New-Build or Resale?
Seven rounds, honest points, a clear verdict for Pattaya buyers
The honest answer: If you want to move in or rent out from day one, buy resale. For most international buyers with a little patience, new-build from the developer wins: closing costs of usually a maximum of around 1 percent instead of 2 to 6 percent, instalments during construction instead of the full price up front, warranty, open foreign quota and free unit choice at launch. Our 7-round duel ends 5:2 for new-build. And to be clear: new-build and off-plan are our core business, which is exactly why we also tell you honestly when resale is the better choice.
New-BuildExistingDrag the golden slider: render meets reality
Five to two for new-build, calculated from a buyer's perspective. And still, honestly: if you want to move in or start earning rent tomorrow, existing stock serves you better. If you buy with a plan, off-plan hands you the cost, choice and price advantage.
The direct comparison
| Criterion | New-Build / Off-Plan | Resale / Existing |
|---|---|---|
| Closing costs | usually max. around 1 % | realistically 2 to 6 % |
| Payment | instalments over the build time | full price within weeks |
| Move-in and rental | from completion | from day one |
| Technology and warranty | new, with developer warranty | depends on age, check |
| Foreign quota availability | open at launch | often full in top buildings |
| Unit choice | floor and orientation free | only what happens to be listed |
| Room to negotiate | fixed price list | price negotiable |
| Price per sqm (older buildings) | 115,000 to 260,000 THB | often below new-build level |
| Due diligence | developer credit check, we pre-vet | quota, reserves, condition; independent review recommended |
- Buying new-build first-hand from the developer in Pattaya, buyers usually pay a maximum of around 1 percent in closing costs, typically half the transfer fee (source: Der Pattaya Makler tax guide, July 2026).
- Resale purchases carry a 2 percent transfer fee plus, depending on holding period, Specific Business Tax of 3.3 percent or 0.5 percent stamp duty plus withholding tax (source: Thai Land Office / Revenue Department).
- New-build condos in Pattaya cost 115,000 to 260,000 THB per square metre depending on location, entry from about 2 million THB (source: Pattaya Price Index, July 2026).
- The 49 percent foreign quota applies per building; open at project launch, frequently exhausted in sought-after existing buildings (Condominium Act).
- Off-plan payment plans in Pattaya typically run as instalments tied to construction progress until handover (source: vetted developer price lists in the Pattaya Price Index).
The verdict: which suits whom?
The buyer with a plan
Chooses new-build and off-plan: minimal closing costs, an instalment plan instead of full capital commitment, open foreign quota and free choice at launch. That is exactly our core business, with vetted developers and real price lists.
See the vetted projects →The immediate occupier
Needs keys and rent from day one and is better served by existing stock. We are honest about it: resale is not our shop window. Vetted existing properties are available off-market through our Investor Circle.
Go to the Investor Circle →Frequently asked questions
Is resale cheaper than new-build in Pattaya?
Per square metre, older existing buildings are often cheaper; new-build starts at 115,000 THB per sqm. But resale adds higher closing costs, possible renovation and older building technology. Calculated honestly, the total package decides, not the list price.
What closing costs apply to a resale purchase?
Typical for resale: 2 percent transfer fee (usually split), plus, depending on the seller's holding period, Specific Business Tax of 3.3 percent or 0.5 percent stamp duty plus withholding tax. Buying new-build directly from the developer, buyers usually pay a maximum of around 1 percent.
Can I rent out an off-plan condo immediately?
No, only from handover. In return you only commit the instalment plan during construction instead of the full price, and you buy at today's price-list level. If you need rental income from day one, resale is the better fit.
How safe is buying off-plan in Pattaya?
With a vetted developer it is well plannable: payments flow in instalments tied to construction progress, the purchase contract with the developer covers completion and warranty, and registration runs through the Land Office. We only work with developers whose projects and price lists we have checked personally.
Does Der Pattaya Makler also broker resale properties?
Our core business is new-build and off-plan directly from the developer, and we say so openly. Vetted existing properties are available through our Investor Circle as off-market access. That way you always know where you stand.
