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This blog post covers the current rental yields in Pattaya across all property types, from condos and apartments to houses, townhouses, and villas.
We constantly update this article to reflect the latest market conditions and data available in early 2026.
Whether you're considering a beachfront condo or an inland family home, you'll find the numbers you need to make an informed decision.
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 blended gross rental yield across all property types sits around 6.2% in early 2026, which is notably higher than Bangkok's average of roughly 4% to 5%.
- Studios and one-bedroom condos in Pattaya can reach gross yields of 7% to 8%, while large three-bedroom units often drop below 5% because the renter pool shrinks significantly.
- The spread between Pattaya's highest-yield and lowest-yield neighborhoods is roughly 3.5% to 8%, meaning location choice alone can nearly double your returns.
- East Pattaya areas like Soi Khao Talo and Mabprachan Lake attract family renters and often deliver yields above 7% because purchase prices stay grounded.
- Premium beachfront zones such as Wongamat and Pratumnak Hill typically yield only 3.5% to 5% because sea-view pricing outpaces what long-term tenants will pay.
- Pattaya's average vacancy rate hovers around 10%, translating to about 1.2 empty months per year, though well-priced units in renter-heavy areas can stay below 5%.
- Common area fees in Pattaya condos range from 30 to 150 baht per square meter per month, and this cost directly eats into your net yield.
- The Eastern Economic Corridor and U-Tapao Airport expansion are the two infrastructure drivers most likely to push rents higher in East Pattaya and Na Jomtien over the next few years.
- Property management in Pattaya typically costs 10% to 15% of monthly rent, plus around one month's rent for each new tenant placement.
- Salty coastal air in Pattaya accelerates wear on air conditioning units and furniture, so landlords should budget 1% to 2% of property value annually for maintenance.
What are the rental yields in Pattaya as of 2026?
What's the average gross rental yield in Pattaya as of 2026?
As of early 2026, the average gross rental yield in Pattaya across all residential property types is approximately 6.2% per year.
Most typical rental properties in Pattaya fall within a gross yield range of roughly 5% to 7.5%, depending on property type, size, and neighborhood.
This puts Pattaya noticeably ahead of Bangkok, where gross yields generally hover between 4% and 5%, largely because Pattaya's purchase prices remain more accessible relative to achievable rents.
The single most important factor influencing gross yields in Pattaya right now is the balance between tourism-driven rental demand and the steady stream of new condo supply entering the market each year.
What's the average net rental yield in Pattaya as of 2026?
As of early 2026, the average net rental yield in Pattaya across all property types is approximately 4.8% per year.
The typical gap between gross and net yields in Pattaya runs about 1.3 to 1.5 percentage points, which accounts for vacancy, maintenance, common fees, insurance, and management costs.
In Pattaya specifically, common area fees (also called juristic fees) are the expense that most significantly reduces gross yield to net yield, particularly in condominium buildings where fees can range from 30 to 150 baht per square meter monthly.
Most standard investment properties in Pattaya deliver net yields in the 4.3% to 5.3% range, with the variation depending on how efficiently the property is managed and whether it sits in a high-vacancy or low-vacancy pocket.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Pattaya.
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 yield is considered "good" in Pattaya in 2026?
In Pattaya in early 2026, a gross rental yield of 6% to 7% is generally considered "good" by local investors, as it balances solid income with manageable risk.
The threshold that typically separates average-performing properties from high-performing ones in Pattaya sits around 7% gross, and anything above that is considered very good, usually found in well-located smaller units or properties purchased at a discount.
How much do yields vary by neighborhood in Pattaya as of 2026?
As of early 2026, the spread in gross rental yields between Pattaya's highest-yield and lowest-yield neighborhoods is substantial, ranging from roughly 3.5% to 8%.
The highest rental yields in Pattaya typically come from inland, renter-practical areas like Jomtien (non-beachfront), East Pattaya around Soi Khao Talo and Mabprachan Lake, and parts of Naklua away from the premium Wongamat strip.
The lowest rental yields are usually found in premium beachfront zones like Wongamat, Pratumnak Hill, and parts of Central Pattaya beachfront, where lifestyle and sea-view premiums inflate purchase prices.
The main reason yields vary so much across Pattaya neighborhoods is that sea views and walkability to the beach can push purchase prices much higher without a proportional increase in what long-term tenants are willing to pay in rent.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Pattaya.
How much do yields vary by property type in Pattaya as of 2026?
As of early 2026, gross rental yields in Pattaya range from about 3.5% for large luxury condos to 8% for well-located studios, depending on property type.
Studios and one-bedroom condos currently deliver the highest average gross rental yields in Pattaya, typically between 6.5% and 8%, because they attract the largest pool of renters and command higher rent per square meter.
Large three-bedroom condos and premium villas currently deliver the lowest average gross yields in Pattaya, often falling between 3.5% and 5%, because their high purchase prices are not matched by proportionally higher rents.
The key reason yields differ between property types in Pattaya is that smaller units serve a much broader renter base (singles, couples, digital nomads) while larger units compete for a narrower pool of families and longer-stay tenants.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Pattaya?
- What rental yields can you expect for a villa in Pattaya?
- What rental yields can you expect for a condo in Pattaya?
What's the typical vacancy rate in Pattaya as of 2026?
As of early 2026, the average residential vacancy rate in Pattaya for long-term rentals is approximately 10%, which translates to about 1.2 months empty per year.
Vacancy rates across Pattaya neighborhoods range from about 5% to 8% in prime renter-demand areas with correctly priced units, up to 15% or more in oversupplied investor condo pockets or for large luxury units.
The main factor driving vacancy rates in Pattaya right now is pricing discipline, because two identical condos in the same building can have completely different occupancy outcomes if one is priced even slightly above market expectations.
Pattaya's vacancy rate is roughly in line with other Thai resort markets but tends to be higher than Bangkok's urban core, where steady local employment creates more consistent year-round demand.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Pattaya.
What's the rent-to-price ratio in Pattaya as of 2026?
As of early 2026, the average rent-to-price ratio in Pattaya is approximately 0.52% per month, meaning monthly rent equals about half a percent of the purchase price.
A rent-to-price ratio above 0.5% monthly is generally considered favorable for buy-to-let investors in Pattaya, as this directly translates to a gross yield above 6% annually, which is the threshold most investors consider acceptable.
Pattaya's rent-to-price ratio compares favorably to Bangkok (where it hovers around 0.35% to 0.42% monthly) and is roughly similar to other Thai resort destinations like Hua Hin, though it trails some Southeast Asian markets where yields exceed 7%.
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.
Which neighborhoods and micro-areas in Pattaya give the best yields as of 2026?
Where are the highest-yield areas in Pattaya as of 2026?
As of early 2026, the three highest-yield neighborhoods in Pattaya are Jomtien (inland side), East Pattaya around Soi Khao Talo and Mabprachan Lake, and parts of Naklua away from the premium Wongamat beachfront.
These high-yield areas in Pattaya typically deliver gross rental yields in the 6.5% to 8% range, with some well-bought smaller units exceeding 8%.
What these areas share is that purchase prices remain relatively grounded because they lack the sea-view premium, yet they still attract solid tenant demand from long-stay expats, families, and budget-conscious renters.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Pattaya.
Where are the lowest-yield areas in Pattaya as of 2026?
As of early 2026, the three lowest-yield neighborhoods in Pattaya are Wongamat (prime beachfront), Pratumnak Hill, and stretches of Central Pattaya beachfront where prices per square meter are highest.
These low-yield areas in Pattaya typically deliver gross rental yields in the 3.5% to 5% range, which barely covers costs after accounting for vacancy and maintenance.
The main reason yields are compressed in these Pattaya areas is that purchase prices include a significant lifestyle and sea-view premium that long-term rental income simply does not support.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Pattaya.
Which areas have the lowest vacancy in Pattaya as of 2026?
As of early 2026, the three neighborhoods with the lowest residential vacancy rates in Pattaya are East Pattaya family zones around Mabprachan Lake and Soi Siam Country Club, Central Pattaya (for correctly priced mass-market condos), and Jomtien (in long-stay friendly buildings).
These low-vacancy areas in Pattaya typically see vacancy rates in the 5% to 8% range, meaning properties stay occupied roughly 11 months or more per year.
The main demand driver keeping vacancy low in these Pattaya areas is that they serve practical, daily-life needs for expats, families, and long-stayers, rather than relying on seasonal tourist traffic.
The trade-off investors typically face when targeting these low-vacancy areas is that capital appreciation may be slower than in premium beachfront zones, so you're trading potential price growth for more reliable rental income.
Which areas have the most renter demand in Pattaya right now?
The three neighborhoods currently experiencing the strongest renter demand in Pattaya are Central Pattaya for digital nomads and young expats, Jomtien for long-stay retirees and couples, and East Pattaya around Mabprachan Lake for families seeking space and quiet.
The renter profile driving most of the demand in these areas includes digital nomads seeking affordable monthly rentals, retired expats looking for comfortable long-term housing, and families who need proximity to international schools.
In these high-demand Pattaya neighborhoods, well-priced rental listings typically get filled within two to four weeks, and desirable units in good buildings often receive inquiries within days of posting.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Pattaya.
Which upcoming projects could boost rents and rental yields in Pattaya as of 2026?
As of early 2026, the three infrastructure projects most likely to boost rents in Pattaya are the Eastern Economic Corridor (EEC) development push, the U-Tapao Airport and Eastern Aviation City expansion, and proposed transport improvements like the Pattaya monorail.
The neighborhoods most likely to benefit from these projects include East Pattaya (for EEC commuter demand), Na Jomtien and Bang Saray (for airport proximity), and Central Pattaya (if monorail materializes and improves car-free living).
Once these projects are completed or reach significant milestones, investors might realistically expect rent increases of 5% to 15% in directly affected areas, though timing remains uncertain and benefits will roll out gradually over several years.
You'll find our latest property market analysis about Pattaya here.
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What property type should I buy for renting in Pattaya as of 2026?
Between studios and larger units in Pattaya, which performs best in 2026?
As of early 2026, studios and one-bedroom condos in Pattaya outperform larger units in both rental yield and occupancy, making them the better choice for most income-focused investors.
Studios in Pattaya typically yield 6.5% to 8% gross (around 15,000 to 25,000 baht monthly rent, or roughly 430 to 720 USD / 400 to 670 EUR), while two-bedroom and larger units usually yield 5% to 6.5%.
The main factor explaining this gap is that smaller units serve a much larger tenant pool in Pattaya, including digital nomads, single expats, and couples, who prioritize location and amenities over space.
However, larger two or three-bedroom units can be the better investment if you're targeting families near international schools in East Pattaya, where these tenants sign longer leases and provide more stable occupancy.
What property types are in most demand in Pattaya as of 2026?
As of early 2026, well-managed condominiums in the studio to compact two-bedroom range are the most in-demand property type for rentals in Pattaya.
The top three property types ranked by current tenant demand in Pattaya are: first, modern condos with good facilities in walkable locations; second, two to three-bedroom houses and townhouses in family-friendly East Pattaya villages; and third, pool villas for longer-stay higher-budget tenants.
The primary trend driving this demand pattern is the continued influx of digital nomads and long-stay expats who want turnkey, furnished accommodations with amenities like pools, gyms, and security.
Large luxury three-bedroom condos in premium beachfront buildings are currently underperforming in demand and likely to remain so, because their high rents attract a very narrow tenant pool and face stiff competition from other options.
What unit size has the best yield per m² in Pattaya as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Pattaya is 25 to 45 square meters, which covers most studios and efficient one-bedroom layouts.
These optimally-sized units in Pattaya typically generate around 400 to 600 baht per square meter in monthly rent (roughly 11 to 17 USD / 10 to 16 EUR per m²), which translates to the highest yield relative to purchase cost.
Smaller units below 25 square meters can feel cramped and limit the tenant pool, while larger units above 50 square meters see rent increase less than proportionally to size, meaning you pay more per square meter in purchase price without earning more per square meter in rent.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Pattaya as of 2026?
What are typical property taxes and recurring local fees in Pattaya as of 2026?
As of early 2026, the annual property tax for a typical rental apartment in Pattaya ranges from about 2,500 to 15,000 baht (roughly 70 to 430 USD / 65 to 400 EUR), depending on assessed value and usage classification under Thailand's Land and Buildings Tax.
Beyond property tax, landlords in Pattaya must budget for common area fees (juristic fees) which range from 30 to 150 baht per square meter monthly, adding roughly 10,000 to 60,000 baht annually (about 280 to 1,700 USD / 260 to 1,580 EUR) for a typical condo.
Combined, these taxes and recurring fees typically represent about 8% to 15% of gross rental income in Pattaya, which is why understanding them is essential before calculating your expected net yield.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Pattaya.
What insurance, maintenance, and annual repair costs should landlords budget in Pattaya right now?
Landlord insurance for a typical rental property in Pattaya costs approximately 3,000 to 8,000 baht annually (about 85 to 230 USD / 80 to 210 EUR), covering contents and liability since building structure is usually covered by the juristic body.
For maintenance and repairs, landlords in Pattaya should budget about 1% to 2% of property value annually for condos and 1.5% to 3% for houses and villas, which accounts for the accelerated wear from coastal humidity and salty air.
The repair expense that most commonly catches Pattaya landlords off guard is air conditioning maintenance and replacement, because the humid climate and heavy use mean AC units fail faster than in temperate markets, often requiring replacement every three to five years.
In total, landlords should realistically budget 40,000 to 120,000 baht annually (roughly 1,150 to 3,400 USD / 1,050 to 3,150 EUR) for insurance, maintenance, and repairs combined on a typical Pattaya rental property.
Which utilities do landlords typically pay, and what do they cost in Pattaya right now?
In Pattaya, electricity and water are typically paid by the tenant (metered), though some landlords offering "all-in" furnished rentals include utilities to stay competitive, especially for smaller studios.
If landlords do include utilities in the rent for a small condo, they should budget 1,500 to 3,500 baht monthly (about 43 to 100 USD / 40 to 92 EUR) for electricity and water, with larger units and villas costing 5,000 to 15,000 baht monthly (roughly 145 to 430 USD / 135 to 400 EUR) depending on air conditioning and pool pump usage.
What does full-service property management cost, including leasing, in Pattaya as of 2026?
As of early 2026, full-service property management in Pattaya typically costs 10% to 15% of monthly rent, which translates to roughly 1,500 to 4,000 baht monthly (about 43 to 115 USD / 40 to 105 EUR) on a typical rental unit.
On top of ongoing management, leasing or tenant-placement fees in Pattaya are commonly charged at about one month's rent per new tenant, though some agencies offer discounts during slower periods or for multi-property owners.
What's a realistic vacancy buffer in Pattaya as of 2026?
As of early 2026, landlords in Pattaya should set aside approximately 10% to 12.5% of annual rental income as a vacancy buffer, which accounts for tenant turnover and re-letting time.
In practical terms, this means Pattaya landlords typically experience about 1 to 1.5 months of vacancy per year on average, though well-priced properties in high-demand areas may see less while large or luxury units may see more.
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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 |
|---|---|---|
| Global Property Guide - Thailand Rental Yields | It's a long-running international housing data publisher that shows its methodology and update cadence. | We used its Chon Buri (Pattaya) yield table as the cleanest price-versus-rent benchmark for the area. We then adjusted to all property types by blending in landed-home realities where yields typically differ. |
| DDproperty (PropertyGuru) | It's one of Thailand's biggest property portals and is widely used by agents and landlords, so its listing data is a meaningful market signal. | We relied on DDproperty indirectly because Global Property Guide states it uses DDproperty asking prices and asking rents to compute yields. We also used it as a reality-check on rent levels by neighborhood and unit type. |
| Bank of Thailand - RPPI Methodology | It's Thailand's central bank explaining exactly how the official home price index is built. | We used it to ground the price-side context and understand why prices move and what the index includes. We used it to avoid over-relying on portal asking prices alone. |
| Global Property Guide - Thailand Price History | It conveniently compiles the latest BOT/RPPI and REIC references in one place with clear attribution. | We used it as a cross-check that our early 2026 narrative fits official index direction. We used it to triangulate market conditions rather than to compute yields directly. |
| CBRE Thailand - Pattaya Overall Figures | CBRE is a major global brokerage and research firm, and this is a Pattaya-specific data page. | We used it to explain Pattaya's demand engine and supply pulse from new condo launches. We used it to justify why vacancy and yields behave differently in beach versus inland micro-markets. |
| JLL Thailand - 2025/2026 Trends | JLL is another top-tier global real estate consultancy with research-driven commentary. | We used it to frame early 2026 renter demand drivers without guessing. We used it as context for where rents may be pressured up or down. |
| Cushman & Wakefield Thailand - MarketBeat | It's a recognized global consultancy with periodic market reporting. | We used it to corroborate the slower launches and cautious market backdrop feeding into buyer negotiation and yield expectations. We used it as a sanity check against a single-research-house view. |
| Reuters - BOT LTV Rules | Reuters is a top-tier wire service and cites the central bank's own statement. | We used it to explain why buyer financing conditions may shift in 2026, affecting prices and therefore yields. We used it as macro context, not as a yield input. |
| Thailand FPO - Land and Buildings Tax Act 2019 | It's an official-hosted English translation of the governing law for annual property tax. | We used it to anchor what property tax is in Thailand and that it's based on assessed value and use. We used it to structure the net-yield cost checklist correctly. |
| CBRE Thailand - Property Purchase Guidelines | It's a major firm publishing Thailand-specific buyer guidance with concrete fee ranges. | We used it to estimate recurring building fees that directly reduce net yield. We used it to keep assumptions realistic across condo-heavy Pattaya stock. |
| Provincial Electricity Authority (PEA) - Tariff | It's the official utility tariff page for most of Thailand outside Bangkok. | We used it to describe which utility costs matter and how landlords should think about pass-through versus included bills. We used it as the official source of truth on electricity billing structure. |
| PEA - Ft (Fuel Tariff) Schedule | It's the official announcement hub for the Ft component that changes over time. | We used it to reflect the early 2026 reality that electricity bills have a variable Ft component. We used it to justify budgeting with a buffer instead of a single flat number. |
| Provincial Waterworks Authority (PWA) - Water Tariff | It's the official water tariff table and explicitly lists Pattaya in its service areas. | We used it to confirm water is not a hand-wavy cost and can be budgeted with published rates. We used it to explain when landlords include water versus meter it. |
| Thailand.go.th - EEC Investment Guide | It's an official Thai government portal explaining the Eastern Economic Corridor. | We used it to ground Pattaya's medium-term demand story in government-backed regional development. We used it when discussing rent upside areas tied to EEC connectivity. |
| U-Tapao International Aviation (UTA) | It's the project company's official page describing the airport and airport-city positioning. | We used it to name a concrete, location-relevant project that can shift housing demand toward the eastern corridor. We used it to avoid vague infrastructure claims. |
| Nation Thailand - U-Tapao Coverage | It's a major Thai outlet, and this item explicitly references the EEC policy committee. | We used it as an additional cross-check that U-Tapao and Eastern Aviation City is active enough to matter in the early 2026 narrative. We used it as corroboration alongside the official UTA page. |
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