Rental Yield in Pattaya by Location

In short: Gross rental yields in Pattaya range from roughly 5–8% p.a. depending on location – and they move almost as a mirror image of the price per square metre: more affordable districts such as Jomtien and Pratumnak tend to deliver the highest percentage yield, while expensive prime locations like Wongamat produce the higher absolute rental income. Anyone looking to optimise rental yield in Pattaya by location should therefore not simply pick "the most expensive address", but rather the right combination of purchase price, rentability and demand – and this is exactly where we advise you personally.

Rental yield in Pattaya by location: the quick overview

Pattaya is among the highest-yielding condo markets in Southeast Asia. While Bangkok tends to land at around 5% net, well-chosen seafront apartments in Pattaya consistently achieve gross yields in the region of around 5–8% per year. What matters, however, is not the city name but the district: between Jomtien and Wongamat there are worlds of difference in the price per square metre – and therefore also in the figure that ultimately reaches your account.

The following table summarises typical figures for modern new-build and off-plan condos. The rents are average values for well-equipped, furnished units close to the beach; the yields are gross guide figures before running costs. All figures are guide values and not investment advice.

Conversion: approx. 38–39 THB/€. A studio therefore starts at roughly around €100,000, a 1-bed apartment usually sits at €120,000–170,000, and a 2-bed unit at €180,000–250,000. You will find a more detailed breakdown of the total costs in the article What does a condo in Pattaya really cost?.

What these figures reveal about location

The most important insight: gross yield and purchase price per m² move in opposite directions. Jomtien is by far the most affordable beach district – and precisely for that reason delivers the strongest yield in percentage terms. Wongamat is Pattaya's most expensive address; the absolute monthly rent (~40,200 THB) is the highest here, but in percentage terms the location lands "only" at around 6.8%, because the entry price is correspondingly high.

This gives rise to two distinct investor profiles:

• Yield optimisers: Anyone aiming for the highest percentage return on the capital deployed is best served by compact, furnished units in Jomtien, Pratumnak or Central Pattaya.
• Prestige and value stability: Anyone seeking a high-quality location with strong absolute rent levels and excellent resale potential should choose Wongamat/Naklua or waterfront Na Jomtien.

Both strategies make sense – they simply have to match your goal. We make exactly this assessment together with you before you decide on a project.

Why Jomtien comes out ahead on the numbers

In 2026 Jomtien benefits from a double tailwind: the earlier oversupply is being absorbed, while at the same time the beach promenade has been comprehensively modernised. The major renovations were completed by spring 2026 – a new promenade, better lighting, water-sports zones and an expansion towards a "Sport City". Jomtien is regarded as the quieter, family-friendly alternative to the bustle of Beach Road, and as a result attracts long-term tenants and returning seasonal guests. For landlords this means stable occupancy at a comparatively low entry price – the basis for the strong yield figures.

Why Wongamat remains attractive despite the lower percentage

A lower percentage does not mean "worse". Wongamat/Naklua is the quiet premium bay with a sandy beach, an upscale clientele and very stable resale values. Top projects reach 300,000+ THB/m². Here tenants pay significantly more in absolute terms, and liquidity on a later sale is excellent. Anyone who values substance and quality of location over the percentage figure alone will find their home here – for example with projects such as Copacabana Coral Reef or Celine Wongamat.

Gross is not net – the honest calculation

A gross yield of 7% sounds appealing, but it is only the starting point. Running costs are deducted from the gross income: the common area fee (management), the contribution to the sinking fund (maintenance reserve), any management/letting fee, vacancy periods and minor maintenance. Realistically, what then remains is around 3.5–5.8% net – still a very good figure by international standards.

Worked example 1: studio in Jomtien (illustrative example)

• Purchase price: 2,980,000 THB (~€76,000)
• Monthly rent: 18,200 THB → 218,400 THB annual rent
• Gross yield: ~7.3%
• Deductions (management, sinking fund, ~1 month vacancy, minor repairs): roughly 25–30% of the annual rent
• Net yield: ~5.1–5.5%

Worked example 2: 1-bed in Wongamat (illustrative example)

• Purchase price: 7,070,000 THB (~€181,000)
• Monthly rent: 40,200 THB → 482,400 THB annual rent
• Gross yield: ~6.8%
• Deductions similarly ~25–30%
• Net yield: ~4.8–5.1%

Both examples are anonymised, illustrative model calculations, not a guarantee. The article Rental yield explained realistically shows how to cleanly separate the figures. The specific running costs for each project can be found under Running costs of a condo.

Which apartment rents best in which location?

The location determines which type of apartment is most in demand there. Rule of thumb: smaller, furnished, close to the beach = higher percentage yield; larger and higher-end = higher absolute rent and better resale potential.

• Jomtien / Central Pattaya: studios and 1-bed units are the yield drivers – strong demand from long-stay holidaymakers, remote workers and seasonal guests.
• Pratumnak Hill: 1-bed units in a quiet, upscale setting – popular with couples and long-term tenants, a good mix of tranquillity and proximity to the beach.
• Na Jomtien: high-quality 1- to 2-bed units on the waterfront – families and long-term tenants, high absolute rents.
• Wongamat / Naklua: upscale 1- to 2-bed apartments with sea views – an affluent clientele, excellent resale values.

Anyone targeting digital nomads and remote workers should pay attention to fast internet, a workspace and good connectivity – a growing tenant segment across all of Pattaya. Our district comparison goes deeper into which districts stand for what.

The off-plan advantage for landlords

A key lever for the yield is the entry price – and that is most attractive with a new build in an early construction phase. In the early construction phase, off-plan prices are sometimes up to 40% below the level at completion. That is capital appreciation, not rental yield – the two should not be mixed up, but both are a plus:

• Low entry price: you buy at a lower price, and the rental yield is calculated on the lower purchase price.
• Value growth until completion: in addition to the ongoing market trend of around 3–5% p.a.
• As-new fittings: modern new builds rent out more easily and sit around 20% above older resale stock.
• Flexible payment plan: spread across the construction phase – details in the article Financing a condo & payment plan.

Important: with a new build from a vetted developer you do not need your own lawyer – the contracts are standardised. Choosing the right developer is our job, and that is what we are here for. We only recommend your own lawyer for a private resale purchase. You can read more about the legal framework in the article The Condominium Act explained. How the forms of ownership work is clarified in Foreign Quota, Freehold & Leasehold.

Short-term or long-term letting?

The letting strategy further influences the yield by location:

• Long-term (monthly/annual lease): stable, predictable, low effort, slightly lower gross figures. Ideal in Pratumnak and Na Jomtien.
• Short-term/seasonal: higher income potential in prime tourist locations (Central, Jomtien Beach, Wongamat pockets), but more management effort and legal ground rules. Be mindful of the applicable regulations on short-term letting.

In 2026 Thailand is targeting around 35 million foreign arrivals – the demand base for landlords remains solid. The article EEC infrastructure as an investment driver sheds light on which districts will receive the biggest boost from tourism and infrastructure development. For the market outlook, the 2026/2027 Forecast is worth a read.

Our top projects by yield logic

Depending on your goal, different projects fit – here is a selection in our fixed ranking:

• Grand Solaire Noble (142,000–219,000 THB/m²) – central location, strong rentability, ideal for combining yield and capital appreciation.
• Copacabana Coral Reef – premium beachfront location for strong absolute rent and resale value.
• Aquarous Jomtien (Foreign Quota 138,000–217,000 THB/m²) – a Jomtien location with the highest percentage-yield logic.
• Zenith Pattaya 2 (from ~100,000 THB/m²) – low entry price, an attractive lever for gross yield.
• Panora Estuaria – modern waterfront location with an upscale tenant profile.
• Grand Solaire – an established central address with reliable demand.

Depending on the location, Marina Golden Bay, SKYPARK Lucean or Seaspire Jomtien are also a good fit. You will find a complete overview under Projects.

Frequently asked questions about rental yield in Pattaya by location

Which district delivers the highest rental yield in Pattaya?

In percentage terms Jomtien comes out ahead with up to ~7.3% gross, closely followed by Na Jomtien (~7.2%) and Pratumnak (~7.0%). The reason is the lower price per square metre. Wongamat delivers the highest absolute rent, but around 6.8% in percentage terms.

What is the realistic net rental yield?

After deducting management, the sinking fund, vacancy and maintenance, what usually remains is around 3.5–5.8% net. Gross and net should never be confused – the gross range of 5–8% is the starting value.

Is an expensive location like Wongamat worthwhile for landlords at all?

Yes, just with a different goal: higher absolute rental income, very stable value development and excellent resale potential. Anyone wanting to maximise pure percentage yield is better off with Jomtien or Pratumnak.

Does off-plan help the rental yield?

The lower entry price in the early construction phase improves the percentage yield, because it is calculated on a lower purchase price. In addition, you benefit from capital appreciation up to completion – but these are two separate figures that should not be mixed up.

Which apartment size rents best?

In the high-yield locations, compact, fully furnished studios and 1-bed units are the most in demand. In premium locations, high-quality 1- to 2-bed apartments score with a higher absolute rent.

These figures are guide values and not investment advice; portal prices are offers, not completed deals.

Would you like to know which location and which project suits your yield goal? I will show you the right path – from choosing the location to the specific calculation. Request a free, no-obligation consultation via the contact form or first download our free guide. I look forward to hearing from you.