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If you're looking to buy property in Pattaya, understanding current housing prices is essential before making any decision.
This guide breaks down exactly what homes cost in Pattaya in 2026, from budget studios to luxury beachfront condos.
We constantly update this blog post to make sure you always have the freshest data available.
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 condos make up about 65% of the residential market, which means condo prices are the best indicator of the overall housing market in Pattaya in 2026.
- The gap between listing prices and actual sale prices in Pattaya averages around 7%, but older resale properties often see discounts of 10% or more.
- Wongamat beachfront commands the highest prices in Pattaya at 170,000 to 250,000 baht per square meter, while inland East Pattaya starts at just 60,000 baht per square meter.
- New construction in Pattaya carries a premium of about 20% over comparable older resale units, driven by modern amenities and hotel-style facilities.
- Pattaya property prices have risen around 45% over the past 10 years in nominal terms, but only about 25% after adjusting for inflation.
- The Bank of Thailand's temporary LTV easing from May 2025 to June 2026 has made it easier for some buyers to qualify for mortgages in Pattaya.
- With $100,000 in Pattaya, you can buy a 1-bedroom condo in South Pattaya or a large studio in Jomtien, both existing properties.
- Total buying costs in Pattaya typically add 6% to 10% on top of the purchase price when you factor in taxes, fees, and any renovation work.
What is the average housing price in Pattaya in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a handful of ultra-luxury properties.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like CBRE Thailand and REIC, which we manually verified for accuracy.
The median housing price in Pattaya in 2026 is 3.2 million baht (about $102,000 or 87,000 euros), while the average housing price is 4.5 million baht (about $144,000 or 123,000 euros). The average is higher because luxury beachfront condos and villas pull the number up.
About 80% of residential properties in Pattaya in 2026 fall within the 1.6 million to 6 million baht range (roughly $51,000 to $192,000 or 44,000 to 164,000 euros).
A realistic entry-level budget in Pattaya in 2026 is 1.4 to 1.8 million baht ($45,000 to $58,000 or 38,000 to 49,000 euros), which gets you an older studio condo of about 28 to 32 square meters in inland Jomtien.
For luxury property in Pattaya in 2026, expect to pay 25 to 60 million baht ($800,000 to $1.9 million or 683,000 to 1.6 million euros), which buys you a 2 to 3 bedroom beachfront condo of 90 to 150 square meters in Wongamat with sea views.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Pattaya.
Are Pattaya property listing prices close to the actual sale price in 2026?
In Pattaya in 2026, listing prices are typically about 7% higher than the final sale price, with older resale properties seeing even larger gaps.
This happens because many sellers in Pattaya list above their target price expecting negotiation, which is common in Thai property culture. Developers also offer promotions, furniture packages, or fee waivers that effectively lower the net price even when the sticker price looks firm.
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What is the price per sq m or per sq ft for properties in Pattaya in 2026?
As of early 2026, the average price per square meter for condos in Pattaya is about 125,000 baht ($4,000 or 3,430 euros), which works out to roughly 11,650 baht per square foot ($372 or 318 euros). The median price per square meter, including older resale stock, is closer to 110,000 baht ($3,500 or 3,000 euros), or about 10,200 baht per square foot ($326 or 279 euros).
Small sea-view studios in prime beachfront locations have the highest price per square meter in Pattaya because you pay a premium for the view and shared amenities, while larger inland family units in older buildings have the lowest price per square meter.
In Pattaya in 2026, Wongamat beachfront has the highest prices at 170,000 to 250,000 baht per square meter, driven by scarcity and sea views. East Pattaya and inland Jomtien edges have the lowest at 60,000 to 90,000 baht per square meter because they are farther from the beach and typically in older developments.
How have property prices evolved in Pattaya?
Compared to January 2025, Pattaya residential prices have risen about 4% in nominal terms, or about 3% after adjusting for inflation. This growth was driven by strong tourism recovery boosting rental demand, plus easier mortgage access from the Bank of Thailand's temporary LTV easing.
Looking back 10 years to January 2016, Pattaya property prices have increased roughly 45% in nominal terms, or about 25% in real terms after accounting for inflation. This long-term growth reflects rising land and construction costs across Thailand, plus recurring waves of international buyer interest in Pattaya's condo market.
By the way, we've written a blog article detailing the latest updates on property price variations in Pattaya.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing 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.
How do prices vary by housing type in Pattaya in 2026?
In Pattaya in 2026, condominiums make up about 65% of the residential market, followed by townhouses at 16%, detached houses at 10%, and twin houses at 9%, because Pattaya developed primarily as a condo-driven resort and expat destination.
The average condo price in Pattaya in 2026 is about 3.6 million baht ($115,000 or 98,000 euros). Townhouses average around 4.2 million baht ($134,000 or 115,000 euros). Twin houses run about 5 million baht ($160,000 or 137,000 euros). Detached houses are the priciest category at roughly 6.5 million baht ($208,000 or 178,000 euros) because they offer more land and privacy.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Pattaya?
- How much should you pay for an apartment in Pattaya?
- How much should you pay for a villa in Pattaya?
- How much should you pay for a condo in Pattaya?
How do property prices compare between existing and new homes in Pattaya in 2026?
In Pattaya in 2026, new construction typically costs about 20% more per square meter than comparable older resale units.
This premium exists because new buildings in Pattaya offer modern amenities like hotel-style facilities, better finishes, and energy-efficient designs that appeal especially to foreign buyers looking for a turnkey purchase.
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How do property prices vary by neighborhood in Pattaya in 2026?
Pratamnak is popular with expats who want a quieter lifestyle with easy access to both Pattaya and Jomtien beaches. Prices for 1 to 2 bedroom condos in Pratamnak range from about 3.5 to 18 million baht ($112,000 to $575,000), with per-square-meter rates of 120,000 to 170,000 baht ($3,800 to $5,400).
Jomtien offers a beach lifestyle with a wide range of budgets, from budget studios to nicer 2-bedroom units. Prices in Jomtien range from 1.4 to 12 million baht ($45,000 to $383,000), and per-square-meter rates run 80,000 to 140,000 baht ($2,600 to $4,500).
Wongamat is Pattaya's prime beachfront zone, home to high-end towers with luxury amenities. Prices here range from 12 to 60 million baht ($383,000 to $1.9 million), with per-square-meter rates of 170,000 to 250,000+ baht ($5,400 to $8,000+).
You will find a much more detailed analysis by areas in our property pack about Pattaya. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Type | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Wongamat | Luxury / beachfront | ฿12M-฿60M ($383k-$1.9M) | ฿170k-฿250k ($5,430-$7,990) | ฿15.8k-฿23.2k ($505-$741) |
| North Pattaya | Premium / commute | ฿5M-฿20M ($160k-$639k) | ฿120k-฿180k ($3,834-$5,751) | ฿11.2k-฿16.7k ($357-$534) |
| Central Pattaya | Walkable / popular | ฿2.5M-฿10M ($80k-$319k) | ฿90k-฿150k ($2,876-$4,792) | ฿8.4k-฿13.9k ($268-$446) |
| South Pattaya | Value / nightlife | ฿2M-฿8M ($64k-$256k) | ฿80k-฿130k ($2,556-$4,153) | ฿7.4k-฿12.1k ($248-$388) |
| Pratamnak | Expat / quieter | ฿3.5M-฿18M ($112k-$575k) | ฿120k-฿170k ($3,834-$5,431) | ฿11.2k-฿15.8k ($357-$505) |
| Jomtien | Expat / beach | ฿1.4M-฿12M ($45k-$383k) | ฿80k-฿140k ($2,556-$4,473) | ฿7.4k-฿13k ($238-$417) |
| Na Jomtien | Newer / resort | ฿3M-฿25M ($96k-$799k) | ฿110k-฿180k ($3,514-$5,751) | ฿10.2k-฿16.7k ($326-$534) |
| Naklua | Local / mixed | ฿2.5M-฿15M ($80k-$479k) | ฿90k-฿160k ($2,876-$5,112) | ฿8.4k-฿14.9k ($268-$476) |
| Thepprasit | Commute / value | ฿2M-฿9M ($64k-$288k) | ฿75k-฿120k ($2,396-$3,834) | ฿7k-฿11.2k ($223-$357) |
| East Pattaya | Family / space | ฿2.5M-฿12M ($80k-$383k) | ฿60k-฿95k ($1,917-$3,035) | ฿5.6k-฿8.8k ($178-$282) |
| Huay Yai | Family / new houses | ฿3.5M-฿20M ($112k-$639k) | ฿55k-฿85k ($1,757-$2,716) | ฿5.1k-฿7.9k ($163-$253) |
| Bang Saray | Lifestyle / upscale | ฿4M-฿30M ($128k-$958k) | ฿90k-฿160k ($2,876-$5,112) | ฿8.4k-฿14.9k ($268-$476) |
How much more do you pay for properties in Pattaya when you include renovation work, taxes, and fees?
In Pattaya in 2026, you should expect to pay an additional 6% to 10% on top of your purchase price to cover taxes, fees, and any renovation work.
If you buy a property around $200,000 (about 6.3 million baht) in Pattaya, you would typically add 500,000 to 630,000 baht ($16,000 to $20,000) for transfer fees, taxes, legal costs, and basic updates. This brings your total cost to roughly 6.8 to 6.9 million baht ($217,000 to $220,000).
For a property around $500,000 (about 15.7 million baht) in Pattaya, expect to add roughly 1 to 1.4 million baht ($32,000 to $45,000) in additional costs. Your all-in total would be around 16.7 to 17.1 million baht ($532,000 to $545,000).
If you're buying at the $1,000,000 level (about 31.3 million baht) in Pattaya, additional costs run about 1.9 to 2.5 million baht ($60,000 to $80,000). This puts your total investment at roughly 33.2 to 33.8 million baht ($1.06 to $1.08 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Pattaya.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Pattaya
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Transfer fees | Fees | About 0.5% to 2% of the purchase price, depending on how the split is negotiated between buyer and seller. On a 5 million baht property, this typically runs 25,000 to 100,000 baht ($800 to $3,200). |
| Specific Business Tax or Stamp Duty | Taxes | Either 3.3% Specific Business Tax (if seller owned less than 5 years) or 0.5% Stamp Duty. On a 5 million baht property, this ranges from 25,000 to 165,000 baht ($800 to $5,300). |
| Withholding Tax | Taxes | Calculated based on the seller's ownership period and appraised value. Usually paid by the seller, but can affect negotiation. Typically 1% to 3% of registered value. |
| Legal and due diligence | Fees | 30,000 to 120,000 baht ($1,000 to $3,800) for a lawyer to review contracts, check title, and handle paperwork. Higher end includes company structure setup for foreign buyers. |
| Basic renovation | Renovation | 50,000 to 300,000 baht ($1,600 to $9,600) for paint, light fixtures, AC servicing, and minor updates. Older resale units in Pattaya often need this level of refresh. |
| Full renovation | Renovation | 400,000 to 1.5 million baht ($12,800 to $48,000) for a complete overhaul including kitchen, bathrooms, flooring, and electrical. Needed for older Pattaya condos being modernized. |
| Sinking fund contribution | Fees | 20,000 to 120,000 baht ($640 to $3,800) as a one-time payment to the building's reserve fund. Required for new condos and sometimes on resale transfers in Pattaya. |
| Agent commission | Fees | Usually 3% to 5% of sale price, typically paid by the seller in Pattaya. Buyers sometimes pay a finder's fee of 1% to 2% if using a buyer's agent. |
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.
What properties can you buy in Pattaya in 2026 with different budgets?
With $100,000 (about 3.1 million baht) in Pattaya in January 2026, you can buy a 1-bedroom condo of about 35 square meters in South Pattaya (existing), a large studio of about 32 square meters in Jomtien (existing), or an older 1-bedroom of about 38 square meters on the fringe of Central Pattaya (existing).
With $200,000 (about 6.3 million baht) in Pattaya in January 2026, you can buy a 2-bedroom condo of about 55 to 60 square meters in Pratamnak (existing), a newer 1-bedroom of about 40 square meters in Na Jomtien (newer building), or a townhouse of about 110 to 130 square meters in East Pattaya (existing).
With $300,000 (about 9.4 million baht) in Pattaya in January 2026, you can buy a 2-bedroom condo with a higher floor and better view of about 65 square meters in North Pattaya (existing), a small detached house of about 160 to 180 square meters built area in Huay Yai (existing), or a newer 2-bedroom condo of about 60 square meters in Na Jomtien.
With $500,000 (about 15.7 million baht) in Pattaya in January 2026, you can buy a sea-view 2-bedroom condo of about 80 to 90 square meters in Wongamat (existing or new-ish), an entry-level detached pool villa of about 220 square meters built area in East Pattaya (existing), or a large 3-bedroom condo of about 110 square meters in Pratamnak (existing).
With $1,000,000 (about 31.3 million baht) in Pattaya in January 2026, you can buy a luxury 2 to 3 bedroom beachfront condo of about 120 square meters in Wongamat (new-ish), a high-spec pool villa of about 350 square meters built area in Huay Yai (newer construction), or a premium large condo of about 150 square meters in North Pattaya.
With $2,000,000 (about 62.6 million baht), there is a real market in Pattaya, mainly at the very top end: a prime beachfront luxury condo of 150 to 200 square meters in Wongamat (new construction), an ultra-luxury sea-view penthouse-style unit of about 200 square meters in Wongamat or North Pattaya, or a signature villa estate of 600+ square meters built area in the upscale pocket of Bang Saray.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Pattaya.
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 |
|---|---|---|
| CBRE Thailand | CBRE is a global real estate research firm with long-running, structured market databases covering Pattaya. | We used their Pattaya condo pricing per square meter as our main benchmark. We also used their market area definitions for neighborhoods like Wongamat, Pratamnak, and Jomtien. |
| REIC (Government Housing Bank) | REIC is Thailand's widely-cited public real estate data center under the Government Housing Bank. | We used their Chonburi housing market data to understand price band distributions. We also used it to estimate where 80% of buyers fall in terms of budget. |
| Bank of Thailand RPPI | This is the Thai central bank's official residential property price index series. | We used this to anchor Thailand-wide price growth trends. We then adjusted for Pattaya's local factors like tourism demand and foreign buyer interest. |
| Ministry of Commerce CPI | This is Thailand's official consumer price index publication site. | We used this to calculate real (inflation-adjusted) price changes over 1-year and 10-year periods. We kept our real growth claims consistent with official inflation data. |
| Bank of Thailand FX Rates | This is the official central bank source for Thai baht exchange rates. | We used late December 2025 rates to convert all baht prices to US dollars. We applied the rate of 1 USD to approximately 31.3 baht throughout the article. |
| European Central Bank | The ECB is an official monetary authority publishing daily reference exchange rates. | We used their EUR/THB rate to convert prices to euros. We used late December 2025 as the closest observable reference point for January 2026 conversions. |
| Thailand Revenue Department | This is the official tax authority's English reference for property transaction taxes. | We used this to ground our taxes and fees section. We explained Specific Business Tax and other transaction costs based on their official guidelines. |
| Reuters | Reuters is a major wire service with strict sourcing and fact-checking standards. | We used their reporting on the Bank of Thailand's LTV easing policy. We referenced this as a market driver affecting buyer affordability in 2025-2026. |
| REIC Condo Price Index | REIC tracks condo price movements and developer pricing strategies across Thailand. | We used their analysis of developer promotions and pricing tactics. We referenced this to explain why listing prices often differ from actual sale prices. |
| DDProperty Thailand | DDProperty is one of Thailand's largest property listing portals with extensive Pattaya coverage. | We cross-referenced active listings to verify our price range estimates. We checked that our neighborhood-level data matched what is actually on the market. |
| Hipflat Thailand | Hipflat aggregates property data and provides market insights for Thai cities including Pattaya. | We used their listing data as a secondary verification source. We compared their asking prices to our CBRE-anchored estimates. |
| Thailand Board of Investment | BOI publishes official data on foreign investment trends including real estate. | We referenced their data to understand foreign buyer patterns in Pattaya. We factored this into our analysis of what drives demand in different neighborhoods. |
| Pattaya City Hall | Local government source for building permits and development approvals. | We used permit data to understand new supply pipeline in Pattaya. We factored this into our assessment of where prices may face pressure. |
| Land Department Thailand | Official source for property transfer records and registered prices. | We referenced their data methodology for understanding how registered prices compare to actual transaction prices. We used this to estimate the listing-to-sale price gap. |
| Colliers Thailand | Colliers is a global real estate services firm with Thailand market coverage. | We used their market commentary to cross-check CBRE's findings. We verified that our price trend estimates aligned with multiple professional sources. |
| Knight Frank Thailand | Knight Frank is an international property consultancy with Bangkok and Eastern Seaboard coverage. | We referenced their luxury market reports for high-end pricing benchmarks. We used their insights on Wongamat and premium segments. |
| JLL Thailand | JLL is a Fortune 500 company providing commercial and residential property research. | We used their market outlook reports as background context. We verified our supply and demand assumptions against their professional analysis. |
| National Statistical Office Thailand | NSO is the official government statistics agency for Thailand. | We used their demographic and housing census data for context. We referenced population and household formation trends affecting Pattaya demand. |
| Tourism Authority of Thailand | TAT is the official source for tourism statistics affecting Pattaya's economy. | We used tourism recovery data to explain rental demand drivers. We connected visitor numbers to buy-to-let investment logic in Pattaya. |
| Bank of Thailand Monetary Policy | The central bank sets interest rates and mortgage lending policies for Thailand. | We referenced their policy announcements on LTV ratios and interest rates. We explained how these affect buyer affordability in the Pattaya market. |
| Thai Condominium Association | Industry body representing condo developers and management companies in Thailand. | We used their data on sinking fund and common fee practices. We referenced typical move-in costs for Pattaya condo purchases. |
| Thai Real Estate Association | Trade association representing property developers across Thailand. | We referenced their market sentiment surveys and developer outlooks. We used this to understand pricing strategies in the Pattaya new-build market. |
| Numbeo Cost of Living Index | Numbeo aggregates user-submitted cost data including property prices globally. | We used their data as a reality check for our estimates. We compared Pattaya to other Thai cities and regional destinations. |
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