Pattaya property for sale: 40 developer projects, from Jomtien towers at 1,431,000 THB to inland pool villas, with prices by district

Pattaya in one table

Pattaya is the one Thai market where a foreign buyer’s first question is which floor, not which island. The city and its beaches run for fifteen kilometres down the Chonburi coast, the towers along them hold hundreds of units each, and the province behind them, Chonburi, records more condominium transfers to foreigners than any other in the country in the Real Estate Information Center’s data. Below, each district with at least one project on this site, in figures taken from the cards as they stood on 5 September 2026; the sources and reading dates sit on the cards themselves.

The condominium median of 3,390,000 THB is the lowest of the five Thai markets on this site, and it describes a studio or a small one-bedroom in a tower of several hundred units with a pool deck, a gym and a shuttle to the beach. Ten towers start under 3,000,000 THB and twenty under 5,000,000 THB. The houses and villas are a different market at a different price, from Patta Terrane’s 140 homes in Huai Yai at 8,290,000 THB to Merge Residence’s six villas in Nong Prue at 45,500,000 THB, and all eight pool villa estates are finished. Filter the towers alone on the Pattaya condos listing and the inland homes alone on the Pattaya houses listing.

The tower is the product

Pattaya’s building type is the tower, and the catalogue shows how far the city has taken it. Fourteen of the 27 condominium projects have 500 units or more; four have more than a thousand: Grand Solaire Noble, 1,750 units across 50 floors on Pratumnak, Seven Seas Le Carnival with 1,500 in Jomtien, completed in 2020, The Coral Pattaya with 1,447 due in 2027, and Grand Bay View, 1,114 units promised for 2030. Between them the 40 projects on this page hold 16,615 units, more than Bangkok’s 30 projects and thirty-seven times the 443 villas on Koh Samui’s 38 estates.

A tower changes what a buyer is checking. The unit itself is standard, a studio or one-bedroom on a floor plate repeated forty times, and the diligence moves to the building: the developer’s record on its previous towers, the environmental impact assessment that any building of 80 units or more must pass, the construction permit, the sinking fund and the common-area fee set per square metre, the juristic person’s regulations on letting, and the foreign quota, which in a 1,500-unit tower marketed abroad is a number that moves every week. The buyers of a Pattaya tower are also its resale market, so the nationality mix of the building and the rules it has set for itself decide who will buy from you later.

Pattaya’s developers are a mix the other resort markets lack. Bangkok’s listed groups build here, Sansiri with DCondo Vite, Origin Property with SO Origin Pattaya, Raimon Land with Tait, Asset Wise with Aquarous Jomtien, and the hotel groups do too, Dusit with Seaspire Jomtien Beach and Habitat with Wyndham Grand Residences Wongamat and Ramada Mira. Beside them stand the city’s own builders, The Riviera Group with Ocean Drive and Palm Beach Wongamat, Heights Holdings with Zenith, Global Top Group with Love It Wongamat, Honour Group with Once Pattaya and the Spectra villas. A listed developer’s tower carries a public delivery record; a local developer’s tower carries a record a buyer can inspect by visiting its last building, which in Pattaya is usually a short drive away.

The districts, one by one

Jomtien is the long beach south of the city and the place Pattaya’s towers concentrate. The beach road and the sois behind it hold Seven Seas Le Carnival, Wyndham Jomtien, Skypark Lucean, Aquarous, Seaspire and Zensiri Residence, from 2,640,000 THB to 8,550,000 THB, with the cheaper studios inland from the beach road and the sea-view units above the tenth floor. Jomtien’s buyer is a winter resident or an investor letting to the same, its beach is quieter than Pattaya’s own, and its motorway exit makes it the district for owners who fly.

Pratumnak is the hill between Pattaya and Jomtien, and the compromise between them: smaller buildings, quieter streets, sea views from the slopes, the Big Buddha at the top. Siam Oriental Dream at 1,431,000 THB, Level Pratumnak at 1,999,000 THB and Regent Pratumnak, completed in 2017, at 5,300,000 THB sit here, and Grand Solaire Noble’s 50 floors rise from its Jomtien side. A buyer who wants to walk to a beach and sleep in silence looks at Pratumnak first.

Central Pattaya is Beach Road, Walking Street and the malls, and it has few new towers because the land is built; the buildings that market themselves as central are usually Pratumnak or North Pattaya. Its buyer is letting to the tourist trade, and the juristic person’s rules on nightly letting decide the purchase.

Wongamat and Na Kluea are the northern beach and the fishing village behind it. Wongamat is the calmest beach in the city and the dearest per square metre, with Once Wongamat’s 56 floors from 6,410,000 THB, The Riviera Palm Beach from 6,960,000 THB, Wyndham Grand Residences from 5,100,000 THB, and Love It Wongamat’s 818 units from 2,410,000 THB at the entry; Secret Garden, completed in 2026, sits in the village. Terminal 21 and the city centre are ten minutes away, and the buyer is a resident who wants the beach without the strip.

East Pattaya and Pong are the other side of the motorway, around Lake Mabprachan, where the city’s families live. The Regents and Rugby international schools, the golf courses, and the gated estates are here: Patta Riverine’s 51 homes from 13,130,000 THB, the Spectra Residence villas from 16,030,000 THB, The Richest Valley and The View Estate. The beach is fifteen to twenty minutes by car, the plots are large, and the buyer is relocating rather than holidaying.

Huai Yai is the countryside south-east of the city, where master-planned estates have followed the motorway and the new roads; Patta Terrane’s 140 homes from 8,290,000 THB are the entry to a house with a garden in Pattaya, and U-Tapao airport is closer than from the beach.

Insider tip: in a Pattaya tower, ask for the floor plan of the specific unit with the view direction marked, and visit the floor at the time of day you would be home. A “sea view” studio on the eighth floor behind a taller tower is a courtyard view with a sea-view price, and the difference between floors in the same stack is the whole of the buyer’s resale margin.

The foreign quota in a city that sells to foreigners

Under the Condominium Act foreigners may hold up to 49 percent of a building’s floor area; in most of Thailand that ceiling is never reached, because Thai buyers take the majority of a building. Pattaya is the exception. Its towers are marketed in Russia, China, India, Europe and the Gulf before they are marketed in Bangkok, the foreign quota sells first, and in a popular tower it sells out. What a developer sells after that is the same unit on a different right: a 30-year lease from the developer or a Thai owner, or a purchase through a Thai company. The unit is identical; the right is not, and a leasehold unit should be priced below a freehold one because the buyer who inherits or buys it inherits a lease with fewer years on it.

Two cards on this page state their quota position, Level Pratumnak, which offers foreign freehold quota and Thai quota or leasehold, and Grand Solaire Noble, whose agent reported the foreign quota 76 percent sold at the time the card was built. The other 25 towers do not publish the figure, and a buyer’s first written question to any Pattaya developer is how much foreign floor area remains and at what price the leasehold alternative is offered. How the 49 percent is measured is set out in the foreign quota guide, and the condominium catalogue sets out the Foreign Exchange Transaction record and the title deed that complete a freehold purchase.

The province’s statistics show the scale. The Real Estate Information Center’s tally for the first half of 2025 gave Chonburi about one in three of the country’s 6,533 foreign condominium transfers, more than Bangkok or Phuket; The Nation’s report on the first quarter of 2026 placed most of the Russian increase, a third more units and 75.9 percent more value at 3.6 billion THB, in this province and in Phuket. Chinese buyers remain the largest group nationally by value. A Pattaya tower’s resale market is therefore international and liquid by Thai standards, and also exposed to whichever nationality’s economy is doing well.

Houses and villas: the inland market

Pattaya’s second market is on the other side of the motorway and serves a different buyer. Five housing estates and eight pool villa estates appear on this site, and every one of the eight villa estates is completed, which makes Pattaya the only market on the site where a foreign villa buyer chooses among finished houses without exception.

The housing estates are Thai-market products by volume builders, Patta with Terrane in Huai Yai and Riverine in Pong, Apus with Pyche and Rekha in Nong Prue, and Sirisa with The Palm, two-storey detached homes of three and four bedrooms on plots large enough for a pool, priced from 8,290,000 THB to 16,150,000 THB, near the schools and the golf courses. The pool villa estates are smaller and dearer: Spectra Residence’s 45 villas in Pong from 16,030,000 THB, Marnfah Pool Villa’s 33 and Solava’s 29 in Nong Prue from 16,900,000 and 17,300,000 THB, and at the top The View Estate at 32,000,000 THB and Merge Residence at 45,500,000 THB, with Asaya’s three villas in Na Kluea the only ones near a beach. A foreigner buys either product as a building, with the plot leased for a registered 30 years or held by a company; Patta Riverine’s card states freehold, which applies to a Thai or corporate buyer. The houses catalogue explains the structures, and the land page explains why the plot always comes with the house.

The nine towers without a beach yet

Nine of the 27 condominium projects on this page name Pattaya but not the beach, because the sources they were built from, developers’ sites and the listing pages of agents active in the city, gave a city address and no sub-district. They are not small: DCondo Vite, SO Origin, Grand Bay View, Seven Seas Le Carnival, Avenue Boutique, Grand Solaire Noble, The Coral, Zenith and Tait hold 8,265 units between them, and their median starting price of 2,740,000 THB is the lowest group on the page. Six of them are the cheapest towers in the city. The district field is filled only from a source that states it, a developer’s own page or a document that names the plot, and it is filled as those sources are confirmed; a buyer who wants one of the nine today gets the answer from the agency in writing rather than from the card. The lesson is general: a Pattaya listing that says “Pattaya” is describing fifteen kilometres of coast, and the sub-district decides the price, the beach and the tenant.

One budget, two beaches

A budget of 4,000,000 THB (about $122,324 at 32.7 THB per dollar) is where most first-time Pattaya buyers start, and it buys two different things on the two beaches.

In Jomtien and on Pratumnak it buys a one-bedroom in a completed tower, Wyndham Jomtien from 4,360,000 THB is just above it and Seven Seas Le Carnival from 2,640,000 THB well below, or a larger unit lower down, in a building of several hundred units with a pool deck and a beach across the road. In Wongamat it buys a one-bedroom in a newer and smaller building a few hundred metres from the calm beach, Love It Wongamat from 2,410,000 THB, Once Pattaya from 3,140,000 THB, Secret Garden from 3,790,000 THB, with Terminal 21 ten minutes away and the tourist strip out of earshot. The same money buys the beach in Jomtien and the quiet in Wongamat, and the choice between them is the choice between letting to holidaymakers and living among residents.

Reading a Pattaya card

Every Pattaya card was compiled in 2026 from named sources, and each lists the websites read and the reading date. The fields that carry the weight in a tower market are the unit count, which tells you whether the building is a village of 1,500 owners or a block of 35; the floors, which with the unit count give the floor plate and therefore the density of the lift lobby; the promised completion year, which on a Pattaya tower is the developer’s promise and not a fact until the juristic person is registered; and the developer’s name, which for the Bangkok-listed groups leads to a public record and for the local builders leads to their last tower, a short drive away. Two cards state their foreign quota position; the other 25 do not, and the agency asks. Nine cards lack a sub-district, as explained above.

Reading a Pattaya tower before you reserve

A tower is a small city, and the documents that describe it are the ones a sales office rarely shows. On a completed building the accounts of the juristic person tell you whether fees are collected, what has been drawn from the sinking fund and whether lifts and pumps are being kept up; the last general meeting’s minutes tell you where the arguments are; the regulations tell you whether a unit may be let by the night; and the Land Office’s foreign-ownership register tells you what remains of the 49 percent. On an off-plan tower none of that exists yet, and the substitutes are the developer’s record on its previous towers, the environmental approval, the construction permit for the building, the land title under it without an undisclosed mortgage, and a contract with a delay penalty, a refund right, a built-area tolerance and a defects period.

Hotel-branded towers deserve their own reading. Wyndham Jomtien and Wyndham Grand Residences Wongamat, Ramada Mira, Dusit’s Seaspire and others sell units that sit in a hotel’s rental pool, with the operator taking a share of gross revenue and the owner’s own use limited to a number of nights a year. Lawful and, because the building holds the licence, clear of the Hotel Act problem, they are nonetheless not residential condominiums: what the owner buys is a share in a hotel’s trading, and the management agreement matters more to daily life than the deed. How to read the rental programme sold with them is in the guaranteed return guide.

The delivery calendar

Twenty-four of Pattaya’s 40 projects are under construction or sold from plans, and the promised completion years fall as follows on the cards: six in 2026, nine in 2027, eight in 2028, two in 2029 and one, Grand Bay View, in 2030. Sixteen projects are completed, including every pool villa estate, Patta’s two housing estates, Seven Seas Le Carnival, Wyndham Jomtien, Zensiri Residence, Regent Pratumnak, SO Origin and Secret Garden. Off-plan is how a Pattaya tower is bought, by reservation, deposit and two to three years of instalments; the clauses that protect an instalment buyer are in the off-plan guide, and the developer reputation guide shows how to read a builder’s record, which for Pattaya’s Bangkok-listed developers is public and long.

What it costs to buy and hold in Pattaya

The rates are national. On a condominium the transfer fee is 2 percent of the appraised value, divided as the contract provides and frequently carried by the developer on a new sale; the seller’s side is specific business tax at 3.3 percent inside five years of ownership, otherwise 0.5 percent stamp duty, plus withholding tax; the buyer also funds the sinking fund at the developer’s per-square-metre rate, the first year of common-area fees, and legal fees from roughly 40,000 THB. A house or villa buyer pays about 1.1 percent of the price to register the 30-year lease at the Banglamung Land Office and a transfer fee on the building where it is transferred. The 0.01 percent transfer rate quoted on some listings runs to June 2027 for Thai individual buyers of homes priced up to 7,000,000 THB; it is not available to a foreign buyer.

Holding a tower unit is cheap and predictable: the common-area fee per square metre, the yearly Land and Building Tax of 0.02 percent on assessed value, insurance of the unit’s contents, and electricity, which in some foreign-marketed buildings is billed above the national tariff and should be asked about before signing. Holding a house inland adds the estate fee, the pool and the garden. Worked examples are in the transfer fees guide and the tax guide.

Letting in Pattaya

Pattaya’s rental market is the largest on Thailand’s coasts and the most regulated by the buildings themselves. Any owner may let for a month or longer. Letting by the night is hotel-keeping under the Hotel Act and needs the building to hold a hotel licence, as the branded towers do; a single unit cannot use the small-establishment exemption, and many juristic persons forbid short stays and fine owners who ignore the rule. Each foreign guest goes on a TM30 notification. An owner who is not tax resident in Thailand has 15 percent withheld from the rent; one who passes 180 days files a Thai return and takes the flat 30 percent deduction. This page and its cards give no income, occupancy or nightly-rate figure, since no Thai register records them; the only evidence is the management company’s actual statements for comparable units.

Pattaya, Phuket and Bangkok compared

The comparison explains who buys where. Pattaya’s buyer wants a beach and a low price and accepts a tower; Phuket’s wants a resort and accepts the price and the wait; Bangkok’s wants the city and its tenants. The Phuket catalogue and the Bangkok page set out the other two; the Thailand property guide compares all four markets.

Getting there and living there

Pattaya has no airport of its own in the everyday sense and no rail. Buyers fly into Suvarnabhumi and drive ninety minutes down Motorway 7, or into U-Tapao, forty minutes south, which has been growing its direct flights under the Eastern Economic Corridor programme that also brought the motorway extensions and the promise of a high-speed line to the three airports; the line has been announced for years and should be treated as a plan until trains run. The city has two large private hospitals and several smaller ones, two large international schools in East Pattaya and several smaller ones, a mall culture that makes a car optional for a tower resident and necessary for a house owner, and a resident foreign community of many nationalities that has made the city bilingual in its services. Water and electricity are municipal and reliable; the beach at Jomtien is long and swimmable, Wongamat calm, Pattaya’s own a promenade. Owning and staying are separate questions; most Pattaya owners stay on the retirement extension, the Destination Thailand Visa or the Long-Term Resident visa, covered respectively in the retirement guide, the DTV guide and the LTR guide.

Who buys Pattaya, and where each buyer tends to land

The winter resident. A one-bedroom in a Jomtien or Pratumnak tower from about 2,000,000 THB, in a building whose regulations he has read, with a sea view he has checked from the floor. The lowest entry to a beach home in Thailand.

The investor letting to the same. A studio or one-bedroom in a Jomtien tower with a licensed operator or a juristic person that permits letting, bought off-plan at a phase price with the developer’s record checked; the quota question asked first.

The family relocating. A house in Pong or Huai Yai from 8,290,000 THB near the two international schools, or a completed pool villa in Pong from 16,030,000 THB, with a car and a fifteen-minute drive to the beach.

The buyer who wants the calm beach. Wongamat, in a completed or near-completed building, from 2,410,000 THB at Love It to 6,960,000 THB at The Riviera Palm Beach.

The buyer who wants a villa by the sea. Asaya’s three villas in Na Kluea are the only ones on this page near a beach; everyone else drives.

How MORE Group works in Pattaya

MORE Group is licensed in Phuket and runs Pattaya with its own team. Each of the 40 projects here cleared the agency’s registry check, each figure on a card names its source and date, and where a developer has not confirmed something, including the beach for nine of the towers, the field is left blank. On a new-build sale the developer pays the fee and the buyer pays the published price. What the buyer receives: a shortlist to a written brief, the quota question put to every developer in writing, permits and juristic accounts read by a lawyer the buyer chooses, the contract reviewed, the funds routed from abroad correctly, and the transfer day at Banglamung, with a plain answer whenever a tower does not stand up. Buyers comparing Pattaya with the other three markets will find all 395 projects on the whole catalogue.