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
If you're thinking about buying an apartment in Pattaya to rent it out, understanding realistic rental yields is essential before you commit your money.
This guide breaks down what gross and net yields you can actually expect, how much rent you can charge, which neighborhoods perform best, and what costs will eat into your returns.
We keep this article updated regularly so 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.
What rental yields can I realistically get from an apartment in Pattaya?
What's the average gross rental yield for apartments in Pattaya as of 2026?
As of early 2026, the average gross rental yield for a typical rentable condo in Pattaya sits around 5.5% to 6.5%, which is solid by Thai standards.
Most apartment investments in Pattaya fall within that 5.5% to 6.5% gross yield range, though you might see yields dip to 4.5% for premium beachfront units or climb toward 7% for well-priced inland condos.
The biggest factor that causes yields to vary in Pattaya is actually the purchase price relative to location, because beachfront towers in Wongamat command premium prices that don't always translate into proportionally higher rents, while older buildings in areas like Nong Prue or South Pattaya often have lower buy-in costs but still attract steady tenants.
Compared to Bangkok, where prime areas often yield only 3% to 4% gross, Pattaya's 5.5% to 6.5% range is noticeably better, and it also compares favorably to other Thai resort cities like Hua Hin or Chiang Mai where yields tend to be similar or slightly lower.
What's the average net rental yield for apartments in Pattaya as of 2026?
As of early 2026, the average net rental yield for apartments in Pattaya is around 3.5% to 4.5% for a hands-off foreign landlord using a property manager.
Most apartment investors in Pattaya can realistically expect net yields between 3.5% and 4.5%, with the exact figure depending heavily on how much you spend on management and how often your unit sits vacant between tenants.
The single biggest expense that reduces gross to net yield in Pattaya is usually property management combined with vacancy and turnover costs, because the city's tourism-driven rental market means tenants often stay for shorter periods than in Bangkok, leading to more frequent re-letting fees and empty weeks.
By the way, you will find much more detailed data in our property pack covering the real estate market in Pattaya.
What's the typical rent-to-price ratio for apartments in Pattaya in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Pattaya is around 5.5% to 6.5%, which means you're looking at a price-to-rent multiple of roughly 15 to 18 times the annual rent.
Most apartment transactions in Pattaya fall within this 5.5% to 6.5% rent-to-price range, though budget-friendly units in less glamorous locations can push toward 7% while luxury sea-view condos often compress down to 4.5% or lower.
The highest rent-to-price ratios in Pattaya tend to appear in older, well-maintained buildings in areas like inland Jomtien, parts of South Pattaya, and Nong Prue, where purchase prices remain relatively low but rents stay competitive because tenants care more about convenience and value than having a brand-new tower.
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.
How much rent can I charge for an apartment in Pattaya?
What's the typical tenant budget range for apartments in Pattaya right now?
The typical monthly tenant budget for renting an apartment in Pattaya ranges from ฿12,000 to ฿35,000 (about $350 to $1,030 USD or €320 to €950 EUR), which covers everything from basic studios to comfortable 2-bedroom units.
Tenants targeting mid-range apartments in Pattaya typically budget between ฿18,000 and ฿35,000 per month (roughly $530 to $1,030 USD or €490 to €950 EUR), which gets you a decent 1-bedroom or a modest 2-bedroom in a building with a pool and gym.
For high-end or luxury apartments in Pattaya, tenants usually budget ฿35,000 to ฿80,000 or more per month (approximately $1,030 to $2,350+ USD or €950 to €2,160+ EUR), which covers larger sea-view units, beachfront condos in Wongamat, or premium buildings with full resort-style amenities.
We have a blog article where we update the latest data about rents in Pattaya here.
What's the average monthly rent for a 1-bed apartment in Pattaya as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Pattaya is around ฿19,000 to ฿22,000 (approximately $560 to $650 USD or €510 to €595 EUR).
Entry-level 1-bed apartments in Pattaya typically rent for ฿12,000 to ฿16,000 per month (about $350 to $470 USD or €320 to €430 EUR), and these are usually older units a bit inland from the beach in areas like Nong Prue or East Pattaya, often with basic furnishings and a shared pool.
Mid-range 1-bed apartments rent for ฿18,000 to ฿28,000 per month (roughly $530 to $820 USD or €490 to €760 EUR), which gets you a well-furnished unit in a modern building with good facilities in areas like Central Pattaya, Pratumnak Hill, or Jomtien Beach Road.
High-end 1-bed apartments command ฿30,000 to ฿50,000 per month (about $880 to $1,470 USD or €810 to €1,350 EUR), and these are typically newer sea-view units in premium buildings along Wongamat Beach or beachfront Pratumnak with full concierge services and resort-style pools.
What's the average monthly rent for a 2-bed apartment in Pattaya as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Pattaya is around ฿35,000 to ฿40,000 (approximately $1,030 to $1,175 USD or €950 to €1,080 EUR).
Entry-level 2-bed apartments in Pattaya typically rent for ฿22,000 to ฿30,000 per month (about $650 to $880 USD or €595 to €810 EUR), and these are often older buildings in South Pattaya or inland Jomtien with functional but dated furnishings and standard building amenities.
Mid-range 2-bed apartments rent for ฿32,000 to ฿50,000 per month (roughly $940 to $1,470 USD or €865 to €1,350 EUR), which gets you a spacious, well-furnished unit in a quality building with a nice pool in areas like Pratumnak, Central Pattaya, or beachside Jomtien.
High-end 2-bed apartments command ฿55,000 to ฿90,000 per month (about $1,620 to $2,650 USD or €1,490 to €2,430 EUR), and these are typically large units with direct sea views in Wongamat's premium towers or luxury developments along the Pratumnak coastline with full hotel-style services.
What's the average monthly rent for a 3-bed apartment in Pattaya as of 2026?
As of early 2026, the average monthly rent for a 3-bedroom apartment in Pattaya is around ฿70,000 to ฿80,000 (approximately $2,060 to $2,350 USD or €1,890 to €2,160 EUR), though this segment is much smaller and skews toward luxury.
Entry-level 3-bed apartments in Pattaya typically rent for ฿45,000 to ฿60,000 per month (about $1,320 to $1,765 USD or €1,215 to €1,620 EUR), and these are usually older or inland units that offer more space but without the premium finishes or sea views.
Mid-range 3-bed apartments rent for ฿65,000 to ฿90,000 per month (roughly $1,910 to $2,650 USD or €1,755 to €2,430 EUR), which gets you a well-appointed family-sized unit in a good building in areas like Pratumnak Hill, Wongamat, or the better parts of Jomtien with solid amenities.
High-end 3-bed apartments command ฿100,000 to ฿180,000 or more per month (about $2,940 to $5,300+ USD or €2,700 to €4,860+ EUR), and these are typically penthouse-style units or large beachfront condos in Pattaya's most exclusive towers with private facilities, stunning views, and premium everything.
How fast do well-priced apartments get rented in Pattaya?
A well-priced apartment in Pattaya typically rents within 2 to 4 weeks for studios and 1-bedrooms in popular areas like Central Pattaya, Pratumnak, or Jomtien, while larger units or those in niche buildings may take 4 to 8 weeks.
The typical vacancy rate for apartments in Pattaya runs around 5% to 10% annually for well-located, competitively priced units, though this can spike during low season (May to October) when tourist-driven demand softens.
The main factors that make some Pattaya apartments rent faster than others are proximity to the beach combined with walkable daily conveniences, because tenants here often don't have cars and want to reach shops, restaurants, and the beach on foot rather than relying on baht buses or motorbike taxis.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Pattaya?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Pattaya as of 2026?
As of early 2026, studios and 1-bedroom apartments typically offer the best rental yields in Pattaya, with 1-beds providing the best balance of yield plus resale liquidity plus tenant depth.
Studios in Pattaya can achieve gross yields of 6% to 7.5%, 1-beds typically hit 5.5% to 7%, 2-beds usually land between 5% and 6%, and 3-beds often compress to 4% to 5.5% because their higher purchase prices don't translate into proportionally higher rents.
The main reason smaller units outperform in Pattaya is that the city's tenant pool is dominated by single expats, retirees, and digital nomads who only need a compact space, while families who would rent larger units are a much smaller segment and have more housing alternatives including houses and townhomes outside the condo market.
Which features are best if you want a good yield for your apartment in Pattaya?
The features that most positively impact rental yield in Pattaya are being genuinely walkable to the beach and daily conveniences (not "nearby by car"), having strong building facilities like a decent pool and gym without sky-high fees, and having a practical layout where a true 1-bed with a door often rents better than a larger "open plan" studio.
In Pattaya, mid-to-higher floors rent more easily because tenants want to escape street noise from the busy sois and baht buses, plus higher floors often catch better breezes in a city where air conditioning costs matter to budget-conscious renters.
Apartments with balconies definitely command slightly higher rents and rent faster in Pattaya because the lifestyle here is oriented around outdoor living, and a balcony big enough for a small table and chairs is almost expected by expat tenants who want to enjoy their morning coffee or evening drinks.
Building features like pools, gyms, and 24-hour security do justify their service charges in Pattaya's competitive rental market because tenants comparing units will choose the one with amenities when rents are similar, but beware of ultra-luxury buildings where common fees become so high they eat significantly into your net yield.
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.
Which neighborhoods give the best rental demand for apartments in Pattaya?
Which neighborhoods have the highest rental demand for apartments in Pattaya as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Pattaya are Central Pattaya (around Central Festival and Beach Road), Pratumnak Hill, Jomtien, and Wongamat/Na Kluea for the premium segment.
The main demand driver that makes these neighborhoods attractive is the combination of walkable beach access plus established expat infrastructure, because areas like Pratumnak and Jomtien have built up the restaurants, cafes, gyms, and social scenes that long-stay tenants want within walking distance.
In these high-demand Pattaya neighborhoods, well-priced apartments typically rent within 2 to 3 weeks and vacancy rates stay around 4% to 7% annually, compared to 8% to 12% in less popular inland areas.
One emerging neighborhood gaining rental demand momentum in Pattaya is the area around Thepprasit and South Jomtien, where newer developments are attracting tenants priced out of central Jomtien while still offering easy beach access and improving infrastructure.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Pattaya.
Which neighborhoods have the highest yields for apartments in Pattaya as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Pattaya are inland Jomtien/Nong Prue, parts of South Pattaya, and older well-managed buildings in good locations rather than the flashy beachfront strips.
These top-yielding Pattaya neighborhoods typically deliver gross rental yields of 6% to 7.5%, compared to 4.5% to 5.5% for premium beachfront areas like Wongamat where purchase prices are much higher.
The main reason these neighborhoods offer higher yields is that purchase prices remain significantly lower than in prime beachfront zones, but rents don't drop proportionally because tenants prioritize value and convenience over prestige addresses, especially the budget-conscious expats and retirees who form Pattaya's core long-term rental market.
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.
Should I do long-term rental or short-term rental in Pattaya?
Is short-term rental legal for apartments in Pattaya as of 2026?
As of early 2026, renting out a condo in Pattaya for stays under 30 days is legally sensitive because it falls into territory covered by Thailand's Hotel Act, which requires proper licensing for accommodation provided for less than monthly terms.
The main legal restriction is that Thailand's Hotel Act defines hotel business around providing temporary accommodation for compensation and explicitly carves out only accommodation with monthly-or-longer paid terms, which is why "30 days minimum" has become the widely-used safe line for unlicensed rentals.
There is no simple Airbnb registration system in Thailand like in some Western countries; operating proper short-term rentals legally requires hotel licensing and compliance with various regulations that most individual condo owners cannot practically achieve, plus many condo buildings have their own rules prohibiting stays under 30 days.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Pattaya.
What's the gross yield difference short-term vs long-term in Pattaya in 2026?
As of early 2026, short-term rentals in Pattaya can potentially beat long-term rentals by 1 to 3 percentage points on gross yield if you execute well, but the gap often shrinks or disappears entirely once you factor in the higher operating costs.
Long-term rentals in Pattaya typically achieve gross yields of 5.5% to 6.5%, while well-run short-term rentals might hit 7% to 9% gross, but Pattaya's short-term market shows average occupancy around 47% according to AirDNA data, which means many operators fall short of those best-case numbers.
The main additional costs that reduce short-term rental net yields in Pattaya include higher management fees (often 20% to 30% versus 10% for long-term), cleaning and linen between guests, utilities that you pay instead of tenants, faster furniture and appliance replacement in the humid coastal climate, and platform fees from Airbnb or Booking.com.
To genuinely outperform a long-term rental in Pattaya, a short-term rental typically needs to achieve at least 55% to 60% occupancy at competitive nightly rates, and even then the higher stress, compliance risk, and operational complexity mean many owners ultimately prefer the simplicity of a 12-month lease.
Get the full checklist for your due diligence in Pattaya
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What costs will eat into my net yield for an apartment in Pattaya?
What are building service charges as a % of rent in Pattaya as of 2026?
As of early 2026, building service charges (common-area maintenance fees) for apartments in Pattaya typically run between 5% and 12% of monthly rent, or around ฿1,000 to ฿4,000 per month (approximately $30 to $120 USD or €27 to €108 EUR) for a typical condo.
The realistic range of service charges in Pattaya covers about ฿35 to ฿80 per square meter per month, so a 45 sqm 1-bedroom might pay ฿1,500 to ฿3,600 monthly (roughly $44 to $106 USD or €40 to €97 EUR), while a 75 sqm 2-bedroom could pay ฿2,600 to ฿6,000 monthly ($76 to $176 USD or €70 to €162 EUR).
Higher-than-average service charges in Pattaya are usually justified by extensive pool complexes (some buildings have multiple pools and water features that cost a lot to maintain in the salt air), full-time security with CCTV monitoring, well-maintained fitness centers, and professional juristic person management that actually enforces building rules and keeps common areas pristine.
What annual maintenance budget should I assume for an apartment in Pattaya right now?
A typical annual maintenance budget for an apartment in Pattaya is around ฿12,000 to ฿24,000 (approximately $350 to $700 USD or €325 to €650 EUR), which works out to roughly one month of rent set aside each year for repairs and upkeep.
The realistic range depends heavily on building age: newer condos (under 5 years) might need only ฿8,000 to ฿15,000 annually ($235 to $440 USD or €215 to €405 EUR) for minor fixes, while older buildings (15+ years) could require ฿20,000 to ฿40,000 ($590 to $1,175 USD or €540 to €1,080 EUR) as appliances fail and finishes degrade.
The most common maintenance expenses Pattaya apartment owners face are air conditioning servicing and repairs (the humid, salty coastal air corrodes AC units faster than in inland cities), water heater replacements, repainting walls that develop mold or moisture damage in rainy season, and replacing soft furnishings that deteriorate quickly in the humidity.
What property taxes should I expect for an apartment in Pattaya as of 2026?
As of early 2026, annual property tax for a rental apartment in Pattaya is typically quite low, often ranging from ฿1,000 to ฿10,000 per year (approximately $30 to $295 USD or €27 to €270 EUR) depending on the assessed value of your unit.
The realistic range of property taxes in Pattaya varies based on the official appraised value: a modest ฿2 million condo might owe around ฿2,000 to ฿4,000 annually, while a ฿8 million beachfront unit could owe ฿8,000 to ฿16,000 or more.
Property taxes in Thailand are calculated under the Land and Building Tax framework, where residential properties used for rental are taxed at a rate applied to the government-appraised value (not the market purchase price), with the rate varying based on whether the property is owner-occupied, rented out, or vacant.
There are some exemptions and reductions available: owner-occupied primary residences get favorable treatment, and there have been various relief measures in recent years, but as a foreign landlord renting out your Pattaya condo, you should budget for the rental property rate without assuming exemptions will apply to you.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Pattaya.
How much does landlord insurance cost for an apartment in Pattaya in 2026?
As of early 2026, basic landlord insurance for an apartment in Pattaya typically costs around ฿1,200 to ฿3,500 per year (approximately $35 to $103 USD or €32 to €95 EUR) for standard coverage, with more comprehensive policies running up to ฿6,000 annually ($175 USD or €162 EUR).
The realistic range depends on your coverage level and sum insured: entry-level policies from major insurers like AXA and MSIG start around ฿1,100 to ฿1,200 per year for basic fire and disaster coverage, while policies that add contents protection, tenant liability, and higher coverage limits can cost ฿3,000 to ฿6,000 annually.
What's the typical property management fee for apartments in Pattaya as of 2026?
As of early 2026, the typical property management fee for long-term rental apartments in Pattaya is around 10% of monthly rent, which works out to roughly ฿1,900 to ฿4,000 per month (approximately $56 to $118 USD or €51 to €108 EUR) on an average 1-bed to 2-bed condo.
The realistic range of property management fees in Pattaya runs from about 8% to 15% of rent, with 10% being the most common figure for standard long-term management, while short-term rental management typically costs 20% to 30% due to the extra operational work involved.
Standard property management fees in Pattaya typically include tenant finding and screening, lease preparation, rent collection, coordinating minor repairs, periodic property inspections, and being the point of contact for tenant issues, though some managers charge extra for services like bill payment handling or major repair coordination.
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 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 We Trust It | How We Used It |
|---|---|---|
| Global Property Guide | International property data publisher with consistent methodology across countries. | We used it as our anchor benchmark for gross yields in Chon Buri (Pattaya). We cross-checked their figures against local listing data to validate our estimates. |
| Kaibaanthai (FazWaz Group) | Major regional property portal with transparent median market stats. | We used their median rent per sqm and median price per sqm for Pattaya. We then calculated implied yields to triangulate with other sources. |
| PropertyScout | Large Thai brokerage with thousands of Pattaya listings and clear average rent stats. | We used their average rents by bedroom type (studio, 1-bed, 2-bed, 3-bed). We applied these figures to make our rent ranges feel realistic and market-accurate. |
| CBRE Thailand | Global real estate consultancy with a dedicated Pattaya research team. | We used their market snapshots to ground the demand story (tourism, new supply). We referenced Chonburi visitor figures to explain rental demand patterns. |
| AirDNA | Widely-used short-term rental analytics provider with standardized metrics. | We used their Pattaya occupancy and average daily rate data. We compared STR revenue potential against long-term rental income. |
| Thailand.go.th | Official government portal explaining tax frameworks in plain language. | We used it to explain the Land and Building Tax system. We translated that into practical guidance on what property tax means for your net yield. |
| Thailand Hotel Act (DOPA) | Government-hosted copy of the actual hotel law text. | We used the definitions to explain why under-30-day rentals are legally sensitive. We cited the monthly accommodation carve-out that defines the safe line. |
| AXA Thailand | Major insurer with official product pages showing explicit premium pricing. | We used their starting premiums to set a floor for insurance costs. We then built a realistic budget range for landlord coverage. |
| MSIG Thailand | Another major insurer providing independent premium benchmarks. | We used it as a second insurance price check so estimates don't depend on one company. We confirmed the ฿1,100 to ฿1,200 starting range. |
| Thailand PRD | Official government public-relations outlet covering the property sector. | We used it to support context on condo management via juristic persons. We referenced it to explain building-level versus unit-level insurance coverage. |
Get to know the market before you buy a property in Pattaya
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.