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What will happen in Pattaya’s real estate market? Will prices go up or down? Is Pattaya still a hotspot for foreign investors? How is Thailand’s government impacting real estate policies and taxes in 2025?
We’re constantly asked these questions because we’re deeply involved in this market. Through our work with developers, real estate agents, and clients who buy properties in Pattaya, we’ve gained firsthand insights.
That’s why we created this article: to provide clear answers, insightful analysis, and a well-rounded perspective on market predictions and forecasts.
Our goal is simple: to ensure you feel informed and confident about the market without needing to look elsewhere. If you think we missed the mark or could do better, we’d love to hear your thoughts. Feel free to message us with your feedback or comments, and we’ll work hard to improve this content for you.

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1) More Chinese buyers will enter the Pattaya market as travel restrictions lift
In 2023, Chinese buyers were a dominant force in Thailand's real estate market, especially in places like Pattaya.
Pattaya has long been a favorite spot for Chinese tourists, who have played a big role in boosting the local economy. Even though recent visa rules and concerns about unaccounted funds caused a dip in Chinese tourist numbers, easing travel restrictions is expected to bring them back.
With better flight connections between China and Thailand, it's now easier for Chinese investors to visit and manage their properties. This convenience, along with government efforts to attract foreign investment, is likely to increase Chinese interest in Pattaya's real estate.
Chinese buyers have been particularly active in the condominium market, accounting for nearly half of the units transferred to foreign clients. They also made up a significant portion of the total transaction value, showing their strong presence in the market.
As travel becomes more accessible, Chinese investors are expected to return to Pattaya, drawn by its appeal as both a tourist and investment destination. The local real estate market is poised to benefit from this renewed interest.
With these factors in play, Pattaya's real estate scene is set for a boost, as Chinese buyers look to capitalize on the opportunities available. Their influence is likely to grow as travel restrictions continue to ease.
Sources: Pattaya Mail, Nation Thailand, The Diplomat
2) Rental yields in Pattaya will rise as tourism recovers and short-term rentals become more popular
Pattaya is buzzing with tourists as the city aims for 23 million visitors in 2023 and 27 million in 2024.
With this influx, short-term rentals are becoming hot property. Tourists love the flexibility and unique vibe of these rentals over traditional hotels, and platforms like Airbnb are making it easier than ever to find the perfect spot.
The local tourism authority is pulling out all the stops, hosting events and exhibitions that not only draw in more visitors but also boost Pattaya's image as a must-see destination. This buzz is great news for property owners, as it means higher rental yields.
Thailand's economic recovery plans, like the successful “Phuket Sandbox” program, are paving the way for even more tourism growth. This economic upswing is vital for keeping rental yields strong in bustling tourist spots like Pattaya.
As tourism rebounds, rental yields in Pattaya are set to improve, thanks to the growing popularity of short-term rentals. The city's vibrant atmosphere and strategic promotions are making it a top choice for travelers.
For anyone considering buying property in Pattaya, now's the time to jump in. The combination of increased tourism and the rise of short-term rentals is creating a perfect storm for boosting property investment returns.
Sources: Bangkok Post, Statista, St. Andrews Economist, Horizon Homes

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.
3) Budget property prices will drop slightly as new developments boost supply
Pattaya is buzzing with new property developments, especially in Jomtien and Pratumnak.
With projects like Arom Jomtien and Copacabana Beach Jomtien popping up, the competition among properties is heating up. This has led to more vacant budget properties, as seen in the rental market discussions.
Real estate agencies are noticing a surplus of budget condos and houses in Pattaya. In 2023 alone, there were 1,512 listings, hinting at an oversupply.
As a result, rental yields are dropping because landlords are lowering prices to attract tenants. This is a great time for potential buyers to explore options.
For those looking to invest, the current market offers a variety of choices at competitive prices. The abundance of listings means you can find something that fits your needs.
Keep an eye on these trends, as property prices might dip slightly with the ongoing increase in supply.
Sources: FazWaz, Thavorn Asia Property, Krungsri Research
4) Yields on budget properties will rise as more locals look for affordable housing options
Demand for affordable housing in Pattaya is on the rise, especially in 2023 and 2024.
Condos are becoming the go-to choice, making up 55% of all property sales in 2023. With 250 buyers choosing condos over just 23 for houses and 13 for villas, it's clear that locals are leaning towards budget-friendly options.
The government's "Housing for Thais" project is a game-changer. They're rolling out 1 million affordable units with monthly payments starting at about 4,000 baht, making quality housing accessible for low-income citizens.
Thailand's economy is on the upswing, with a 2.3% GDP increase in the second quarter of 2024. This growth is empowering the middle class to invest in homes, boosting the demand for affordable housing.
As more locals flock to urban areas like Pattaya for job opportunities, the preference for budget housing is expected to keep growing. This shift is likely to increase budget property yields as more people seek affordable options.
Sources: Bangkok Post, FazWaz, Nation Thailand
5) Mid-range property prices will stay stable as both local and foreign buyers are served
Mid-range property prices in Pattaya have stayed steady because the city attracts both local and foreign buyers.
Expatriates and digital nomads are flocking to Pattaya, drawn by its affordable living costs and vibrant lifestyle. The city offers reliable internet, making it a hotspot for remote workers. This influx of international residents keeps the demand for mid-range properties strong.
Thailand's economy is stable, which means local purchasing power remains solid. This stability helps maintain a consistent demand for mid-range homes. Plus, the government's Eastern Economic Corridor project is encouraging foreign investment, which is boosting property values in this segment.
Investors find mid-range properties appealing because they offer rental yields between 5% and 8%. These returns are stable, making it a reliable investment. The growing middle class in Thailand is also on the lookout for quality yet affordable housing, further driving demand.
With a rising middle class, there's a clear preference for quality housing that doesn't break the bank. This trend is a key factor in the steady demand for mid-range properties. The market is catering to both local needs and international interests, ensuring a balanced growth.
Sources: Pearl Property Thailand, Right Move Pattaya
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6) Luxury property returns will dip slightly due to high purchase prices impacting yields
Property prices in Pattaya's luxury market have surged, especially in 2023 and 2024.
In areas like Wong Amat, condos are fetching up to 188,000 baht per square meter, making beachfront properties particularly pricey. This trend is reshaping the market dynamics, as high purchase prices often lead to lower rental yields. Even with a strong demand for condos, investors might find it challenging to get the rental returns they need to cover these high costs.
The average rental budget for a condo in Pattaya is expected to hover around 18,000 THB, which might not match the rising property prices. This mismatch could mean that investors will struggle to achieve desired returns. The market is also bracing for an influx of new luxury properties, with 5,000 new condo units expected in 2024, which could increase competition among landlords.
As more properties become available, landlords might have to lower rental rates to attract tenants. This increased supply, coupled with potential economic downturns, could impact disposable income and rental affordability, further affecting rental yields. Economic indicators suggest a potential downturn, which could make it even harder for landlords to maintain high rental rates.
With more properties on the market, landlords will need to be strategic to keep their units occupied. The competition could lead to rental rates being driven down as landlords vie for tenants. This scenario is particularly concerning for those who have invested heavily in high-priced properties, as their returns might not meet expectations.
In summary, while the luxury property market in Pattaya is booming, the high purchase prices are likely to impact rental yields. Investors should be cautious and consider the potential for slight declines in luxury property yields as they navigate this evolving market landscape.
Sources: Bangkok Post, FazWaz
7) Demand in East Pattaya will rise as new infrastructure projects enhance connectivity
East Pattaya is set to become a hot spot thanks to new infrastructure projects boosting connectivity.
In recent years, the Eastern Economic Corridor (EEC) has poured a whopping 650 billion Thai baht into modernizing infrastructure, focusing on areas like East Pattaya. This includes major projects like the Map Ta Phut Industrial Port and Laem Chabang Port developments, which are all about making East Pattaya more accessible.
The new electric monorail, known as the Red Line, is a real game-changer for Pattaya City. It's designed to cut down on traffic jams and offer a cleaner, more efficient way to get around. Plus, there's a proposed transport network that will link U-Tapao International Airport to Pattaya City and beyond, making travel smoother for everyone.
With these connectivity upgrades, East Pattaya's real estate market is catching more eyes. As property prices in central Pattaya climb, folks are looking to East Pattaya for more affordable options. Developers are jumping on this trend, building new condos and luxury homes to meet the demand from expatriates and professionals tied to the EEC. New residential zones with smart homes and key amenities are popping up to cater to this influx.
These changes are not just about convenience; they're setting the stage for sustainable growth in the region. The improved infrastructure is making it easier for people and goods to move around, which is a big plus for the local economy. East Pattaya is becoming a more attractive place to live and invest, thanks to these developments.
As these projects continue to unfold, East Pattaya is likely to see even more interest from buyers and investors. The area's transformation is well underway, and it's clear that connectivity is the key to its future success.
Sources: FazWaz, Asian Development Bank, Siam Legal
8) Foreign investors will favor eco-friendly projects as sustainability gains global importance
The global market is increasingly leaning towards eco-friendly developments, especially in the housing sector.
In 2024, the green buildings market for single-family homes was valued at $156.76 billion, and it's expected to grow to $179.09 billion by 2025. This rapid growth, with a strong annual rate of 14.2%, is fueled by rising concerns over sustainability and climate change.
People, particularly millennials, are driving this change by seeking sustainable living options. Take the Mahindra Zen project in India, for example, which focuses on net-zero waste and energy. It sold over 150 homes in just two days, highlighting a clear demand for eco-friendly housing.
Governments are also jumping on board, offering incentives for green projects. In Thailand, developers who use renewable energy or meet energy efficiency standards can enjoy financial benefits, making sustainable investments more appealing.
These incentives are not just about saving money; they reflect a broader shift in priorities. As sustainability becomes a global focus, foreign investment is likely to pivot towards eco-friendly developments.
Investors are increasingly aware that eco-friendly projects are not just a trend but a smart financial move. With the world moving towards sustainability, the demand for green buildings is set to rise, making it a lucrative opportunity.
Sources: The Business Research Company, CJ Samui Builders

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.
9) Eco-friendly developments will increase in North Pattaya as environmental awareness rises
North Pattaya is seeing a rise in eco-friendly developments as environmental awareness grows.
Thanks to the Thai government's push for sustainability, green building standards like TREES and LEED are becoming the norm in both commercial and residential projects. This shift shows a strong commitment to environmental sustainability, with developers eager to meet these standards.
Buyers in Pattaya are increasingly interested in sustainable living, and many are willing to pay a premium for properties with green features. This trend is pushing developers to prioritize eco-friendly projects, recognizing the long-term benefits for both the environment and property values.
The Thai government is sweetening the deal with incentives for green building practices. Developers are encouraged to use energy-efficient designs and renewable energy sources, aligning with efforts to improve public transportation and urban planning. This approach aims to balance development with environmental conservation.
Media coverage in Thailand is also playing a role, with a growing focus on environmental issues. This has led to increased public awareness and demand for sustainable practices, further driving the adoption of green building standards in North Pattaya.
Sources: Pearl Property Thailand, Property in Thailand, Baker McKenzie Resource Hub
10) Virtual reality tours will attract more international buyers as they become a standard tool for property viewings
Virtual reality tours are becoming a game-changer for property viewings, especially for international buyers.
In 2023, VR tours captured a significant 43.9% of the virtual tour market, highlighting their growing popularity. By 2025, the global market value of VR in real estate is expected to hit $2.6 billion, showing just how much this technology is taking off.
In places like Pattaya, real estate agencies such as Town & Country Property and RE/MAX Capital Property are leading the way by offering personalized and immersive VR experiences to potential buyers. This is a big deal for international buyers who can now explore properties from afar, making the whole process much easier and more convenient.
People are really starting to prefer virtual tours because they're so convenient. In 2023, 67% of home buyers said they preferred listings with virtual tours. Plus, these tours keep potential buyers on websites longer, which means a better chance of selling the property. Homes with virtual tours not only sold for 9% more on average but also closed 31% faster than those without.
Thanks to tech advancements, VR is now more accessible and affordable, prompting more real estate companies to jump on board. This has been a smart move, as businesses have seen a boost in bookings and conversion rates. International buyers love the immersive experience, which helps them visualize properties better.
Sources: PhotoUp, Market.us, RE/MAX Capital Property
11) Demand for homes with high-speed internet will grow as remote work becomes standard
Remote work is now a major part of our lives, and it's changing how we think about buying homes.
In places like Pattaya, high-speed internet has become a top priority for homebuyers. Real estate listings are now highlighting this feature, showing that people want homes that meet their digital needs. With more people working from home, having a fast and reliable internet connection is no longer a luxury—it's a necessity.
Thailand's Work from Home Bill supports this shift by ensuring remote workers have the same rights as office workers. This legal backing makes reliable internet a crucial factor in property decisions. Thanks to improvements in internet speeds, as noted by Ookla, high-speed internet is more accessible, which is driving up demand for properties that offer it.
Smart home devices and digital nomads are flocking to Pattaya, showing a clear preference for tech-friendly homes. Buyers aren't just looking for a place to live; they want a space that works with modern technology. The Thai government's push to improve digital infrastructure is also boosting property values, making high-speed internet a key selling point.
In Pattaya, the influx of digital nomads is reshaping the real estate market. These tech-savvy individuals are looking for homes that can support their lifestyle, which means properties with high-speed internet are in high demand. The trend is clear: if a home doesn't have fast internet, it's likely to be overlooked.
As remote work becomes the norm, buyers will prioritize properties with high-speed internet. This shift is not just a trend; it's a fundamental change in what people value in a home.
Sources: Pearl Property Thailand, ASEAN Briefing, Ookla, FazWaz
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12) Health and wellness features will be a major draw for new residential projects
In recent years, there's been a noticeable shift in how people view their homes, with a focus on health and wellness.
Back in 2023 and 2024, the global spending on wellness real estate was growing rapidly, outpacing general construction spending by a large margin. This trend highlighted a strong demand for homes that offer more than just a place to live—they need to support a healthy lifestyle. People are increasingly interested in holistic health and wellness lifestyles. This was evident in the booming wellness tourism industry, with Thailand being a major player in the Asia-Pacific region.
As more luxury homeowners sought properties that promote relaxation and well-being, developers began to incorporate wellness-focused amenities into their projects. Moreover, the rise of integrated wellness communities, like Amatara Residences Rayong in Thailand, showcased how residential developments could cater to this demand. These communities offered facilities such as private fitness centers and spa facilities, which became attractive features for potential buyers.
Surveys from that time also indicated a growing preference for homes with wellness features, further driving this trend. The demand for homes that support a healthy lifestyle was evident in the booming wellness tourism industry, with Thailand being a major player in the Asia-Pacific region. As more luxury homeowners sought properties that promote relaxation and well-being, developers began to incorporate wellness-focused amenities into their projects.
Moreover, the rise of integrated wellness communities, like Amatara Residences Rayong in Thailand, showcased how residential developments could cater to this demand. These communities offered facilities such as private fitness centers and spa facilities, which became attractive features for potential buyers. Surveys from that time also indicated a growing preference for homes with wellness features, further driving this trend.
Sources: Bangkok Post, CoStar, McFerrin Real Estate
13) Mid-range property yields will stay steady due to ongoing demand from expats and long-term tourists
Pattaya has become a hotspot for expatriates looking for a vibrant lifestyle and affordable living.
With its sunny climate and lively atmosphere, Pattaya is drawing in not just expats but also long-term tourists who are eager to settle down for a while. This influx is boosting the rental market, especially with platforms like Airbnb making short-term stays easier. Meanwhile, expats and retirees are eyeing long-term rentals, particularly in areas close to international schools and business hubs.
Mid-range rental properties, those priced between THB 10,000 and 30,000 per month, are seeing a lot of interest. These properties are a big chunk of what's available, and occupancy rates in this segment are holding steady. This stability is a good sign for potential investors.
Historically, rental yields for mid-range properties have been stable, which is reassuring for anyone considering investing in this market. The demand from expatriates and long-term tourists is a key factor in maintaining these yields.
For those looking to invest, the steady demand and stable yields make mid-range properties a smart choice. The city's appeal to both expats and tourists ensures that the rental market remains robust.
As Pattaya continues to attract a diverse crowd, the real estate market, especially mid-range rentals, is expected to stay strong. This trend is likely to persist, driven by the city's unique blend of lifestyle and opportunity.
Sources: REM Thailand, Siam Properties, Global Property Guide
14) Property prices in Pattaya will stabilize as the market adapts to new supply and demand trends
The property market in Pattaya is seeing stabilization in prices due to changing supply and demand dynamics.
In 2024, developers launched 5,000 new condo units, a 50% increase from the previous year, which has kept prices steady as many units remain unsold. This surge in supply is a key factor in the market's current state.
Foreign investment, especially from China and Russia, has been a game-changer. In 2023, there was a noticeable uptick in foreign buyers, some purchasing multiple units in single projects. This trend is bolstered by attractive rental yields, drawing in digital nomads and expatriates.
By late 2024, the average gross rental yield for apartments in Pattaya was 6.25%, reflecting a robust rental market. This has made Pattaya an appealing destination for long-term visitors looking for investment opportunities.
Government initiatives like the Eastern Economic Corridor (EEC) and infrastructure upgrades have also contributed to market stability. These efforts, although not detailed in specific policies, have helped maintain a balanced market environment.
Pattaya's real estate market is known for its cyclical nature, with prices fluctuating based on economic indicators and tourism trends. After the pandemic, the market rebounded, showcasing its resilience and cyclical patterns.
Sources: Bangkok Post, FazWaz, Global Property Guide

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.
15) Demand for retirement-friendly properties in Pattaya will grow as the population ages
The aging population in Pattaya is driving demand for retirement-friendly properties.
Pattaya is a hotspot for retirees, thanks to its affordable cost of living and top-notch healthcare. The city is buzzing with a vibrant expat community, making it a welcoming place for those looking to settle down in their golden years. As more retirees flock to Pattaya, the need for homes that offer comfort and convenience is on the rise.
By 2024, Pattaya had fully embraced its status as an aging society, with over 13.2 million people aged 60 and above, accounting for 20.36% of the population. This shift means more folks are on the hunt for homes that cater to their needs as they age.
The real estate scene in Pattaya is catching on to this trend. Developers are rolling out properties with senior-friendly features, like age-friendly infrastructure and wellness-focused communities. This shift is clear in the growing sales of homes designed with accessibility and senior amenities in mind.
For those considering a move, Pattaya offers a unique blend of comfort and community. The city’s real estate market is evolving to meet the needs of its aging residents, ensuring that retirees can enjoy a fulfilling lifestyle.
With its world-class healthcare facilities and a thriving community, Pattaya is not just a place to live; it's a place to thrive. The demand for retirement-friendly properties is only set to grow as more people discover what this city has to offer.
Sources: Nation Thailand, Siam Properties, Nestopa
16) Demand for international schools and family-friendly neighborhoods will grow as the expat community expands
Pattaya's expatriate community is booming, sparking a surge in demand for international schools and family-friendly neighborhoods.
Thanks to the Eastern Economic Corridor (EEC), foreign investments are pouring in, turning Pattaya into a bustling hub for both industry and living. This influx is not just about business; it's reshaping the city's residential landscape too. More expatriates are moving in, and this trend shows no signs of slowing down.
International schools are feeling the impact, with a 10.2% jump in enrollments in 2024, as reported by the Kasikorn Research Center. While Thai schools see fewer students, expatriate families are clearly opting for international education. New schools are popping up, driven by the economic boom in major cities, catering to this growing demand.
The real estate scene is buzzing, especially in family-friendly areas. The EEC's influence is pushing up property values, and foreign investments are fueling the development of new condos and luxury homes. Expat families are drawn to these areas, seeking environments that suit their lifestyle.
Family-oriented services are expanding too. New shopping malls and condo complexes are cropping up, aligning perfectly with what the growing expatriate community wants. These developments are not just about homes; they're about creating a lifestyle that appeals to international families.
As Pattaya evolves, the demand for international schools and family-friendly neighborhoods is set to keep rising, driven by the city's transformation into a vibrant, international hub.
Sources: Nation Thailand, Thailand Locality Guide, FazWaz
17) Young professionals will look for homes in areas with strong internet for remote work
Young professionals are increasingly embracing remote work, especially in 2023 and 2024.
In Thailand, many are open to working overseas, seeking better opportunities and experiences. This shift is evident in places like Pattaya, where real estate listings now highlight internet connectivity as a major selling point. The influx of digital nomads, who need reliable internet, is driving this trend.
High-speed internet is now a must-have, with coworking spaces popping up to meet the demand. These spaces offer fast internet and comfortable workstations, making them ideal for remote workers. The Thai government is also stepping up, enhancing internet infrastructure to support this new way of working.
With tech-savvy industries on the rise, properties that cater to remote work needs are in high demand. Homes with strong internet and close to coworking spaces are seeing a boost in value. This is a golden opportunity for those looking to invest in real estate.
In Pattaya, the real estate market is adapting quickly. Internet connectivity is now a key factor in property value, thanks to the growing number of remote workers. The government's efforts to improve infrastructure are paying off, making these areas more attractive.
For anyone considering buying property in Thailand, focusing on areas with good internet connectivity is wise. Young professionals are flocking to these locations, making them prime spots for investment.
Sources: Nation Thailand, ASEAN Briefing, Five Star Villas and Condos
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18) Rents in older buildings will drop as new developments provide better amenities
Rents in older buildings are dropping as new developments with better amenities emerge.
In places like Phuket, landlords of older properties are struggling with higher vacancy rates because tenants are drawn to modern features. These new buildings often come with gyms, pools, and smart home technology, which are in high demand.
Take Pattaya, for example, where the influx of visitors has led to increased demand for modern properties. People are willing to pay more for the convenience and lifestyle these new developments offer.
There's a lot of money going into new construction projects, not just to build but to enhance the living experience. This means older buildings, which often lack these features, have to lower their rental prices to stay competitive.
Investors are keen on these new projects because they know tenants want more than just a place to live. They want a community, a lifestyle, and modern conveniences that older buildings just can't provide.
As a result, the rental market is shifting, and older properties are feeling the pressure. They need to adapt or face the reality of declining rents as tenants flock to newer, more appealing options.
Sources: The Thaiger, Global Property Guide, Krungsri Research
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility.