Jomtien Studio: A Rental Yield Case Study

In short: An off-plan studio in Jomtien for around EUR 120,000 can add up nicely for international buyers: with roughly 5–8% gross rental yield p.a., manageable running costs and market appreciation of around 3–5% per year, you get a positive cash flow plus solid capital growth over five years. This anonymised, illustrative worked example (Aquarous Jomtien type) shows step by step how a studio works as an investment in Pattaya.

Note: The following case study is an anonymised, illustrative example for guidance only. It is not a specific individual case or a genuine customer testimonial. All figures are rounded reference values, not investment advice. Portal prices are listings, not completed transactions.

The Jomtien studio as an investment in Pattaya: the framework

Jomtien is one of the most sought-after districts for international buyers in Pattaya: long sandy beaches, a relaxed atmosphere, good infrastructure and, compared with the prime location of Wongamat, still attractive entry prices. It is precisely this mix that makes a small, well-laid-out studio here a popular first investment – a manageable budget, high rentability and easy management.

For our worked example we assume a modern off-plan studio of the Aquarous Jomtien type: around 28 m², close to the beach, in the Foreign Quota (full foreign freehold ownership). Purchase price in our scenario: EUR 120,000. At a per-m² price in the region of around 138,000–217,000 THB/m² (Aquarous Foreign Quota), that corresponds to a realistic, well-chosen unit in an early construction phase.

Why off-plan in particular?

Buying early in the construction phase often secures units at significantly lower prices than at completion – sometimes up to 40% cheaper than the handover price. That is an appreciation effect, not a rental yield, and the two should not be conflated. On top of that come flexible payment plans spread over the construction period, free choice of location, floor and orientation within the building, and a brand-new condition with no maintenance backlog. We take care of selecting the right, vetted developer – that is what we are here for. More on this in our guide Buying Off-Plan in Pattaya.

Step 1: Estimate the purchase costs realistically

The purchase price is not the only item. To keep the case study honest, we factor in the typical incidental costs of a new-build purchase. With a new build from a vetted developer, the contracts are standardised – your own lawyer is generally not needed here (unlike a private resale purchase). That is a clear buyer advantage and saves costs.

Depending on the project and negotiation, the transfer fee and other charges are split between the buyer and the developer. We prepare a precise breakdown for each individual unit. Our article What a Condo in Pattaya Really Costs goes deeper into the subject.

Step 2: The rental income – around 5–8% gross p.a.

Beachside studios in Jomtien rent well – to long-term tenants, winter visitors and tourists. We calculate conservatively with a gross rental yield of around 5–8% p.a. on the purchase price. For the case study we take a mid-range value of around 6.5%.

• Purchase price EUR 120,000 × 6.5% = approx. EUR 7,800 gross rent per year
• That works out at roughly EUR 650 per month, or around 25,000 THB – a realistic figure for a well-kept, beachside studio in Jomtien.

Important: this is gross rent. We deduct vacancy, management and running costs in a moment. We explain in detail how realistic returns are composed under Rental Yield Realistically Explained.

Step 3: The running costs

A condo incurs manageable running costs. The main items are the common area fee (service charge), occasional reserves, a letting management service and a buffer for vacancy and maintenance.

That leaves around EUR 5,720 net rent per year out of the EUR 7,800 gross rent. Relative to the total investment of approx. EUR 126,600, that corresponds to a net yield of around 4.5% p.a. – and the capital growth comes on top. You will find details on the service charge and reserves under Running Costs: Common Area Fee & Sinking Fund.

Step 4: The 5-year cash flow at a glance

Now we put it all together. We assume that letting runs after completion and that rents and costs develop moderately. We set the ongoing market appreciation conservatively at around 3–5% p.a. (4% in this example). This appreciation is to be viewed separately from the rental yield.

What does that mean after five years?

• Cumulative net rental income: around EUR 29,760
• Estimated capital growth: approx. EUR 26,000 (from EUR 120,000 to ~EUR 146,000)
• Calculated total benefit over 5 years: roughly EUR 55,000 before tax and exchange-rate effects – on a total investment of approx. EUR 126,600

Even if you take the appreciation very cautiously or not at all, the investment supports itself through the rents alone and generates a positive ongoing return. Add the off-plan advantage – that is, the cheaper entry in an early construction phase compared with the price at completion – and the starting position improves further. You can read how prices are currently developing in the Pattaya Off-Plan Price Report 2026.

Step 5: Don't forget taxes, ownership and money transfer

Three topics round off every serious case study. First, ownership: in the Foreign Quota, international buyers acquire their studio as full foreign freehold ownership – cleanly registered in the land title. Background on this in the article Foreign Quota, Freehold & Leasehold as well as in The Condominium Act Thailand, Explained.

Second, the money transfer: for the ownership transfer in the Foreign Quota, the purchase amount must be transferred to Thailand in foreign currency and documented via an FET certificate. This is routine, but it should run cleanly – see Money Transfer & FET Certificate. Third, taxes: charges apply to rental income and on a later sale; an overview is provided by Taxes When Buying a Condo in Pattaya 2026.

Why Jomtien – and why right now?

Jomtien benefits from several stable drivers: an established tourism industry ensures constant rental demand, the beachfront location remains scarce and in demand, and the region's infrastructure continues to be expanded as part of the Eastern Economic Corridor (EEC). These long-term factors support both rentability and value development – more on this under EEC Infrastructure as an Investment Driver.

Compared with prime locations such as Wongamat (140,000–260,000 THB/m²), the entry point in Jomtien (138,000–220,000 THB/m²) is more attractive, without having to forgo proximity to the beach and good rentability. Anyone wishing to compare the districts will find this in the Pattaya District Comparison. Besides the Aquarous type, Zenith Pattaya 2 (from ~100,000 THB/m²) is also worth a look for a comparable budget; anyone planning something a little larger should take a look at Grand Solaire Noble.

Frequently asked questions about studio yields in Jomtien

How much equity do I need for a EUR 120,000 studio?

In our off-plan scenario you pay in instalments via a payment plan during the construction period – this spreads the burden. In addition to the purchase price, allow for around 5–6% in incidental costs and furnishing. We explain how payment plans work under Financing a Condo & Payment Plan.

Are 5–8% rental yields realistic?

Yes – for well-located, well-kept and properly managed studios in Jomtien, a gross rental yield of around 5–8% p.a. is a realistic range. What matters is location, fit-out, professional letting and a sensible purchase price – this is exactly where we advise you.

What happens if the studio stands empty for a few weeks?

Vacancy is priced in: the case study already includes a vacancy and maintenance buffer in the running costs. Even with a few empty weeks per year, the cash flow stays positive. A good letting management service keeps occupancy high.

Is an off-plan purchase worth it compared with a finished condo?

Off-plan offers a price advantage in the early construction phase (sometimes up to 40% cheaper than at completion), flexible instalments and free choice of the best units – brand new and with no maintenance backlog. We take care of choosing the right, vetted developer for you.

Can I sell the studio again later?

Yes. Property acquired in the Foreign Quota can be sold on later. With moderate market appreciation of around 3–5% p.a. plus the ongoing rental return, resale after a few years is a realistic exit option. Taxes and fees apply on a sale, which we set out transparently in advance.

Conclusion: how the Jomtien studio adds up

The illustrative example shows: a thoughtfully chosen off-plan studio of the Aquarous type in Jomtien for around EUR 120,000 can deliver a positive ongoing cash flow from rents over five years and, at the same time, solid capital growth. The three variables – rental yield (around 5–8% gross), ongoing market appreciation (~3–5% p.a.) and the one-off off-plan entry advantage – work together without cancelling each other out. Anyone who chooses the right location, the right project and a vetted developer from the outset lays the foundation for a relaxed investment in Pattaya.

Would you like your own sample calculation for a specific studio? We will prepare an individual calculation for suitable units – free and with no obligation. Get in touch via our contact form or first secure our free guide with all the steps to a safe condo purchase in Pattaya. You will find an overview of all current projects in the project overview.