Pattaya Condos for Sale — New Developments

Pattaya from a buyer's point of view

Pattaya sits on the eastern shore of the Gulf of Thailand, in Chonburi province. Unlike the islands, you reach it by road from Bangkok's main international airport, and U-Tapao airport is close by as well. The city runs all year: private hospitals, large shopping malls, international schools, Western supermarkets and cheap, frequent local transport. Many people know Pattaya for its nightlife, but as a property market it is really several very different towns side by side. That is why choosing the area matters as much as choosing the building — it shapes who your neighbours are, how quiet the street is and who will want to rent your unit.

Pattaya neighbourhoods

Jomtien is the long beach south of the city centre, with a rebuilt promenade, cafés and residential streets where foreigners live year-round. A large share of the city's new condominiums is going up here. The beach is calmer than central Pattaya, yet everything you need is close, so buyers who want a sea view usually start their search in Jomtien.

Pratumnak is the green hill between central Pattaya and Jomtien: small coves, older villas, low-rise buildings and a handful of upmarket projects. It suits people who want to be near the centre and the sea without the noise of the nightlife streets, and who prefer a smaller building to a large tower.

Huay Yai lies inland to the south-east of the city, further from the beach. There is more land here, so most of what is for sale are villas and detached houses with gardens and pools, often in gated communities. It works for families and for anyone planning to spend a large part of the year in Thailand who is happy to drive to the coast.

Beyond these three areas, our catalogue also covers Wongamat and Naklua in the north, central Pattaya and the eastern side of Sukhumvit Road. Every project in the city is listed on this page; for the full search with all filters, open the project catalogue.

What you can buy

• Studios and one-bedroom condos — the most common choice for rental investors and holiday use.
• Larger apartments and penthouses in beachfront towers — for buyers who want open views and room for the whole family.
• Villas and detached houses inland — with a garden and pool, usually on a long-term lease rather than freehold land.
• Townhouses — a middle ground for anyone who wants a house on the ground without the upkeep of a large villa.

Who Pattaya suits

Pattaya suits people who want a proper city rather than a resort village. Retirees value the private healthcare and the easy connections; families like the international schools and the short trip to Bangkok; remote workers find reliable internet, co-working spaces and a large international community. Buyers who plan to rent out usually look at year-round demand rather than just the high season, at how far the building is from the beach and the centre, and at what the building itself offers. If you are after real quiet and unspoilt nature, Phuket or Koh Samui may suit you better.

How buying works

For a project still under construction, you reserve a unit, sign a sale and purchase agreement with the developer, pay in instalments as the building goes up, inspect the unit at handover and then transfer ownership at the Land Office. In a completed building the process is shorter, and most of the price is paid on transfer day. Foreigners can hold a condominium unit in their own name as long as the building's foreign quota is not used up and the purchase money arrives from abroad in foreign currency. Villas and houses are usually bought on a long-term lease, because foreigners cannot own land directly. The whole purchase can be done remotely; our manager will tell you in advance which documents each step needs.

Running costs

On top of the purchase price, plan for some regular costs:

• an annual common-area fee for the building, charged per square metre — security, cleaning, pool and gym;
• a one-off sinking fund contribution, usually paid at handover;
• electricity, water and internet, plus a management company's commission if the unit is rented out;
• Thailand's annual land and building tax, and home insurance if you want it;
• for a villa, pool and garden upkeep and an estate fee.

Amounts vary by project, and a manager will give you a breakdown for the unit you choose. Short-term (nightly) rentals are regulated separately in Thailand and not every building allows them, so check the rules with a lawyer before buying for that purpose. Tax on rental income in your home country is a question for your own tax adviser.

Where to start

Pick a few projects from the list, or leave your details and we will send options that fit your budget and goals. If you are still choosing between Pattaya and other cities, browse all projects and compare. A manager can also show you the neighbourhoods and buildings on a video call.