25 Projects, Not 1,800 Listings
Why we curate instead of collect, and when a portal really is the better tool
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Large property portals quickly list around 1,800 condo ads for Pattaya; we deliberately look after 25 new-build and off-plan projects. The difference is the model: a catalogue shows everything the market offers, curation checks every project personally. With us that means the developer's track record, the original dated price list, a Foreign Quota check, viewings on site, support through the construction phase and after-sales beyond handover, with 0 € buyer commission. And honestly: for browsing the resale mass market a portal is the better tool; our strength is vetted new builds.
Volume is not advice
Type Pattaya into a property portal and you quickly get around 1,800 condo ads back. That sounds like choice, but in practice it often means the same unit listed several times, prices without a date, ads whose unit is long gone, and nobody telling you which project actually fits your budget and your plans. So we work the other way round: we do not show everything, we vet a manageable selection thoroughly and guide you personally from the first conversation to well past handover.
The number 25 is not marketing; it is the actual size of our project list (as of August 2026): 25 new-build and off-plan projects from Wongamat via Pratumnak to Jomtien, each with its own page in the project overview and with verified price ranges in the Pattaya Price Index. The location map shows where each of them sits.
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What curation actually means
Curation sounds soft, but with us it is a fixed vetting routine. Four steps decide whether a project makes the list and stays on it:
Developer track record
Completed projects, handover history, build quality and references on the ground. Off-plan from an established developer is the most affordable way into a new build, but only developers who pass this check make the list. How to protect yourself further is covered in Buying off-plan safely.
Price list verification
We work from the developers' original price lists, each carrying a date. We publish the ranges quarterly in the Pattaya Price Index, and sold units are marked there as a red line instead of quietly disappearing. That way you see real market movement rather than wishful prices.
Foreign Quota check
Foreigners may own up to 49 percent of the floor area of a condominium as foreign freehold, regulated by the Condominium Act of 1979. Before any reservation we check whether quota is still available in your chosen building, and we tell you honestly if it is not. The basics are explained in our guide to the Foreign Quota in Thailand.
Guidance beyond handover
Viewing on site or by video, the purchase contract signed directly with the developer, ownership transfer at the Land Office, construction updates through to handover and after-sales beyond it. The whole route is described step by step in the condo buying process in Thailand.
What vetted new builds cost
For orientation, this is the range our curated projects move in: new builds in Pattaya cost roughly 115,000 to 260,000 baht per square metre depending on the area, above 300,000 baht in prime spots. Entry into a vetted developer project starts at around 2 million baht, about €53,000; beach-near off-plan starts at roughly 2.6 million baht, around €68,000. Realistic gross rental yields sit at 5 to 8 percent per year, ongoing appreciation at about 3 to 5 percent. All ranges with sources are in What does a condo in Pattaya cost?, and you can compare projects directly in the comparison tool.
When a portal is the better choice
Portals have their place, and it would be dishonest to pretend otherwise. A large portal is the right tool when:
- You want to search the resale market, meaning pre-owned condos from private sellers. The widest choice of existing stock simply lives there.
- You first want a broad overview of everything currently advertised in Pattaya, across all building ages and price brackets.
- You are hunting for one specific pre-owned unit in an existing building that no agent looks after exclusively.
One important point about private resales: nobody vets the seller for you there, so commissioning your own legal check is advisable. For new builds from a vetted developer, the purchase instead runs through the contract with the developer and registration at the Land Office, with clear payment schedules tied to construction progress. How the two paths compare is covered in New build or resale in Pattaya? And if you have found something on a portal: ask us anyway, an honest second opinion costs nothing.
Advice also means saying no
We have advised over 500 prospective buyers since 2018, and a share of those conversations ends with us advising against: the budget too tight for the wish list, the location wrong for daily life, or the project failing our checks. That is exactly the point of a curated selection: we never have to sell you anything we have not vetted ourselves. Whether a condo is the right step for you at all is something we calculate openly, in Is a condo in Pattaya worth it? and with the investment calculator.
Frequently asked questions
How many projects does Der Pattaya Makler currently look after?
Currently 25 new-build and off-plan projects across Pattaya and Jomtien, from Wongamat to Na Jomtien (as of August 2026). The list stays deliberately short: sold-out projects are removed, and new ones are only added after a personal inspection.
Why not simply show every listing in Pattaya?
Because we only recommend what we have checked ourselves. A catalogue with thousands of ads looks like choice, but it answers none of your buying questions. Our model is advice: verified price lists, an honest reading of location and developer, and a clear recommendation, even when it goes against buying.
What is checked before a project makes the list?
Four things: the developer's track record, the original dated price list, the available Foreign Quota and the location including its surroundings. After that the project stays under observation: prices are updated quarterly in the Pattaya Price Index and sold units are marked as a red line.
When is a portal the better choice than an agent?
For searching the resale market, meaning pre-owned condos from private sellers, a large portal offers the widest choice. There we recommend your own legal check, because nobody vets the seller for you. For new builds from a vetted developer, personal guidance plays to its strengths.
What does the curated service cost?
For buyers, 0 € commission: we are paid by the developer and you never pay more than the official developer price. Viewings, advice, support through the construction phase and after-sales are included.
Advice straight from Pattaya, honest market data, 0 € buyer commission.
