Authored by the expert who managed and guided the team behind the Thailand Property Pack
Everything you need to know before buying real estate is included in our Thailand Property Pack
We created this article to answer all the questions about apartment prices in Pattaya that foreigners typically ask before buying.
We constantly update this blog post with fresh data from official Thai sources, property portals, and our own research.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Pattaya.
Insights
- Pattaya's beachfront premium is significant: Wongamat condos cost roughly 1.5 to 2 times more per square meter than inland neighborhoods like Pratumnak Hill or Jomtien in 2026.
- Foreign buyers in Pattaya typically pay cash because Thai banks rarely offer mortgages to non-residents, which means you should budget the full purchase price upfront plus closing costs.
- The reduced transfer fee of 0.01% that runs through June 2026 only applies to Thai nationals, so foreign buyers should still budget the standard 2% transfer fee at the Land Office.
- Thailand's 49% foreign ownership quota per building is strictly enforced in Pattaya, and you must obtain a juristic person letter confirming quota availability before signing any deposit.
- Electricity is typically the largest utility expense in Pattaya condos due to air conditioning, with monthly bills ranging from 1,500 to 4,500 THB depending on your usage habits.
- Pattaya's annual property tax for owner-occupied condos under 40 million THB is often less than 8,000 THB per year, making holding costs relatively low compared to Western markets.
- New-build condos in Pattaya typically command a 10% to 25% premium over comparable resale units, with the biggest premiums found in prime beachfront zones where new supply is limited.
- Three-bedroom condos in Pattaya are disproportionately concentrated in luxury projects, which is why the typical 3BR budget starts around 12.5 million THB and can exceed 18 million THB.
How much do apartments really cost in Pattaya in 2026?
What's the average and median apartment price in Pattaya in 2026?
As of January 2026, the median condo price in Pattaya is approximately 4.6 million THB (around $146,000 USD or €126,000 EUR), while the average condo price sits slightly higher at about 4.9 million THB ($156,000 USD or €134,000 EUR).
When looking at Pattaya price per square meter, the median is around 131,000 THB per m² ($4,170/m² or €3,580/m²), and the average is about 138,000 THB per m² ($4,390/m² or €3,770/m²), which translates to roughly $390 to $410 per square foot.
Most standard Pattaya condos that foreign buyers actually purchase fall within a realistic price range of 2.5 million to 8 million THB ($80,000 to $255,000 USD or €68,000 to €219,000 EUR), though luxury beachfront units can push well above this range.
How much is a studio apartment in Pattaya in 2026?
As of January 2026, the typical studio condo price in Pattaya is around 2.2 million THB ($70,000 USD or €60,000 EUR), which represents what most first-time buyers actually end up paying for a decent resale unit.
Entry-level to mid-range Pattaya studio condos generally cost between 1.5 million and 2.5 million THB ($48,000 to $80,000 USD or €41,000 to €68,000 EUR), while high-end or newer studios in prime locations like Wongamat can reach 3 million to 4 million THB ($95,000 to $127,000 USD or €82,000 to €109,000 EUR).
Studio apartments in Pattaya typically measure between 25 and 35 square meters, which is quite standard for this coastal Thai city and sufficient for a single person or couple.
How much is a one-bedroom apartment in Pattaya in 2026?
As of January 2026, a typical one-bedroom condo in Pattaya costs around 3.4 million THB ($108,000 USD or €93,000 EUR), which represents the sweet spot for most foreign buyers looking for a comfortable living space.
Entry-level to mid-range one-bedroom Pattaya condos typically fall between 2.5 million and 4 million THB ($80,000 to $127,000 USD or €68,000 to €109,000 EUR), while luxury one-bedroom units in beachfront buildings can reach 4.5 million to 6 million THB ($143,000 to $191,000 USD or €123,000 to €164,000 EUR).
One-bedroom apartments in Pattaya generally measure between 35 and 50 square meters, offering enough space for a separate bedroom, living area, and often a small balcony.
How much is a two-bedroom apartment in Pattaya in 2026?
As of January 2026, a typical two-bedroom condo in Pattaya costs around 6.2 million THB ($197,000 USD or €169,000 EUR), which is the most popular choice for families or buyers wanting a guest room.
Entry-level to mid-range two-bedroom Pattaya condos typically cost between 4.5 million and 7 million THB ($143,000 to $223,000 USD or €123,000 to €191,000 EUR), while luxury two-bedroom units in premium buildings can reach 8.5 million to 12 million THB ($270,000 to $382,000 USD or €232,000 to €328,000 EUR).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Pattaya.
How much is a three-bedroom apartment in Pattaya in 2026?
As of January 2026, a typical three-bedroom condo in Pattaya costs around 12.5 million THB ($398,000 USD or €342,000 EUR), reflecting the fact that 3BR units are predominantly found in premium developments.
Entry-level to mid-range three-bedroom Pattaya condos typically start around 8.5 million to 12 million THB ($270,000 to $382,000 USD or €232,000 to €328,000 EUR), while luxury three-bedroom units in beachfront towers can reach 18 million to 25 million THB ($573,000 to $795,000 USD or €492,000 to €683,000 EUR).
Three-bedroom apartments in Pattaya typically measure between 90 and 140 square meters, and sometimes larger in older buildings, offering substantial living space for families.
What's the price gap between new and resale apartments in Pattaya in 2026?
As of January 2026, new-build condos in Pattaya typically cost 10% to 25% more than comparable resale units, with the biggest premiums appearing in prime beachfront zones like Wongamat where new supply is scarce.
For new-build condos in Pattaya, the average price per square meter is around 145,000 THB/m² ($4,610/m² USD or €3,960/m² EUR), particularly in recently completed or launching projects with modern amenities.
For resale condos in Pattaya, the average price per square meter is closer to 120,000 THB/m² ($3,820/m² USD or €3,280/m² EUR), representing about a 21% discount compared to new stock in similar locations.
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Can I afford to buy in Pattaya in 2026?
What's the typical total budget (all-in) to buy an apartment in Pattaya in 2026?
As of January 2026, the typical all-in budget to buy a standard Pattaya condo is around 4.9 million to 5.1 million THB ($156,000 to $162,000 USD or €134,000 to €139,000 EUR) for a median-priced unit, which includes all closing costs and fees.
Beyond the purchase price in Pattaya, your all-in budget should include buyer closing costs (2% to 4% of price), legal due diligence and contract handling (40,000 to 120,000 THB), bank fees and document translations, plus a move-in and furnishing buffer of 50,000 to 300,000 THB if needed.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Pattaya property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Pattaya.
What down payment is typical to buy in Pattaya in 2026?
As of January 2026, most foreign buyers in Pattaya pay 100% cash for their condo purchase, meaning a down payment of the full purchase price (around 4.6 million THB or $146,000 USD or €126,000 EUR for a median unit) because Thai banks rarely provide mortgages to non-residents.
For the few foreigners who do obtain financing in Thailand, banks typically require a minimum down payment of 30% to 40% of the purchase price, along with substantial documentation proving income and legal status.
To secure the most favorable terms (if financing is available to you), a recommended down payment would be 40% or more, though most foreign buyers simply avoid this complexity by purchasing outright with overseas funds.
You can also read our latest update about mortgage and interest rates in Thailand.
We made this infographic to show you how property prices in Thailand compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Which neighborhoods are cheapest or priciest in Pattaya in 2026?
How much does the price per m² for apartments vary by neighborhood in Pattaya in 2026?
As of January 2026, the price per square meter for Pattaya condos varies dramatically by neighborhood, ranging from around 60,000 THB/m² ($1,910/m² USD or €1,640/m² EUR) in budget areas to over 138,000 THB/m² ($4,390/m² USD or €3,770/m² EUR) in prime beachfront zones.
The most affordable Pattaya neighborhoods for condo buyers include Pratumnak Hill at roughly 61,000 to 64,000 THB/m² ($1,940 to $2,040/m² USD) and Jomtien at around 74,000 THB/m² ($2,350/m² USD), both offering good value with beach access.
The most expensive Pattaya neighborhoods are Wongamat and Na Kluea at roughly 114,000 to 138,000 THB/m² ($3,630 to $4,390/m² USD or €3,120 to €3,770/m² EUR), where prime beachfront positioning and luxury amenities command significant premiums.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Pattaya.
What neighborhoods are best for first-time buyers on a budget in Pattaya in 2026?
As of January 2026, the top three Pattaya neighborhoods for first-time buyers on a budget are Pratumnak Hill, Jomtien, and Na Jomtien, all offering significantly lower prices per square meter than the prime beachfront zones further north.
In these budget-friendly Pattaya neighborhoods, you can typically find condos ranging from 1.8 million to 4.5 million THB ($57,000 to $143,000 USD or €49,000 to €123,000 EUR), which covers studios through to two-bedroom units in decent buildings.
These areas offer good amenities including beach access, restaurants, and local markets, plus Jomtien has a more relaxed atmosphere compared to central Pattaya while still being well-connected by songthaew transport.
The main trade-off of buying in these budget-friendly Pattaya neighborhoods is distance from the central nightlife and entertainment district, though many buyers actually prefer the quieter environment.
Which neighborhoods have the fastest-rising apartment prices in Pattaya in 2026?
As of January 2026, the three Pattaya neighborhoods showing the strongest price momentum are Wongamat/Na Kluea (prime beachfront), Central Pattaya (select new projects), and Na Jomtien (emerging beachfront development corridor).
These fast-appreciating Pattaya neighborhoods are experiencing estimated year-over-year price increases of 3% to 7%, depending on specific micro-locations and building quality, with new launches in 2026 expected to come at price points 5% to 10% above comparable 2023 launches.
The main driver behind rapid price growth in these Pattaya areas is a combination of beachfront scarcity, new infrastructure improvements (including potential high-speed rail connections and U-Tapao airport expansion), and concentrated luxury development activity.
You can also read our latest update about property price forecasts in Pattaya.
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What extra costs will I pay on top of the apartment price in Pattaya in 2026?
What are all the buyer closing costs when you buy an apartment in Pattaya?
The estimated total buyer closing cost for a typical Pattaya condo purchase is around 140,000 to 185,000 THB ($4,500 to $5,900 USD or €3,800 to €5,000 EUR) for a median-priced unit, though this varies based on price and fee-splitting negotiations.
The main categories of closing costs for Pattaya condo buyers include the transfer registration fee (Land Office), potential contribution to stamp duty or Specific Business Tax, legal fees for due diligence, document translations, and any mortgage registration fees if applicable.
The largest closing cost for buyers in Pattaya is typically the transfer registration fee at 2% of the assessed or declared value (whichever is higher), though this is often split 50/50 with the seller in resale transactions.
Several closing costs are negotiable in Pattaya, particularly how the transfer fee and withholding tax are split between buyer and seller, which should be clearly specified in your sale and purchase agreement before signing.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Pattaya?
As of January 2026, foreign buyers in Pattaya should budget approximately 3% of the purchase price for buyer-side closing costs, which is a practical planning estimate that accounts for typical fee-sharing arrangements.
The realistic range for Pattaya buyer closing costs is 2% to 4% of the purchase price, with the lower end applying when sellers agree to cover more fees, and the higher end when buyers must pay the full transfer fee plus legal costs.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Pattaya.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Thailand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What are the ongoing monthly and yearly costs of an apartment in Pattaya in 2026?
What are typical HOA fees in Pattaya right now?
HOA fees (called common area maintenance or CAM fees) are standard in Pattaya condos, with typical monthly fees ranging from 35 to 70 THB per square meter, meaning a 40 m² condo would cost around 1,400 to 2,800 THB per month ($45 to $89 USD or €38 to €77 EUR).
The range of HOA fees in Pattaya varies from around 30 THB/m² per month for basic older buildings to 80 THB/m² or more for luxury buildings with extensive facilities like multiple pools, gyms, and 24-hour security.
What utilities should I budget monthly in Pattaya right now?
The estimated total monthly utility cost for a typical Pattaya condo is around 2,000 to 5,000 THB ($64 to $159 USD or €55 to €137 EUR), depending on your air conditioning usage and lifestyle habits.
The realistic range of monthly utilities in Pattaya varies from about 1,800 THB for a small studio with minimal AC use to 6,000 THB or more for a larger unit with heavy air conditioning during hot months.
Specific utilities included in your Pattaya monthly budget are electricity (the biggest variable), water, internet, and sometimes cable TV, with electricity and water coming from official state providers PEA and PWA respectively.
Electricity is typically the most expensive utility for Pattaya condo owners, with monthly bills ranging from 1,500 to 4,500 THB ($48 to $143 USD) depending on air conditioning habits, while water typically costs only 150 to 500 THB per month.
How much is property tax on apartments in Pattaya?
The estimated typical annual property tax for a Pattaya condo is relatively small, often between 1,000 and 8,000 THB per year ($32 to $255 USD or €27 to €219 EUR) for most foreign-owned units under 40 million THB in value.
Thailand's Land and Building Tax for owner-occupied residential property is calculated on progressive rates starting at 0.02% of assessed value and increasing for higher-value properties, with specific brackets published by the Thai government.
The realistic range of annual property tax in Pattaya goes from nearly zero for lower-value units (there's an exemption threshold) up to around 8,000 THB for condos valued under 40 million THB, with higher rates applying only to premium luxury properties.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Pattaya.
What's the yearly building maintenance cost in Pattaya?
The estimated typical yearly building maintenance cost for Pattaya condo owners is around 20,000 to 40,000 THB ($636 to $1,272 USD or €547 to €1,094 EUR), which primarily covers your monthly HOA fees totaled over 12 months.
The realistic range of yearly maintenance in Pattaya varies from about 15,000 THB for a small studio in a basic building to 60,000 THB or more for larger units in luxury developments with premium amenities.
Expenses typically included in building maintenance are common area cleaning, security, pool and gym maintenance, elevator servicing, lighting, and landscaping, all funded through your monthly CAM fees paid to the juristic person.
In Pattaya condos, building maintenance costs are included within your HOA/CAM fees, though you should also budget an additional 5,000 to 15,000 THB per year for minor in-unit repairs like air conditioning servicing and appliance maintenance.
How much does home insurance cost in Pattaya?
The estimated typical annual home insurance cost for a Pattaya condo unit is around 2,000 to 8,000 THB per year ($64 to $255 USD or €55 to €219 EUR) for contents and fixtures coverage, depending on your chosen coverage level.
The realistic range of annual condo insurance in Pattaya varies from about 1,500 THB for basic contents coverage to 12,000 THB or more for comprehensive policies including liability and high-value item protection.
Home insurance for condo unit contents in Pattaya is optional but recommended for protecting your personal belongings and fixtures, while the building's common property insurance is typically handled by the condominium juristic person through your HOA fees.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Pattaya, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Bank of Thailand - Residential Property Price Index | Thailand's central bank publishes an official property price index with transparent methodology. | We used it to anchor how fast prices are moving in Thailand. We used its hedonic-index description to justify realistic adjustments into early 2026. |
| Bank of Thailand - Daily FX Rates | The central bank's published reference for official exchange rates. | We used it to convert THB estimates into USD using the early January 2026 rate of 31.439 THB per USD. |
| Thailand.go.th - Foreigners Buying Condos | Official Thai government portal summarizing the 49% foreign quota rule and required steps. | We used it to explain the foreign quota and juristic person letter requirement in plain language. |
| Thailand.go.th - Land and Building Tax Rates | Official government portal with published progressive tax brackets. | We used it to give concrete property tax ranges for condo owner-occupiers in Pattaya. |
| Provincial Waterworks Authority - Tariff Table | PWA is the state water utility for Pattaya with published official tariffs. | We used it to estimate monthly water costs using official per-cubic-meter rates for Pattaya. |
| Provincial Electricity Authority - Tariffs | PEA is the state electricity utility for most of Thailand including Pattaya. | We used it to set realistic electricity budget ranges based on official tariffs and typical usage. |
| Tilleke & Gibbins - Transfer Fee Summary | A top-tier law firm that cites government notifications and Gazette publications. | We used it to flag that Thailand periodically reduces Land Department fees and explain the 2025-2026 fee regime. |
| Reuters - BOT LTV Rules | Reuters is a global wire service with strong editorial standards and direct attribution. | We used it to explain why Thai buyers may access higher LTV through June 2026 affecting market demand. |
| Colliers Thailand - Pattaya Condo Report | Colliers is a major global real estate consultancy with published research. | We used it for qualitative market structure in Pattaya showing where demand is strongest in beachfront zones. |
| Thailand-Property - Pattaya Listings | A large established portal that discloses median and average listing metrics by area. | We used it as a listing-price snapshot for Pattaya in early 2026 and to triangulate neighborhood differences. |
| Dot Property - Central Pattaya | A major portal that publishes average listing prices with date stamps. | We used it to cross-check Thailand-Property's neighborhood pricing for validation. |
| 108Siam - Pattaya Market Snapshot | Provides clear median price and median price per square meter for Pattaya. | We used it to create confident median estimates for the whole city's condo market. |
| KaiBaanThai - Pattaya Listings | A large portal that sometimes exposes HOA/CAM fees and sinking fund examples on listings. | We used it to turn HOA fees into realistic monthly numbers you will actually see in Pattaya condos. |
| Thailand PRD - Condo Insurance | Government communications outlet summarizing sector rules and insurance concepts. | We used it to explain that building common property is insured via the juristic person funded by common fees. |
| FazWaz - Pattaya Condos | Major property portal with detailed pricing by bedroom count. | We used it to validate price ranges for studios through 4-bedroom units in Pattaya. |
| AIM Bangkok - Transfer Taxes Guide | Legal firm providing practical guidance on property transfer taxes. | We used it to explain the main categories of closing costs and who typically pays what. |
| DDA Real Estate - Property Taxes 2025 | Real estate agency with detailed tax breakdown for foreign buyers. | We used it to validate annual property tax estimates and explain the Land and Building Tax structure. |
| Conrad Properties - Investor Guide | Property consultancy with comprehensive foreign investor tax guidance. | We used it to confirm transfer fee percentages and explain the SBT versus Stamp Duty distinction. |
| Allianz Ayudhya - Property Insurance | Major insurer offering property coverage products in Thailand. | We used it to validate that unit-level condo insurance cost estimates match real market offerings. |
| Taxes for Expats - Thailand Guide | Tax advisory service with detailed foreign ownership guidance. | We used it to confirm that reduced transfer fees through June 2026 apply only to Thai nationals. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Thailand. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.