Pattaya Market Report 2026
Prices, trends and yields: every number sourced, every source open
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New-build and off-plan condos in Pattaya cost roughly 115,000 to 260,000 baht per square metre depending on the area, with peaks above 300,000 baht in prime spots such as Wongamat. The cheapest entry into a vetted developer project starts at around 2 million baht, about EUR 53,000; beach-near off-plan starts at roughly 2.6 million baht, around EUR 68,000. From 2016 to 2026 condo prices rose by about 45 percent nominally, ongoing appreciation runs at roughly 3 to 5 percent per year, and realistic gross rental yields sit at 5 to 8 percent. Unlike most market reports, this one opens up every number: as a table by area and as a free CSV download.
Download the full raw data
The complete data basis of this report is available as a CSV under a CC-BY 4.0 licence: free to use, commercially too, the only condition is attribution to derpattayamakler.com. July 2026 edition, next edition October 2026.
Prices by area: the table other market reports skip
Many market reports about Pattaya manage without a single verifiable number. This one does not. The ranges below refer to new-build and off-plan projects; older resale units trade around 20 percent lower on average (CBRE/REIC). Sources: verified developer price lists of the projects we have vetted plus labelled portal asking prices, as of July 2026.
| Area | Character | |||
|---|---|---|---|---|
| Wongamat / Naklua | 115,000 | 260,000 peaks 300,000+ | 2,600,000 THB approx. EUR 68,000 | Beachfront premium in the north down to affordable off-plan projects inland |
| Central Pattaya | 130,000 | 250,000 | 3,199,000 THB approx. EUR 84,000 | Urban and central, short walks to beach and nightlife |
| Pratumnak Hill | 120,000 | 200,000 | 6,643,000 THB approx. EUR 175,000 | Hillside between Pattaya and Jomtien, sea views, upscale |
| Jomtien | 125,000 | 220,000 | 2,026,910 THB approx. EUR 53,000 | Most popular area with German-speaking buyers, long beach promenade |
| Na Jomtien / Bang Saray | 115,000 | 247,000 | 7,471,200 THB approx. EUR 197,000 | New and quiet in the south, plenty of off-plan supply |
Conversion guide values: 38 THB ≈ 1 EUR · 41 THB ≈ 1 CHF. Example: 150,000 THB/sqm ≈ 3,950 EUR/sqm ≈ 3,660 CHF/sqm. Daily rates vary.
Tap a column header to sort the table.
*Cheapest available unit among the projects we have vetted in that area, as of July 2026. Conversions at approximately 38 THB per EUR.
Documented project prices instead of gut feeling
Every range in this report can be traced back to an individual price list. The excerpt shows verified developer price lists that we hold as a distribution partner, each with its date; outliers are smoothed using the 5th to 95th percentile. The full table including Thai Quota lists and labelled portal asking prices lives in the Pattaya Price Index.
| Project | Area | THB per m² | Price list dated |
|---|---|---|---|
| Once Wongamat Price list ✓ | Wongamat / Naklua | median approx. 260,000, range approx. 173,000 to 430,000 | 18 Jun 2026 |
| Aquarous Jomtien (Foreign Quota) Price list ✓ | Jomtien | 143,000 to 217,000, median approx. 171,000 | 10 Aug 2026 |
| Grand Solaire Noble Price list ✓ | Central Pattaya | 149,000 to 219,000, studios from 159,000 | 30 Mar 2026 |
| Grand Solaire Pattaya (Foreign Quota) Price list ✓ | Central Pattaya | 180,000 to 250,000 (promo, depending on floor and view) | 10 Nov 2025 |
| Zenith Pattaya 2 Price list ✓ | Central Pattaya | approx. 130,000 to 160,000 (available units) | 08 Jul 2026 |
| Zenith Pattaya Price list ✓ | Central Pattaya | approx. 120,000 to 130,000 (available units) | 01 Jul 2026 |
| The Panora Estuaria (Foreign Quota) Price list ✓ | Na Jomtien / Bang Saray | approx. 170,000 to 247,000, median approx. 208,000 | 02 Jul 2026 |
| Copacabana Coral Reef Price list ✓ | Jomtien | approx. 115,000 to 175,000, median approx. 139,000 | 09 Jul 2026 |
| Celine Wongamat Price list ✓ | Wongamat / Naklua | approx. 114,000 to 144,000, median approx. 129,000 | 09 Jul 2026 |
| Zensiri Residences Jomtien (Foreign Quota) Price list ✓ | Jomtien | 81,000 to 95,000, median approx. 89,000 | 03 Aug 2026 |
Excerpt from the Pattaya Price Index, July 2026 edition with updates through 10 Aug 2026. The spread is real: from a low-rise project starting at 81,000 up to a premium tower with peaks above 430,000 THB per m².
The trend: what the numbers say about direction
Pattaya is not a market for price spikes but for steady growth: from 2016 to 2026 condo prices rose by around 45 percent nominally, about 25 percent adjusted for inflation (REIC, Bank of Thailand). According to CBRE, REIC and the Bank of Thailand, ongoing appreciation runs at roughly 3 to 5 percent per year. New-builds cost around 20 percent more per square metre than older resale stock.
| Indicator | Value | Source |
|---|---|---|
| Ongoing condo price appreciation | approx. 3 to 5 % per year (nominal) | CBRE / REIC / Bank of Thailand |
| 10-year development 2016 to 2026 | approx. +45 % nominal, approx. +25 % real | REIC / Bank of Thailand |
| New-build premium vs. older resale | approx. +20 % per m² | CBRE / REIC |
| Foreign Quota premium vs. Thai Quota | approx. 0 to +12 % depending on project | Developer price lists 2025/2026 |
| Documented sell-through (examples) | Zenith Pattaya approx. 81 %, Zenith Pattaya 2 approx. 49 %, Aquarous Jomtien approx. 46 %, Celine Wongamat approx. 21 % | Developer price lists Jul/Aug 2026 |
Market pace is project-specific rather than a uniform wave: the almost sold-out first Zenith tower sits next to young projects that have only just entered sales. Completed stock adds context too: in the Seven Seas Condo Resort in Jomtien, completed in 2016, the developer lists remaining units at approximately 77,000 to 96,000 THB per m², while off-plan new-builds in Jomtien run at 125,000 to 220,000; a different product class, though (low-rise resort versus high-rise).
Honesty is part of the format: this index launched with the July 2026 edition. The first true quarter-on-quarter comparison arrives with the Q4 edition in October 2026, which will also add the East Pattaya range. Older editions remain archived as CSV so every change stays verifiable.
Demand drivers: documented, not claimed
We only cite demand drivers that we have documented on our own pages:
- Residency is becoming easier to plan: Since October 2025, a ready-to-move-in condo from 3 million baht carries an annually renewable property visa. Add the DTV (5 years for remote workers), the retirement visa from age 50 and the 10-year LTR. All six routes in our visa compass.
- Accessibility: a good 10.5 hours nonstop from Frankfurt to Bangkok, then around 2 hours by road; the regional airport U-Tapao is 45 minutes to the south. Details in Pattaya in numbers.
- The city outgrows its statistics: around 120,000 registered residents, in reality considerably more due to newcomers and winter residents, with international hospitals, a large German-speaking community and one of Thailand's largest condo markets.
- A clear legal framework: foreigners can own up to 49 percent of a condominium's floor area as true freehold in the Foreign Quota, nationwide by law. The premium over Thai Quota runs at 0 to 12 percent depending on the project.
Yields, honestly: 5 to 8 percent gross
Calculated conservatively, gross rental yields in Pattaya sit at 5 to 8 percent per year; net, after all costs, 4 to 6 percent is realistic. Anyone promising double-digit yields as the norm is calculating with portal asking prices rather than closed deals. Some developers offer time-limited rental guarantee programmes, for example 8 percent in the guarantee building of Seven Seas Le Carnival according to the price list dated 29 Jun 2026; we document that with a date as well. Run your own numbers transparently with our investment calculator, together with us if you like, with 0 euro buyer commission.
Sources and methodology: how this report is built
- Developer price lists: official list prices provided to us as a distribution partner, each with a date, for example Once Wongamat dated 18 Jun 2026 with 335 units, both Zenith towers dated 01 and 08 Jul 2026 with 1,433 units analysed in total, and Aquarous Jomtien dated 10 Aug 2026 with 321 units. Outliers are smoothed using the 5th to 95th percentile.
- Portal asking prices: publicly visible asking prices as a market comparison, always labelled as such. They typically sit above actual transaction prices.
- Market indicators: CBRE Thailand, the Real Estate Information Center (REIC) and the Bank of Thailand.
- Exchange rate: conversions at approximately 38 THB per EUR, as of July 2026.
- Cadence: updated quarterly, next edition October 2026 (Q4). All raw data as CSV under CC-BY 4.0; quoting with attribution to derpattayamakler.com is expressly welcome.
Frequently asked questions
How much does a square metre cost in Pattaya in 2026?
New-build and off-plan condos cost roughly 115,000 to 260,000 baht per square metre depending on the area, with peaks above 300,000 baht in prime locations such as Wongamat. Jomtien is the cheapest area, the beachfront locations in the north are the most expensive. As of August 2026, based on dated developer price lists and labelled portal asking prices.
How much money do I need for a condo in Pattaya?
The cheapest entry into a vetted new-build project starts at around 2 million baht, roughly EUR 53,000. Beach-near off-plan new-builds start at about 2.6 million baht, around EUR 68,000. Conversions at approximately 38 baht per euro, as of July 2026.
Are property prices in Pattaya rising?
Yes, moderately over the long term: from 2016 to 2026 condo prices rose by around 45 percent nominally, about 25 percent in real terms. According to CBRE, REIC and the Bank of Thailand, ongoing appreciation runs at roughly 3 to 5 percent per year.
What rental yield is realistic in Pattaya?
Calculated conservatively, gross rental yields sit at 5 to 8 percent per year; net, after all costs, 4 to 6 percent is realistic. Location, purchase price and occupancy decide the outcome; double-digit promises are usually based on asking prices rather than closed deals.
Where do the numbers in this market report come from?
From the Pattaya Price Index: official, dated developer price lists of the projects we have vetted, complemented by labelled portal asking prices and market indicators from CBRE, REIC and the Bank of Thailand. The raw data is available as a free CSV download under a CC-BY 4.0 licence.
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