฿6.3M ($188K / €168K).
A resale square metre averages ฿71,000 ($2,120 / €1,890), and areas differ. Central Pattaya sits at around ฿100,000 ($2,980 / €2,660), Wongamat and Naklua at around ฿83,000 ($2,470 / €2,210), Pratumnak at around ฿71,000 ($2,120 / €1,890) and Jomtien at around ฿68,000 ($2,030 / €1,810).
Houses in the gated villages of East Pattaya start from ฿3M ($89.4K / €79.8K), and the median for a three-bedroom house without a pool is ฿5.2M ($155K / €138K). Pool villas start from ฿3.6M ($107K / €95.8K), with a median of ฿9.5M ($283K / €253K) for three bedrooms and ฿17.4M ($519K / €463K) for four.
The closer to the sea and the centre, the higher the price, so it helps to see Pattaya as four zones, each with its own buyers.
✓ The north of the city: Wongamat Beach, lined with high-rise beachfront developments
✓ Quieter than the centre, close to the Terminal 21 Pattaya shopping centre
✓ Buyers choose sea-view apartments to live in or to let long term
✓ Central and South Pattaya: the beach promenade, Central Pattaya and the highest price per square metre in the city
✓ Pratumnak: a green hill between the centre and Jomtien, with quiet streets and small beaches
✓ In the centre buyers choose studios to let; on Pratumnak, apartments for a quiet life by the sea
✓ The longest beach in the city and the largest number of developments for sale
✓ Na Jomtien and Bang Saray further south: new developments by the sea and a resort pace of life
✓ Buyers choose one-bedroom apartments at launch and completed apartments with the lowest entry prices by the sea
✓ Villages east of Sukhumvit Road: around Siam Country Club, Huay Yai and Mabprachan Lake
✓ International schools nearby, so expat families live here
✓ Buyers choose houses and pool villas to live in all year
Two groups keep rental demand steady: holidaymakers in the high season from November to April, and people who stay for months or years. The second group includes expats, retirees and families whose children attend international schools.
Studios let from ฿6,500 a month ($194 / €173), and one-bedroom apartments usually for ฿12,000–22,000 ($358–656 / €319–585). With a completed one-bedroom at an average of ฿2.9M, that works out at a gross yield of around 5–9% a year, before the management company's commission, the service charge, the sinking fund and empty months between tenants. We do not promise guaranteed returns: before you reserve, we work out a net figure for the specific apartment. Property values can fall as well as rise.
Your return also depends on the distance to the beach, the view, the furniture and how you let the property. In the centre and Jomtien demand comes from holidaymakers and tenants staying a few months; in Wongamat and on Pratumnak tenants pay for the sea view; in East Pattaya families rent houses for a year.
Yes. A foreign buyer can own a condominium apartment as freehold: full ownership in your own name, which your heirs inherit, within the 49% of a building's floor area that may be sold to foreigners. The money has to arrive from abroad in foreign currency. The receiving Thai bank then issues a Foreign Exchange Transaction form (FET, Thor Tor 3), and on the strength of it the Land Department registers the apartment in your name.
Foreigners cannot own land outright. With a house or villa you own the building itself, and the plot is held on a long-term lease (leasehold) registered at the Land Department. We agree the terms and registration costs with you before you reserve.
✓ Available foreign quota in the building
✓ The developer's registration with the Department of Business Development (DBD) and its completed projects
✓ An approved Environmental Impact Assessment (EIA) for projects by the sea
✓ Land title: Chanote (Nor Sor 4 Jor) for houses and villas
✓ The house rules and the agreement with the management company
You reserve the property with a deposit. Then come legal due diligence on the title and permits, a sale and purchase agreement (SPA) with a payment schedule, an international transfer with an FET form for freehold, registration at the Land Department and handover of the keys. Many clients complete the whole purchase remotely.
We handle the purchase from start to finish: a shortlist matched to your goals and budget, checks on the developer in official registers, legal support and handover to a management company. Our team works in eight languages and can also show you off-market listings and resales.
Tell us your budget and what you want the property for, and we will send you a shortlist of properties in Pattaya.
A good deal. Completed studios by the sea start from ฿1.05M ($31.3K / €27.9K), and the median one-bedroom resale apartment costs ฿2.9M ($86.4K / €77.1K). In projects under construction, one-bedroom apartments start from ฿2.6M ($77.5K / €69.2K).
Yes. Every project under construction offers an interest-free payment plan for the whole build period, with instalments on the developer's schedule until completion. With a completed apartment, the seller usually receives the full amount at registration.
Yes. A freehold apartment is yours with no time limit, and you can sell it, give it away or leave it to your heirs. A villa on land is held on a 30-year leasehold, and renewal beyond the first term is not automatic, so we check how the contract handles it before you sign.
At registration, the transfer fee is 2% of the registered value and is commonly split between buyer and seller; registering a leasehold costs 1.1%. At handover you pay the service charge a year in advance, plus a one-off sinking fund contribution. Electricity and water are metered. We set out the full cost of a specific property before you reserve.
Most often the low price comes from an old building from the 1980s or 1990s, a leasehold unit or an off-plan resale. Before a viewing we check the year of construction, the form of ownership, the state of the building and the service charge, so that a low price does not turn into repair bills and arrears.
Pattaya is cheaper to get into: completed studios start from ฿1.05M, and new-build space costs around ฿130,000 per m² against ฿150,000 on Phuket. Bangkok and Suvarnabhumi are a motorway drive away. Phuket appeals for island scenery and holiday lets. We work in both and compare options for your budget.
Lets of under 30 days require a hotel licence, and many condominiums ban them in their house rules. For short lets we look for projects that hold such a licence; for other apartments, income comes from lets of a month or longer.
Yes, if you buy a freehold apartment worth at least ฿3M ($89.4K / €79.8K). Since October 2025 such buyers receive a 90-day stay and can then extend it for a year at a time while they own the property. For other budgets and for villa owners, we can point you to other visa routes.
A KVARIS broker replies within an hour with prices, floor plans and payment terms.
Your broker will send available units, floor plans and the payment schedule — usually within the hour.
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