In brief: In 2026, off-plan apartments in Pattaya cost roughly 100,000 to 260,000 THB per square metre depending on location: Jomtien sits at 138,000-220,000 THB/m², Pratumnak at 120,000-200,000, and Wongamat beachfront at 140,000-260,000+. Concrete examples: Grand Solaire Noble 142,000-219,000, Aquarous Jomtien 138,000-217,000, Zenith II from 100,000 THB/m² as the most affordable entry point. The market is growing steadily at 3-5% per year, with new builds commanding around a 20% premium over resale - which makes off-plan the most attractive entry price.
Anyone buying an off-plan apartment in Pattaya in 2026 starts with one question: what is a fair price per square metre? The answer depends above all on location - between Jomtien, Pratumnak Hill and Wongamat, the square-metre price can differ by 100,000 baht or more. This price report brings together the current new-build and off-plan prices by location and backs them up with verified price lists from ongoing projects (as of June 2026).
Unlike most price figures you find online, this report is not based on rough estimates but on three layers of data: first, current and binding developer price lists from projects I broker myself; second, asking prices of comparable projects from the major property portals; and third, documented market data on price trends (CBRE, REIC, Bank of Thailand). Where a figure is an asking price rather than an officially registered sale, I say so openly. That gives you a realistic picture to assess a specific offer against - rather than a marketing promise.
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Pattaya off-plan prices 2026 at a glance
The price per square metre for a new build in Pattaya in 2026 ranges roughly between 115,000 and 260,000 baht - and above that in absolute prime beachfront locations. The table below shows the ranges by location. The lower limit represents solid standard projects with city or partial sea views, the upper limit premium projects with sea views on high floors.
| Location | Off-Plan / New Build (THB/m²) | Character |
|---|---|---|
| Wongamat / Naklua | 140,000 – 260,000 (peak 300,000+) | Beachfront premium, quiet, northern |
| Pratumnak Hill | 120,000 – 200,000 | „Millionaires’ Row“, hillside, sea views |
| Central Pattaya | 130,000 – 200,000 | Central, urban, close to the beach |
| Jomtien | 138,000 – 220,000 | Popular with German-speaking buyers, long beach promenade |
| Na Jomtien | 115,000 – 180,000 | New, quiet, southern, plenty of off-plan |
- Cheapest entry point (new build): from approx. 115,000 THB/m² (Na Jomtien)
- Most expensive location: Wongamat / Naklua beachfront, up to 260,000+ THB/m²
- Most popular location with German-speaking buyers: Jomtien, 138,000 to 220,000 THB/m²
- Documented appreciation: approx. 3 to 5% per year (CBRE / REIC)
- New-build premium over older resale: around 20%
Important: within a single project, the price per square metre varies considerably. Floor, orientation and view can push prices apart by 50 percent or more - more on that later with a concrete example.
Price per square metre by location in detail
Pattaya is not a single uniform market but a chain of very different locations. Here are the five most important ones - with concrete project examples.
Wongamat / Naklua (North Pattaya). The premium address: a quiet beachfront location north of the city. This is where the highest prices are found. Verified and portal data show Arom Wongamat averaging around 223,000 THB/m² (peaks above 300,000), Once Wongamat at 200,000 to 240,000 and The Palm Wongamat at 160,000 to 237,000. Older projects such as the Riviera Wongamat (2017) are considerably cheaper at around 103,000 to 151,000 - a good example of how the year built and the condition strongly influence the price.
Pratumnak Hill. The hillside location between Pattaya and Jomtien is regarded as „Millionaires’ Row“ - many sea-view projects, quiet yet central. New-build prices mostly range between 120,000 and 200,000 THB/m².
Central Pattaya. Urban, central, close to the beach. Here the range runs from 130,000 to 200,000 THB/m². The completed Edge Central (Sansiri) sits at around 150,000 to 170,000. Incidentally, the often-mentioned Once Pattaya is not in classic Central but in Na Kluea/North Pattaya (around 150,000).
Jomtien. By far the most popular location with German-speaking buyers - a long beach promenade, good infrastructure, plenty of choice. This is where my data is strongest, because I broker several projects myself: according to the current price list, Grand Solaire Noble sits at 142,000 to 219,000 THB/m², Aquarous Jomtien at 138,000 to 217,000 (foreign quota). On the portal side, Arom Jomtien (152,000 to 196,000) and Copacabana (around 133,000) come into play. Realistic range: 138,000 to 220,000 THB/m². What a specific project really costs, I work through line by line in the article What a condo in Pattaya really costs.
Na Jomtien. The quiet, newer southern part - plenty of off-plan, somewhat cheaper. Projects such as Panora Estuaria sit at around 139,000 to 160,000; the location range runs from 115,000 to 180,000 THB/m².
Project benchmarks: what does each square metre cost?
The table below compares concrete projects side by side. The decisive column is „Source / Type“: projects marked (verified) are based on current, binding developer price lists (as of March to June 2026) that I have in hand myself. „Portal asking price“ means it is the asking price requested on property portals - not necessarily the actual price paid at completion.
| Project | Location | THB/m² | Source / Type |
|---|---|---|---|
| Grand Solaire Noble | Jomtien / City View | 142,000 – 219,000 | Developer price list (verified) |
| Aquarous Jomtien | Jomtien | 138,000 – 217,000 | Developer price list (verified) |
| Grand Solaire (Foreigner Promo) | Pattaya Bayside / Sea View | 180,000 – 250,000 | Developer price list (verified) |
| Zenith II | Pattaya | 100,000 – 140,000 | Developer price list (verified) |
| Arom Wongamat | Wongamat | approx. 223,000 (peaks 300,000+) | Portal asking price |
| Once Wongamat | Wongamat | 200,000 – 240,000 | Portal asking price |
| The Palm Wongamat | Wongamat | 160,000 – 237,000 | Portal asking price (resale) |
| Edge Central | Central Pattaya | 150,000 – 170,000 | Portal asking price |
| Arom Jomtien | Jomtien | 152,000 – 196,000 | Portal asking price |
| Copacabana | Jomtien | approx. 133,000 | Portal asking price |
The difference between asking price and final sale price is often glossed over in Pattaya. Binding developer price lists are the only truly hard anchor - everything else is a basis for negotiation.
Alexander ReifenschneiderNotably: the most expensive square metres are found in Wongamat (beachfront premium), while the cheapest verified entry points are offered by Zenith II at around 100,000 THB/m². You will find a selection of current projects with prices on my Current Projects page.
Price trends: how have Pattaya's prices developed?
This is where serious advice parts ways with sales rhetoric. The honest answer is: Pattaya's properties are solid, but no money tree. The verifiable market data:
| Metric | Value | Source |
|---|---|---|
| Average appreciation of condos | approx. 3 – 5% p.a. (nominal) | CBRE / REIC / Bank of Thailand |
| 10-year value development (2016–2026) | approx. +45% nominal / +25% real | REIC / Bank of Thailand |
| New-build premium over older resale | approx. +20% per m² | CBRE / REIC |
| Off-plan momentum (examples) | Riviera Jomtien +12% / Riviera Ocean Drive +20% (area) | Portal asking-price index |
Sound data beats big promises: Pattaya's condos rise by an average of around 3 to 5 percent per year. The often-advertised 20 to 25 percent gain by completion are isolated cases - not a market average.
Alexander ReifenschneiderThe structural advantage of off-plan lies less in a guaranteed price rocket than in the new-build premium: a new apartment costs on average around 20 percent more per square metre than a comparable older resale property. Anyone who gets in early and cheaply on a good off-plan project can realise part of that markup. Individual projects from the Riviera group do show above-average momentum at +12 to +20 percent per year - but those are asking-price indices, not guaranteed final-sale returns.
- Documented market average: approx. 3 to 5% per year (CBRE / REIC / BoT)
- Structural advantage of new build: around 20% premium over older resale
- „20 to 25% off-plan gain“: isolated broker cases, not a documented average
- Asking prices (portals) are not the same as actual final-sale prices
You can read my detailed market assessment with an outlook in the Pattaya Property Forecast 2026/2027.
What determines the price per square metre
Why does one apartment cost 138,000 and another in the same building 217,000 THB/m²? These factors decide it:
1. Location. By far the biggest lever - see the ranges above.
2. Floor and view. The second-biggest lever within a project. At Aquarous Jomtien, for example, a city-view unit on a low floor costs around 138,000 THB/m², while a sea-view unit on the 33rd to 37th floor costs up to 217,000 - a markup of around 57 percent within the same project.
3. Foreign quota vs. Thai quota. Per condo, a maximum of 49 percent of the floor area may be sold to foreigners as full ownership (freehold). These foreign-quota units are usually somewhat more expensive: at Aquarous, the foreign quota averages around 175,000, the Thai quota around 162,000 THB/m² - a difference of a good 8 percent. What that means legally I explain in the article Buying a condo legally as a foreigner.
4. Developer and quality. Established developers with good fittings charge premiums - often justifiably, because build quality and value retention are better.
5. Stage of completion. Off-plan (an early point in construction) is generally cheaper than the finished apartment - that is the actual off-plan lever.
Buying off-plan: payment plan, quota and risks
Off-plan means: you buy during the construction phase and pay in instalments over the build period. The typical payment plan from current Pattaya price lists looks like this:
| Phase | Typical share | Timing |
|---|---|---|
| Reservation (Booking) | approx. 100,000 THB | at reservation |
| Down payment | 20 – 30% | within 14 days |
| Instalments during construction | several instalments (e.g. 5×10% or 6×5%) | spread across the build phase |
| Final payment on handover | 10 – 50% | at key handover |
The big advantage: you tie up capital spread over two to three years and get in at the entry price. The downside and the central risk: Thailand has no statutory trust/escrow system as in Germany. Your instalments flow directly to the developer. If construction is delayed or the developer runs into trouble, your money is at risk. That is why the developer's financial standing and experience are decisive in an off-plan purchase - more on that in the article Off-plan and developer insolvency: risk and protection.
- Advantage: low entry price, payment spread across the build period
- Advantage: the widest choice of floors, orientations and units
- Risk: no statutory escrow - instalments go directly to the developer
- Risk: construction delay or developer insolvency
- Protection: choose only established developers with a track record
How to structure financing and the payment plan in concrete terms, you can read in the article Financing a condo in Pattaya. Whether off-plan suits you in general is examined in the Off-plan guide.
Methodology and data sources
So that you can put the figures into context, here openly is the methodology of this report:
Layer 1 - verified developer price lists (strongest anchor). Current, binding price lists from projects I broker myself (Grand Solaire Noble, Aquarous Jomtien, Grand Solaire, Zenith II), as of March to June 2026. These are the developer's requested sale prices per unit, converted to the square metre.
Layer 2 - portal asking prices. For locations and projects I do not have in my own portfolio, I use asking prices from leading property portals (e.g. Thailand-Property, FazWaz, Hipflat). Important: these are asking prices, not officially registered final-sale prices - actual sales are not recorded publicly in Thailand.
Layer 3 - market data on price trends. The trend figures (approx. 3 to 5% p.a., new-build premium approx. 20%) come from market reports that draw on CBRE Thailand, the Real Estate Information Center (REIC) and the Bank of Thailand.
- All prices in Thai Baht (THB) per square metre
- Ranges = solid standard project (lower) to premium sea view (upper)
- Asking prices are a basis for negotiation, not guaranteed final prices
- Prices change continuously - this report is as of: June 2026
- This report is a guide for context, not investment advice
Do you have a specific price list in hand and want to know whether the price per square metre is fair? Send me the key figures via the contact form - I will assess them for free and honestly. For even more background, read the free Pattaya Property Guide.
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