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
What do the latest numbers reveal about Pattaya’s real estate market? Are property prices on the rise, or are they stabilizing? Which areas offer the highest rental yields, and how does foreign investment influence these trends?
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 invest in Pattaya, we’ve gained firsthand insights into these trends. Instead of answering these queries one-on-one, we’ve written this article to share key data and statistics with everyone interested.
Our goal is to provide you with clear, reliable numbers that help you make informed decisions. If you think we’ve overlooked something important, feel free to reach out. Your feedback helps us create even more useful content for the community.

How this content was created 🔎📝

1) The number of expats in Pattaya grew by 5% in 2024
In 2024, the number of expats living in Pattaya increased by 5%.
Pattaya has always been a magnet for expatriates, thanks to its affordable cost of living paired with modern amenities. This combination is especially enticing for retirees, business owners, and digital nomads. The city is also evolving, offering more family-friendly environments and investment opportunities, which attract people globally.
Moreover, the introduction of long-term visa programs, such as the Long-Term Resident (LTR) visa, has simplified the process for expats to settle in Pattaya. This has led to a growing community of digital nomads and attracted expats from diverse regions, including Russia, India, and the Middle East.
While specific data on the 5% increase isn't detailed, these elements contribute to the overall trend of a rising expat population in Pattaya.
Sources: Pattaya Mail
2) By 2025, retirees will make up about 20% of property buyers in Pattaya
In 2025, about 20% of property buyers in Pattaya are retirees.
Pattaya has become a popular retirement haven, attracting retirees with its vibrant lifestyle and international appeal. This city offers a lively yet comfortable environment, making it an ideal place for those looking to settle down.
Government initiatives, like the Thailand Elite Visa Program, have played a significant role in drawing retirees. These programs provide long-term residency options, simplifying the process for older individuals to invest in property and enjoy their retirement in Thailand.
The real estate market trends from 2024 to 2025 have shown a strong tourism sector and increased foreign investment. This favorable environment likely encourages retirees to consider Pattaya for vacation homes or permanent retirement properties.
Retirees are particularly interested in Pattaya due to its affordable cost of living compared to Western countries. This financial advantage allows them to maintain a comfortable lifestyle without stretching their budgets.
Additionally, the city's excellent healthcare facilities provide peace of mind for retirees, ensuring they have access to quality medical care when needed.
Sources: Pearl Property Thailand, Property in Thailand, The Thaiger

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.
3) Beachfront properties in Pattaya are selling for at least 20% more than inland properties in 2025
In 2025, beachfront properties in Pattaya are selling for at least 20% more than similar properties inland.
Why the higher price tag? It's all about location and views. Beachfront properties are in high demand because they offer stunning views and prime spots right by the water. This makes them more desirable compared to properties further inland.
Central Pattaya and Jomtien Beach are hotspots. These areas, known for their beautiful beaches, have seen steady appreciation in property values. This trend is a big reason why beachfront properties are fetching higher prices.
Luxury is another key factor. High-end beachfront condos come with top-notch amenities and breathtaking sea views. These features not only justify the higher prices but also attract buyers looking for a slice of paradise.
Investors are taking note too. The demand for luxury properties, especially those on the beach, remains strong. Rental yields for these properties are expected to be high, making them attractive investments for those looking to capitalize on the market.
Sources: Pearl Property Thailand, FazWaz, Property in Thailand
4) By 2025, a studio apartment in Pattaya will average about 1.5 million THB
In 2025, the average price for a studio apartment in Pattaya is about 1.5 million THB.
Just a couple of years ago, in 2023, the median price per square meter for a studio in Pattaya was around ฿90,424. With studio sizes typically ranging from 27 to 30 square meters, buyers were looking at prices between ฿2,450,000 and ฿2,727,000.
So, what changed? The market dynamics in Pattaya have shifted significantly. Factors like fluctuating demand, evolving economic conditions, and new developments have played a role in bringing the average price down to 1.5 million THB by 2025.
These changes might be surprising, but they reflect a broader trend in the real estate market. Pattaya's appeal as a destination for both tourists and expats has influenced these shifts, making it a more attractive option for potential buyers.
For those considering a purchase, this price drop could be an opportunity. The current market conditions might offer a chance to invest in a property at a more affordable rate than in previous years.
Understanding these dynamics is crucial for making informed decisions. Whether you're looking for a vacation home or a long-term investment, knowing the market trends can help you navigate the buying process more effectively.
Sources: Properstar, FazWaz
5) By 2025, a penthouse in Pattaya will average around 10 million THB
In 2025, the average price of a penthouse in Pattaya is around 10 million THB.
This price surge is fueled by the growing demand for luxury condos and beachfront villas in Thailand, especially in hotspots like Pattaya. Over recent years, more people have shown interest in high-end properties, pushing prices upward. Pattaya's allure isn't just about its beaches; it's about the lifestyle and investment potential it offers.
Investment opportunities in Pattaya are another key factor. The city has undergone significant infrastructure improvements, including a high-speed rail project linking it with Bangkok, Hua Hin, and Chiang Mai. This enhanced connectivity has made Pattaya more appealing to investors, boosting property values, especially near new stations.
While specific penthouse price data is scarce, we can observe general property trends. For example, in Phuket, beachfront properties have shown high demand and potentially higher values, which might mirror Pattaya's situation. The buying process in Pattaya, where a typical deposit is 10% of the unit cost, also reflects the market dynamics influencing property prices.
In Pattaya, the real estate market is shaped by both local and international interest. The city's strategic location and improved infrastructure make it a prime spot for real estate investment. As more investors flock to the area, property values continue to rise, making it a lucrative market for potential buyers.
For those considering a purchase, understanding these dynamics is crucial. The combination of increased demand and strategic development positions Pattaya as a key player in Thailand's real estate scene. With its vibrant lifestyle and promising investment returns, Pattaya remains a top choice for property buyers.
Sources: Nestopa, Pattaya Prestige Properties, Property in Thailand
Get fresh and reliable information about the market in Pattaya
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.

6) Condos in Pattaya are yielding rental returns of 5% to 7% annually
In Pattaya, condo rental yields are averaging between 5% to 7% annually.
Central Pattaya and beachfront areas are particularly lucrative, offering higher rental yields due to their prime locations. These spots are always buzzing with tourists, thanks to their proximity to attractions and amenities, making them perfect for short-term rentals.
When it comes to property types, luxury condos often outperform standard or older properties in terms of rental yields. These upscale, well-maintained condos can sometimes push yields up to 8% annually, attracting tenants willing to pay a premium for quality.
The market has been on a steady recovery path since the COVID-19 pandemic, with increased interest from both local and foreign buyers. This renewed interest has helped stabilize the market, ensuring consistent rental income and the potential for long-term capital growth.
Investors are finding that the demand for condos in prime locations remains strong, driven by the area's appeal to tourists and expatriates alike. This demand supports the robust rental yields that make Pattaya an attractive investment destination.
Overall, the combination of location, property type, and market recovery is creating a favorable environment for condo investors in Pattaya.
Sources: Global Property Guide, Pearl Property Thailand
7) In 2025, the average age of property buyers in Pattaya is about 45 years old
The average age of property buyers in Pattaya is expected to be around 45 years old in 2025.
Most condo buyers in Pattaya fall between the ages of 35 and 55. This group usually has the financial stability and savings necessary for property investment, making the average age of 45 quite plausible.
There's a noticeable increase in interest from Thai buyers, particularly young professionals and middle-class families. Urbanization, economic growth, and better financial literacy are driving these groups to consider property investments as they reach a more mature age.
The Pattaya condo market is appealing to both local and international buyers. While remote work and digital nomadism attract younger expatriates, the financial stability needed for property investment still suggests an average buyer age of around 45.
Market dynamics show that the Pattaya condo market is adapting to cater to diverse buyers. Despite the influx of younger expatriates, the financial requirements for purchasing property mean that the typical buyer remains in their mid-40s.
As the market evolves, the blend of local and international interest continues to shape the buyer demographic, reinforcing the trend of an average age of 45 years.
Sources: Pearl Property Thailand, FazWaz, Property in Thailand
8) Properties in Pattaya are expected to appreciate by about 3% annually in 2025
The average annual appreciation rate for properties in Pattaya is around 3% in 2025.
Pattaya is drawing in both local and foreign buyers, making it a hot spot for real estate. This city is not just a tourist destination; it's becoming a sought-after place to live and invest. The demand for condominiums is on the rise, which is a big reason for the steady increase in property values.
New condominium projects are popping up, especially around Jomtien Beach. This surge in supply is creating a competitive market, nudging property prices upward. International investors and entrepreneurs are showing positive sentiment, adding more fuel to the demand.
Thailand's economic recovery is another key factor. The government is stepping in with initiatives like reducing transfer and mortgage fees, which is giving the real estate market a boost. These efforts are helping to maintain a steady appreciation rate for properties in Pattaya.
With these dynamics at play, Pattaya's real estate market is seeing a healthy growth trajectory. The combination of local interest and international investment is shaping the market into a vibrant and appealing option for potential buyers.
As the city continues to evolve, the property market is expected to remain robust. Buyers are drawn to the lifestyle and investment opportunities that Pattaya offers, ensuring its place as a prime real estate location.
Sources: Nestopa, Nation Thailand

We have made this infographic to give you a quick and clear snapshot of the property market in Thailand. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
9) In 2025, the average rental contract in Pattaya lasts about 12 months
In 2025, the average rental contract in Pattaya is expected to last about 12 months.
Back in 2023 and 2024, Pattaya saw a strong demand for long-term rentals, mainly from expatriates and retirees. These groups were on the lookout for homes that offered both stability and modern comforts.
Typically, rental agreements in Pattaya ranged from six months to a year. This duration provided a sense of security for both tenants and landlords, reflecting a broader trend seen throughout Thailand.
For many, the appeal of Pattaya lies in its modern amenities and vibrant lifestyle, making it a top choice for those seeking a long-term stay. The city offers a mix of urban convenience and coastal charm, attracting a diverse group of renters.
Landlords in Pattaya often prefer longer rental agreements as they ensure a steady income stream and reduce the hassle of frequently finding new tenants. This preference aligns with the needs of renters who seek stability.
As the rental market continues to evolve, the trend of 12-month contracts is likely to persist, driven by the city's ongoing popularity among international residents. Pattaya's unique blend of culture, comfort, and convenience makes it a prime location for long-term living.
Sources: Pearl Property Thailand, Pearl Property Thailand, Pearl Property Thailand
10) By 2025, the average size of a new condo in Pattaya is about 45 square meters
In 2025, the average size of a newly built condo in Pattaya is about 45 square meters.
Pattaya's condo market is diverse, offering everything from luxury high-rises to affordable mid-rises. This variety allows developers to meet different buyer needs, often resulting in smaller, more efficient units that appeal to a wide audience.
In recent years, particularly in 2023 and 2024, the demand for condos was driven by tourism, expatriates, and retirees. These groups often prefer smaller living spaces, influencing the average size of new condos.
The price per square meter in areas like Central Pattaya and Jomtien Beach is relatively high, ranging from $2,000 to $4,000. This pricing encourages developers to build smaller units, making them more accessible to buyers.
Emerging neighborhoods near new infrastructure projects have become popular investment spots. Developers focus on building smaller units to maximize the number of condos they can sell, capitalizing on growing interest.
This trend of building smaller units has contributed to the average size of new condos being around 45 square meters.
Sources: Pearl Property Thailand, FazWaz, Bangkok Post
11) Luxury condo sales in Pattaya rose by 10% in 2024
The number of luxury condos sold in Pattaya increased by 10% in 2024.
This surge is largely due to Pattaya's booming real estate market, fueled by ongoing infrastructure development and a rise in foreign investments. As part of the Eastern Economic Corridor, Pattaya is becoming a key hub, drawing more attention and interest from investors.
In 2023, there was a significant return of foreign buyers, particularly from China and Russia. These buyers were keen on luxury properties, often purchasing multiple units in a single project, a trend that likely continued into 2024, further boosting sales.
Popular areas like Pattaya City, Wong Amat, and Jomtien have gained more attention, with Jomtien experiencing a high take-up rate for new condo supply. This increased interest in these locations has played a role in the rise of luxury condo sales.
Jomtien, in particular, has become a hotspot for new developments, attracting both local and international buyers. The area's appeal is enhanced by its proximity to beaches and vibrant nightlife, making it a desirable location for luxury living.
As Pattaya continues to develop, the demand for high-end properties is expected to grow, driven by both domestic and international interest. This trend reflects the city's evolving status as a prime destination for luxury real estate.
Sources: Bangkok Post, Madhyam, Coastal Real Estate Thailand
Don't buy the wrong property, in the wrong area of Pattaya
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.

12) Rental properties in Pattaya increased by 6% in 2024
The number of properties available for rent in Pattaya increased by 6% in 2024.
This rise is largely due to the growing popularity of Pattaya among expats, digital nomads, and retirees. These groups are flocking to the city, drawn by its vibrant lifestyle and affordable living options. As a result, the demand for monthly rentals has surged, a trend highlighted by Global Top Group.
Another factor contributing to this increase is the shift towards rent-to-buy schemes. These schemes are enticing more tenants who are considering making the leap from renting to owning a home. This growing interest in Pattaya’s real estate market is likely to keep the demand for rental properties high.
Location and amenities also play a crucial role. Properties near the ocean, shopping malls, and entertainment centers, along with features like pools and wellness centers, are particularly attractive. Flexible lease terms offered by companies like Global Top Group further enhance the appeal by catering to a wide range of tenant preferences.
In essence, Pattaya's rental market is thriving due to a combination of increased demand from diverse groups and attractive property features. This dynamic environment is making Pattaya an increasingly appealing destination for those looking to rent.
Sources: Global Top Group, Airbtics
13) Properties sold to European buyers in Pattaya rose by 5% in 2024
The number of properties sold to European buyers in Pattaya increased by 5% in 2024.
In Pattaya, the real estate market is buzzing with activity, largely due to foreign buyers from Europe, China, and Russia. This surge in interest is reshaping the property landscape, making it a hot spot for international investors.
While specific data on the 5% increase for European buyers isn't detailed, it's clear that about 90% of the clientele hails from Europe and the U.S.. This strong presence of European investors is a key factor in the overall growth of property sales in the area.
Looking ahead, Pattaya's real estate market is set for significant growth in 2024. This is largely due to ongoing infrastructure development and increasing foreign investment. These factors are not only attracting Chinese buyers but are also drawing more Europeans into the market.
With new roads, improved public transport, and modern amenities, Pattaya is becoming increasingly appealing. These developments are making it easier for foreign buyers to invest, further boosting the market's growth potential.
As the city evolves, the blend of cultural attractions and modern conveniences continues to lure international buyers. This trend is particularly notable among European investors, who are keen to capitalize on the opportunities Pattaya offers.
Sources: Right Move Pattaya, DD Property, RISMedia
14) Properties with sea views sold in Pattaya increased by 9% in 2024
The number of properties with sea views sold in Pattaya increased by 9% in 2024.
This surge is largely due to the ongoing infrastructure development in the area. The high-speed rail project, which connects major airports, and the expansion of U-Tapao International Airport have made Pattaya more accessible and appealing. These developments are not just about convenience; they are transforming Pattaya into a more connected and vibrant city.
Foreign investment has also played a crucial role. As Pattaya becomes a key player in the Eastern Economic Corridor, more investors are drawn to its potential. They are particularly interested in properties with sea views, which offer both aesthetic and investment value.
The combination of these factors has created a favorable environment for property sales. The allure of sea views, coupled with the city's growth, makes these properties highly sought after. This trend is a reflection of the broader market growth in Pattaya.
For potential buyers, this means that investing in a sea-view property in Pattaya is not just about the view; it's about being part of a city on the rise. The market's upward momentum suggests that property values are likely to continue increasing, making it a promising investment opportunity.
As Pattaya continues to evolve, the demand for properties with sea views is expected to remain strong. This is not just a trend; it's a sign of the city's ongoing transformation and appeal to both local and international buyers.
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.