Pattaya Price Index
New-build prices per sqm by area, updated quarterly
The Pattaya Price Index is a quarterly overview of new-build and off-plan prices in Pattaya, broken down by area and project. It is based on official developer price lists of the 25 projects vetted by Alexander Reifenschneider, complemented by clearly labelled portal asking prices and market indicators from CBRE, REIC and the Bank of Thailand. Edition: July 2026. Last updated: 9 July 2026.
◆ The short answer
As of July 2026, new-build and off-plan condos in Pattaya cost roughly 115,000 to 260,000 THB per square metre depending on the area, and above 300,000 THB in prime locations like Wongamat. The cheapest entry into a vetted new-build project is around 2,026,910 THB (approx. 53,000 EUR) in Jomtien; near the beach the market starts at about 2.6 million THB. Long-term appreciation runs at roughly 3 to 5 percent per year according to CBRE, REIC and the Bank of Thailand.
◆ Prices by area
The ranges refer to new-build and off-plan projects. Older resale units trade around 20 percent lower on average (CBRE/REIC). Sources of the ranges: the verified developer price lists in the project table below plus labelled portal asking prices.
| Area | New-build / off-plan (THB per m²) | Entry from* | Character |
|---|---|---|---|
| Wongamat / Naklua | 115,000 to 260,000 (peaks 300,000+) | from 2,600,000 THB (approx. EUR 68,000) | Beachfront premium in the north down to affordable off-plan projects inland |
| Central Pattaya | 130,000 to 250,000 | from 3,199,000 THB (approx. EUR 84,000) | Urban and central, short walks to beach and nightlife |
| Pratumnak Hill | 120,000 to 200,000 | from 6,643,000 THB (approx. EUR 175,000) | Hillside between Pattaya and Jomtien, sea views, upscale |
| Jomtien | 125,000 to 220,000 | from 2,026,910 THB (approx. EUR 68,000) | Most popular area with German-speaking buyers, long beach promenade |
| Na Jomtien / Bang Saray | 115,000 to 247,000 | from 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.
*Cheapest available unit among the projects we have vetted in that area, as of July 2026.
◆ Documented project prices per square metre
This table strictly separates verified developer price lists (official dated lists available to us as a distribution partner) from portal asking prices (public asking prices, not transaction prices).
| Project | Area | THB per m² | Source / date |
|---|---|---|---|
| Once Wongamat Developer price list ✓ | Wongamat / Naklua | Median approx. 260,000 · range approx. 173,000 to 430,000 | Developer price list 18 Jun 2026, Foreign Quota, 335 units (5th to 95th percentile) |
| Aquarous Jomtien (Foreign Quota) Developer price list ✓ | Jomtien | 143,000 to 217,000 · median approx. 171,000 · 46 % sold | Developer price list 10 Aug 2026, 321 units (174 available) |
| Aquarous Jomtien (Thai Quota) Developer price list ✓ | Jomtien | 132,000 to 201,000 · median approx. 158,000 · 46 % sold | Developer price list 10 Aug 2026, 321 units (174 available) |
| Grand Bay View developer price list | Central Pattaya | 145,000 to 250,000 · studio entry from 3.335M | Developer price list 5 Aug 2026 |
| Beverly Mountain Bay Developer price list ✓ | Pratumnak | 115,000 to 181,000 · studios from 115,000 | Developer price list 25 Aug 2026, 201 units (83 available) · completed, Thai quota/leasehold |
| Level Pratumnak Developer price list ✓ | Pratumnak | TQ 69,000 to 101,000 · FQ 105,000 to 118,000 | Developer price list 25 Aug 2026, 139 units · off-plan, completion Q3 2028 |
| Grand Solaire Noble Developer price list ✓ | Central Pattaya | 149,000 to 219,000 · studios from 159,000 | Developer promo price list 30 Mar 2026 |
| Grand Solaire Pattaya (Foreign Quota) Developer price list ✓ | Central Pattaya | 180,000 to 250,000 (promo, by floor and view) | Developer promo price list 10 Nov 2025 |
| Grand Solaire Pattaya (Thai Quota) Developer price list ✓ | Central Pattaya | 150,000 to 240,000 (promo, by floor and view) | Developer promo price list 18 Jun 2025 |
| Zenith Pattaya 2 Developer price list ✓ | Central Pattaya | approx. 130,000 to 160,000 (available units) · 49 % sold | Developer price list 08 Jul 2026, 919 units analysed |
| Zenith Pattaya Developer price list ✓ | Central Pattaya | approx. 120,000 to 130,000 (available units) · 81 % sold | Developer price list 01 Jul 2026, 514 units analysed |
| The Panora Estuaria (Foreign Quota) Developer price list ✓ | Na Jomtien / Bang Saray | approx. 170,000 to 247,000 · median approx. 208,000 | Developer price list 02 Jul 2026, 25 available FQ units (5th to 95th percentile) |
| The Panora Estuaria (Thai Quota) Developer price list ✓ | Na Jomtien / Bang Saray | approx. 167,000 to 219,000 · median approx. 201,000 | Developer price list 02 Jul 2026, 27 available TQ units (5th to 95th percentile) |
| Seven Seas Condo Resort Jomtien (completed 2016) Developer price list ✓ | Jomtien | approx. 77,000 to 96,000 · median approx. 82,000 (developer remaining stock in a completed resort) | Developer availability list 29 Jun 2026, 50 available units (5th to 95th percentile) |
| Seven Seas Le Carnival (guarantee building) Developer price list ✓ | Jomtien | approx. 125,000 to 140,000 (24 sqm studios, developer 8 % rental guarantee programme) | Developer price list guarantee building 29 Jun 2026, 21 units, 18 of them available |
| Copacabana Coral Reef Jomtien Developer price list ✓ | Jomtien | approx. 115,000 to 175,000 · median approx. 139,000 | Developer price list 09 Jul 2026 (building 2, 5th to 95th percentile) |
| Avenue Boutique Pattaya Developer price list ✓ | Central Pattaya | approx. 96,000 to 142,000 · median approx. 120,000 | Developer price list 07 Jul 2026 (building A, Thai and Foreign Quota) |
| Celine Wongamat Developer price list ✓ | Wongamat / Naklua | approx. 114,000 to 144,000 · median approx. 129,000 · 21 % sold | Developer price list 09 Jul 2026, 100 available units (5th to 95th percentile) |
| Secret Garden Wongamat (Foreign Quota) Developer price list ✓ | Wongamat / Naklua | approx. 125,000 to 132,000 · median approx. 127,000 | Price list 09 Jul 2026, Foreign Quota, 8 available units (furnished) |
| Arom Wongamat Portal asking price | Wongamat / Naklua | approx. 223,000 · peaks 300,000+ | Portal asking prices |
| The Palm Wongamat (resale) Portal asking price | Wongamat / Naklua | 160,000 to 237,000 | Portal asking prices |
| Edge Central Portal asking price | Central Pattaya | 150,000 to 170,000 | Portal asking prices |
| Arom Jomtien Portal asking price | Jomtien | 152,000 to 196,000 | Portal asking prices |
◆ Market indicators
| Indicator | Value | Source |
|---|---|---|
| Average condo price appreciation | approx. 3 to 5 % per year (nominal) | CBRE / REIC / Bank of Thailand |
| 10-year price 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 (Zenith 0 %, Once Wongamat approx. +4 %, Panora Estuaria approx. +7 % from like-for-like unit pairs, Aquarous approx. +8 %, Grand Solaire Noble studio approx. +12 %) | Developer price lists 2025/2026 |
| Documented sell-through (examples) | Zenith Pattaya approx. 81 % sold, Zenith Pattaya 2 approx. 49 % sold, Celine Wongamat approx. 21 % sold | Developer price lists 01 Jul to 09 Jul 2026 |
| Completed stock vs. off-plan (Jomtien example) | Developer remaining stock in the completed Seven Seas Condo Resort at approx. 77,000 to 96,000 THB per sqm versus 138,000 to 220,000 for off-plan new-builds; different product class (low-rise resort vs. high-rise) | Developer lists Jun 2026 |
◆ Download the data (CC-BY 4.0)
The full raw data of this edition is available as a CSV file under the CC-BY 4.0 licence and may be reused freely, including commercially and in media coverage. The only condition: attribution to derpattayamakler.com with a link to this page.
Download CSV: pattaya-preis-index-2026-07.csv
How to cite this index: “Pattaya Price Index July 2026, derpattayamakler.com/en/pattaya-price-index/” · Press and data enquiries: info@derpattayamakler.com
Archive: July 2026 (current edition, pattaya-preis-index-2026-07.csv). Previous editions will be listed here each quarter.
◆ Pattaya Market Report 2026: the short version
The Pattaya property market in 2026 in seven documented figures, all from this website's own surveys (developer price lists, rental-yield report, off-plan price report). No brochure values, no blanket promises.
- New-build prices per square metre: 115,000 to 260,000 THB per sqm depending on the area (July 2026, 11 verified developer price lists), prime spots in Wongamat above that. Detail: the "Prices by area" table above.
- Entry level: new-build studios from around 2 million THB (about 53,000 EUR); most one-bedroom units sit between 3 and 5 million THB.
- Rental yield: a realistic 5 to 8 % net per year (rule of thumb: 10 monthly rents divided by purchase price), Jomtien tending towards the upper end, details in the rental yield report 2026 by district.
- Price trend: a market tendency of roughly 3 to 5 % per year, a tendency, not a guarantee. Context in Pattaya property market 2026: trends and forecast.
- New-build premium: new builds cost around 20 % more than comparable resale stock, in return for foreign quota, warranties and a payment plan spread over construction: off-plan or completed: the real price gap.
- Early-phase advantage: in the early construction phase units are sometimes up to 40 % cheaper than at completion.
- Foreign-quota premium: 0 to 12 % over identical Thai-quota units depending on the project: foreign quota explained.
The drivers remain the Eastern Economic Corridor with the expansion of U-Tapao airport and year-round international demand; the brake is a selective market in which vetted projects by established developers stay in demand while weak stock sits unsold. The report is updated quarterly with every price-index edition, next edition October 2026.
◆ Methodology
- Developer price lists: official list prices provided to us as a distribution partner, with dates (e.g. Once Wongamat 18 Jun 2026 with 335 units, Aquarous Jomtien 10 Aug 2026 with 321 units (174 available), both Zenith towers 01 Jul 2026 with 1,433 units combined, The Panora Estuaria 02 Jul 2026 with 52 available units, Seven Seas Condo Resort 29 Jun 2026 with 50 available units plus 3 reserved, Seven Seas Le Carnival guarantee building 29 Jun 2026 with 21 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, Real Estate Information Center (REIC) and Bank of Thailand.
- Exchange rate: conversions at approx. 38 THB per EUR, as of July 2026.
- Cadence: updated quarterly, next edition October 2026 (Q4). Previous editions remain archived as CSV.
◆ Frequently asked questions
How much does a new-build condo in Pattaya cost per square metre?
Depending on the area, between roughly 115,000 and 260,000 THB per square metre, and above 300,000 THB in prime spots like Wongamat. Jomtien is the cheapest, the beachfront areas in the north are the most expensive. As of July 2026, based on developer price lists and clearly labelled portal asking prices.
How much capital do I need to get started?
The cheapest new-build units among the 25 projects we have vetted start at around 2,026,910 THB, roughly 53,000 EUR. Near the beach (Jomtien, Wongamat) entry prices start at about 2.6 million THB, around 68,000 EUR.
Where does the data in this price index come from?
From three sources: first, official developer price lists of the projects we distribute (verified, dated); second, labelled portal asking prices as a market comparison; third, market indicators from CBRE, REIC and the Bank of Thailand. Every project figure in the table carries its source; the area ranges summarise these lists plus the labelled portal asking prices.
How often is the index updated?
Quarterly. The next edition is due in October 2026 (Q4). The raw data is available as a CSV download under the CC-BY 4.0 licence and may be reused freely with attribution to derpattayamakler.com.
Is there a current Pattaya market report for 2026?
Yes, the short version is on this page in the section "Pattaya Market Report 2026": prices per square metre by area, entry prices, realistic rental yields, price trend, new-build premium and foreign-quota premium, all from our own surveys and updated quarterly. The detailed individual reports are linked there.
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