Pattaya property: know what it's worth before you enquire.

Yes, in a condominium. Foreigners may own condo units outright in the building's foreign quota, which is capped at 49% of its total floor area. The remaining 51% is Thai quota, which a foreigner cannot hold directly. Land is different: foreigners cannot own it, so a villa or house is normally taken on a registered lease or held through a Thai company. Of the 374 Pattaya properties we list for sale, 254 are foreign quota, 66 Thai quota and 42 held by a Thai company.

Transfer at the Land Office costs 2% of the appraised value, and by custom in Pattaya buyer and seller split it 50/50 — though it is negotiable and every listing we publish states which split applies. Expect specific business tax or stamp duty depending on how long the seller has owned the unit, plus a sinking fund contribution on a first transfer. After purchase you pay a monthly common area fee, usually charged per square metre.

It depends entirely on the area and the building. Across our own listings the gross yield on a one-bedroom runs from about 5.9% in Jomtien to 8% in Naklua and Wongamat, calculated as the median one-bedroom rent over twelve months against the median one-bedroom asking price in the same area. That is a gross figure before common area fees, furnishing, vacancy and management, and it rests on asking prices rather than recorded transaction prices. Treat it as a starting point for a conversation, not a promise of return.

Jomtien has the most choice and the lowest entry price, with a median asking price around ฿65,300 per square metre across 163 listings. Pratumnak sits between Jomtien and the city with quieter beaches. Wongamat and Naklua are the premium beachfront end, around ฿97,200 per square metre, and also show the strongest rental yield in our data. Central Pattaya suits buyers who want to walk to everything. Na Jomtien is the quietest and the newest.

The median asking price across the Pattaya properties we list is ฿3,990,000, and the overall median works out at ฿76,000 per square metre over 318 active listings. Studios in older Jomtien buildings start near ฿720,000, while beachfront units in Wongamat run to ฿33,000,000. These are asking prices on live listings, not transaction records.

Not day by day. Thai law reserves stays under 30 days for licensed hotels, and most Pattaya condominium juristic committees enforce it. Daily letting on booking sites is a real legal risk. Long-term letting is straightforward, which is why every rental we handle is six or twelve months.