Pratumnak · Pattaya
Quiet beachfront enclave · Sea views & privacy
Pratumnak (Phra Tamnak) is Pattaya's most exclusive beach location, quiet, green and central, set between Jomtien and the city centre.
In July 2026, new-build condos in Pratumnak cost between 120,000 and 200,000 THB per square metre; the lowest entry price is 6,643,000 THB (source: Pattaya Price Index, built from real developer price lists).
Pratumnak Hill sits on the headland that separates Jomtien from central Pattaya. Instead of one long, busy promenade, the area is defined by several small, quiet bays, among them Cosy Beach, Yinyom Beach and Pratumnak (Sai Kaew) Beach. Upscale villas, embassy residences and boutique condos rather than mass tourism.
That is exactly what makes Pratumnak so sought after, and so scarce: available beachfront plots here are all but exhausted. Anyone looking for a quiet, green location with sea views and quick access to the whole city will find Pattaya's arguably most exclusive address in Pratumnak.
All prices are guide values (as of July 2026, EUR approx. at a rate of ~38 THB/€). The rental yield is a realistic range, not a guaranteed return.
Pratumnak Hill · Pratumnak · hillside
Boutique low-rise by the Beverly Mountain Bay team: 8 storeys, 139 units, 1+1 layouts, ice pool, co-working, solar roof. Foreign quota available, completion Q3 2028.
Pratumnak Hill · Pattaya Bay & Jomtien · hillside
Completed 22-storey tower by Jantarapa on Pratumnak Hill: real sea views to Koh Larn, sky fitness on floor 22, infinity pool. 83 units remaining, Thai quota / leasehold. Move in now.
Pratumnak Hill · Pratumnak Beach · approx. 1 min walk
Beachfront residence on Pratumnak Soi 5, over 80 % with sea view, fully furnished, 1-bed to penthouse. From 6,643,000 THB. Completion Q4 2029.
Map · Pratumnak Hill
The 3 vetted projects on Pratumnak Hill in their real place: as towers by number of floors, with terrain, straight-line distance to the beach and completion year. Pick a project and the map flies there; the district buttons show the other areas for comparison.
Map: © OpenStreetMap contributors · OpenFreeMap · terrain: Mapzen/AWS; tiles, terrain and fonts are hosted on our own server (no third-party requests). Completion dates and storeys per project page, m² prices per price index July 2026. Building heights from OpenStreetMap; project towers by the number of storeys on the respective project page (approx. 3.2 m per storey), projects without storey data shown as a golden column. Coordinates as on our location map.
Pratumnak is deliberately boutique. My current flagship right on the water is Sea Sky by Sands, currently in its pre-prelaunch phase at entry-level prices. You'll find more vetted projects in adjacent locations in the full overview.
A green, quiet residential setting with its own small beaches, privacy and relaxation, yet just around 10 minutes from central Pattaya.
The hillside setting and the beachfront plots offer an above-average number of units with genuine, unobstructed sea views across the bay.
Scarce buildable land and prestige character underpin long-term value and rentability, Pratumnak ranks among Pattaya's most sought-after addresses.
Pratumnak is Pattaya's quietest upscale beach location, green, private and central, set between Jomtien and the city centre. Anyone who values sea views, privacy and short distances over mass tourism will be right at home here. With me, you receive advice entirely in English.
Around 5 to 7% gross rental yield is realistic. Pratumnak scores less on top yields than on location scarcity and lasting value. This is a guide value, not a guarantee; the actual yield depends on the project, floor, view and rental model.
Depending on the project and view, square-metre prices are around 120,000 to 200,000 THB/m² (beachfront and penthouse units above that). New-build units currently start at about 174,000 € (Sea Sky by Sands, pre-prelaunch). All prices are guide values (as of July 2026).
Yes. As a foreigner you can acquire a condo in your own name as Foreign Quota ownership (Freehold), up to 49% of a building's total floor area is available to foreign buyers. For every project, I check whether Foreign Quota units are still available.
Pratumnak has several small, quiet bays rather than one long promenade, among them Cosy Beach, Yinyom Beach and Pratumnak (Sai Kaew) Beach. Beachfront projects such as Sea Sky by Sands are only about a one-minute walk from the water.
More on buying property in Pattaya: Complete buyer's guide · All projects (overview) · Projects on the map · Neighbourhood comparison · Off-Plan Price Report 2026 · Buying a condo: process & costs
For every project I check the Foreign Quota, the developer's financial standing and a realistic rental yield, transparently and with no sales pressure.
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