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
Pattaya has become one of Thailand's most attractive cities for foreign property investors looking to generate rental income from condos.
In this article, we break down everything you need to know about rental yields in Pattaya, including actual rent figures, neighborhood comparisons, and the costs that will eat into your profits.
We constantly update this blog post to reflect the latest market data.
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 a condo in Pattaya?
What's the average gross rental yield for condos in Pattaya as of 2026?
As of early 2026, the average gross rental yield for condos in Pattaya sits around 6% to 7.5%, with well-located 1-bedroom and 2-bedroom units often reaching the higher end of this range.
The realistic range of gross rental yields that covers most condo investments in Pattaya spans from about 5% for larger family units up to 8% or more for well-positioned studios and 1-beds in prime tourist areas.
The main factor that causes gross rental yields to vary significantly between different Pattaya condos is the ratio of purchase price to rental demand in each micro-location, because beachfront trophy buildings have high prices but rents don't always match, while slightly inland buildings in areas like Jomtien or Pratumnak offer better yield math.
Compared to other major cities in Thailand, Pattaya consistently outperforms Bangkok (where yields average around 6%) and sits close to Phuket's performance, making it one of the better yield destinations in the country.
What's the average net rental yield for condos in Pattaya as of 2026?
As of early 2026, the average net rental yield for condos in Pattaya typically falls between 4.5% and 6%, once you account for vacancy, common fees, maintenance, and other operating costs.
The realistic range of net rental yields that most condo investors in Pattaya can expect is about 4% to 6% for smaller units (studios to 2-beds) and closer to 2.5% to 3.5% for larger 3-bedroom condos.
The single biggest expense category that reduces gross yield to net yield for Pattaya condos is usually the combination of common area management (CAM) fees and vacancy periods, which together can eat up 2 to 2.5 percentage points of your gross return, especially in resort-style buildings with extensive facilities.
By the way, we have much more granular data about rental yields in our property pack about Pattaya.
What's the typical rent-to-price ratio for condos in Pattaya in 2026?
As of early 2026, the typical annual rent-to-price ratio for condos in Pattaya ranges from about 6% to 7.5%, which translates to roughly 0.50% to 0.62% per month.
The realistic range of rent-to-price ratios that covers most condo transactions in Pattaya spans from about 0.45% monthly for premium sea-view units up to 0.65% monthly for well-priced 1-bedrooms in high-demand rental zones.
The condo categories in Pattaya that tend to have the highest rent-to-price ratios are 1-bedroom and 2-bedroom units in areas like Jomtien, Pratumnak, and inland Central Pattaya, where purchase prices remain reasonable but rental demand from expats and long-stay tourists stays consistently strong.
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How much rent can I charge for a condo in Pattaya?
What's the typical tenant budget range for condos in Pattaya right now?
The typical monthly tenant budget range for renting a condo in Pattaya falls between 15,000 and 45,000 THB (about 430 to 1,300 USD or 400 to 1,200 EUR), which covers the vast majority of the rental market.
For tenants looking at entry-level condos in Pattaya, the budget range is typically 8,000 to 15,000 THB per month (around 230 to 430 USD or 210 to 400 EUR), which gets you an older studio or basic 1-bedroom in a non-beachfront location.
For tenants targeting mid-range condos in Pattaya, the budget range is usually 15,000 to 35,000 THB per month (around 430 to 1,000 USD or 400 to 930 EUR), covering nice 1-beds and standard 2-beds with pool and gym access.
For tenants seeking high-end or luxury condos in Pattaya, the budget range starts at 50,000 THB and can exceed 100,000 THB per month (around 1,450 to 2,900+ USD or 1,350 to 2,700+ EUR), which includes sea-view units in premium towers like those in Wongamat or beachfront Jomtien.
You can also check our latest update about rents in Pattaya here.
What's the average monthly rent for a 1-bed condo in Pattaya as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom condo in Pattaya is approximately 18,000 to 24,000 THB (around 580 to 770 USD or 540 to 720 EUR).
For a decent entry-level 1-bed condo in Pattaya, expect to pay around 12,000 to 16,000 THB per month (about 390 to 520 USD or 360 to 480 EUR), which typically means an older building a few blocks from the beach with basic pool and security.
For a typical mid-range 1-bed condo in Pattaya, rents run about 18,000 to 28,000 THB per month (around 580 to 900 USD or 540 to 840 EUR), getting you a newer building with modern amenities in areas like Pratumnak or Jomtien with easy beach access.
For a luxury 1-bed condo in Pattaya, rents start at 35,000 THB and can reach 50,000+ THB per month (around 1,130 to 1,600+ USD or 1,050 to 1,500+ EUR), which means sea-view units in premium towers with full resort facilities in Wongamat or beachfront Central Pattaya.
What's the average monthly rent for a 2-bed condo in Pattaya as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom condo in Pattaya is approximately 35,000 to 45,000 THB (around 1,130 to 1,450 USD or 1,050 to 1,350 EUR).
For a decent entry-level 2-bed condo in Pattaya, expect to pay around 22,000 to 30,000 THB per month (about 710 to 970 USD or 660 to 900 EUR), which typically means an older building in areas like South Pattaya or inland Jomtien with basic facilities.
For a typical mid-range 2-bed condo in Pattaya, rents run about 35,000 to 50,000 THB per month (around 1,130 to 1,610 USD or 1,050 to 1,500 EUR), getting you a modern unit with good finishes in popular areas like Pratumnak Hill or central Jomtien with pool, gym, and parking.
For a luxury 2-bed condo in Pattaya, rents start at 55,000 THB and can exceed 80,000 THB per month (around 1,770 to 2,580+ USD or 1,650 to 2,400+ EUR), which means premium sea-view units in high-rise towers with five-star amenities in Wongamat or prime beachfront locations.
What's the average monthly rent for a 3-bed condo in Pattaya as of 2026?
As of early 2026, the average monthly rent for a 3-bedroom condo in Pattaya is approximately 60,000 to 80,000 THB (around 1,940 to 2,580 USD or 1,800 to 2,400 EUR).
For a decent entry-level 3-bed condo in Pattaya, expect to pay around 45,000 to 55,000 THB per month (about 1,450 to 1,770 USD or 1,350 to 1,650 EUR), which typically means an older building or a less central location with standard amenities suitable for families.
For a typical mid-range 3-bed condo in Pattaya, rents run about 60,000 to 80,000 THB per month (around 1,940 to 2,580 USD or 1,800 to 2,400 EUR), getting you a spacious unit in a quality building with good facilities in areas like Jomtien or Pratumnak that appeal to expat families.
For a luxury 3-bed condo in Pattaya, rents start at 90,000 THB and can exceed 150,000 THB per month (around 2,900 to 4,840+ USD or 2,700 to 4,500+ EUR), which means penthouse-style units with panoramic sea views, private terraces, and premium finishes in trophy towers.
How fast do well-priced condos get rented in Pattaya?
For a well-priced, clean, and correctly marketed condo in Pattaya, the average time-to-rent is typically 2 to 6 weeks for popular 1-bedroom and entry 2-bedroom units, while more expensive or specialized units can take 6 to 12+ weeks.
The typical vacancy rate for condos in Pattaya that investors should assume for underwriting purposes is about 1 month per year (roughly 8% vacancy) for a normal unit, dropping to about 0.5 months per year if you price competitively and your building is in high demand.
The main factors that cause some Pattaya condos to rent faster than others are building reputation among the expat and long-stay community, proximity to beach road corridors and baht-bus routes, and realistic pricing compared to the thousands of competing listings on major portals like Thailand Property and PropertyScout.
And if you want to know what should be the right price, check our latest update on how much a condo 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 condo type gives the best yield in Pattaya?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed condos in Pattaya as of 2026?
As of early 2026, 1-bedroom and 2-bedroom condos typically offer the best rental yields in Pattaya, with 1-beds slightly edging out 2-beds in most cases.
The typical gross rental yield range for each condo type in Pattaya breaks down as follows: studios around 6%, 1-bedrooms around 7% to 7.4%, 2-bedrooms around 7% to 7.2%, and 3-bedrooms around 4% to 4.5%.
The main reason 1-bedroom and 2-bedroom condos outperform larger units in Pattaya is that they hit the sweet spot of demand from expats, digital nomads, couples, and longer-stay tourists who make up the bulk of the rental market, while 3-bedrooms are priced like lifestyle products but rent like niche products.
Which amenities are best if you want a good yield for your condo in Pattaya?
The top amenities that most positively impact rental yield for condos in Pattaya are walkability to beach road corridors and baht-bus routes, fast and reliable internet (especially important for the growing digital nomad segment), a usable pool and gym, and in-unit laundry facilities or good kitchen ventilation for long-stay tenants.
In Pattaya, mid to high floors tend to rent easiest when the view is good and elevators are reliable, though ultra-high floors can be less popular with some tenants due to wind, elevator wait times, and heat load.
Condos with balconies do tend to rent faster in Pattaya because many tenants treat the balcony as extra living space for drying clothes, sitting outside, smoking, or catching the sea breeze.
Building amenities like pools and gyms don't usually raise rents dramatically in Pattaya (because most competing condos have them), but they do help reduce vacancy, which has the same positive effect on your yield as raising rent.
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Which neighborhoods give the best rental demand for condos in Pattaya?
Which condo neighborhoods have the highest rental demand in Pattaya as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for condos in Pattaya are Central Pattaya (for its proximity to work, nightlife, and malls), Pratumnak (popular with expats and long-stay tenants), Jomtien (strong family and retiree demand), and Wongamat/Naklua (premium segment with higher-budget tenants).
The main demand driver that makes these Pattaya neighborhoods attractive to condo tenants is the combination of year-round tourism flow and a growing base of expats, digital nomads, and retirees who need convenient access to beaches, shopping malls, international restaurants, and healthcare facilities.
The typical vacancy rate in these high-demand Pattaya neighborhoods is lower than the city average, with well-priced units often finding tenants within 2 to 4 weeks and experiencing vacancy of only about 2 to 4 weeks per year if managed properly.
One emerging neighborhood that is gaining rental demand momentum in Pattaya is Na Jomtien, which offers resort-style living at more affordable prices than central areas and is benefiting from infrastructure improvements and new development projects.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Pattaya.
Which condo neighborhoods have the highest yields in Pattaya as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for condos in Pattaya are Jomtien (non-trophy buildings), Pratumnak (older but well-run buildings), inland pockets of Central Pattaya, and some Naklua backstreets away from the premium beachfront strip.
The typical gross rental yield range in these top-yielding Pattaya neighborhoods is about 7% to 8%, compared to 5% to 6% in prime beachfront trophy locations where higher purchase prices compress yields.
The main reason these Pattaya neighborhoods offer higher yields than others is that purchase prices remain moderate while rental demand stays strong from the year-round expat and long-stay tenant base, unlike trophy beachfront towers where you pay a premium for prestige but rents don't scale proportionally.
We have a whole part covering all the neighborhoods in our pack about buying a property in Pattaya.
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 condos in Pattaya as of 2026?
As of early 2026, rentals shorter than 30 days in Thailand are considered "hotel" activity under the Hotel Act B.E. 2547 (2004), which means they typically require a hotel license that most condo buildings cannot obtain.
The main legal restrictions for operating a short-term rental condo in Pattaya are the Hotel Act requirements (hotel license needed for stays under 30 days), condo building bylaws (many explicitly prohibit short stays), and the TM30 foreigner reporting requirement within 24 hours of guest arrival.
There is no reliable percentage of Pattaya condo buildings that officially allow Airbnb-style short-term rentals, because it depends entirely on each building's juristic person rules, and enforcement varies significantly from building to building.
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 achieve gross yields of about 8% to 11% (if legally operated and well-managed), compared to long-term rental gross yields of about 6% to 7.5%.
The typical gross yield range for short-term rentals in Pattaya is 8% to 11% before costs, while long-term rentals typically deliver 6% to 7.5% gross, but the net yields often converge because short-term operations have significantly higher expenses.
The main additional costs that reduce the net yield advantage of short-term rentals in Pattaya include cleaning and linen turnover, utilities (which you typically pay), platform fees (Airbnb takes 3% from hosts), higher management intensity, and the legal and building-rule risk premium.
To outperform a long-term rental in Pattaya, a short-term rental typically needs to achieve an occupancy rate of at least 60% to 70%, because anything below that level combined with higher operating costs can actually result in lower net returns than a simple 12-month lease.
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What costs will destroy my net yield for a condo in Pattaya?
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Pattaya.
What are condo HOA fees as a % of rent in Pattaya as of 2026?
As of early 2026, the typical HOA (common area management) fee for condos in Pattaya runs about 10% to 15% of monthly rent, or roughly 1,500 to 3,000 THB per month (about 48 to 97 USD or 45 to 90 EUR) for a standard unit.
The realistic range of HOA fees in Pattaya spans from about 8% of rent for older buildings with basic facilities up to 20% or more of rent for smaller units in luxury resort-style developments with extensive amenities.
The amenities and services that justify higher-than-average HOA fees in Pattaya include rooftop infinity pools, multiple swimming pools, onsen-style spas, 24-hour concierge, shuttle services, and coworking spaces, which are increasingly common in newer high-rise developments targeting the digital nomad and premium expat market.
What annual maintenance budget should I assume for a condo in Pattaya right now?
The typical annual maintenance budget that condo owners in Pattaya should assume is about 0.5% to 1.0% of property value per year, which translates to roughly 16,000 to 35,000 THB annually (about 520 to 1,130 USD or 480 to 1,050 EUR) for a typical 3.5 million THB condo.
The realistic range of annual maintenance costs in Pattaya varies from about 10,000 THB per year (320 USD or 300 EUR) for newer condos in good condition up to 50,000+ THB per year (1,610+ USD or 1,500+ EUR) for older units requiring more frequent repairs.
The most common maintenance expenses Pattaya condo owners face annually include air conditioning servicing and repairs (critical in the tropical climate), water heater replacement, bathroom and kitchen fixture issues due to humidity and salt air, and periodic repainting to address wear from the coastal environment.
What property taxes should I expect for a condo in Pattaya as of 2026?
As of early 2026, the typical annual property tax for condos in Pattaya under the Land and Buildings Tax Act is relatively minimal, often under 1,000 to 3,000 THB per year (about 32 to 97 USD or 30 to 90 EUR) for a standard residential condo.
The realistic range of property taxes in Pattaya varies based on whether the property is owner-occupied (lower rates) or rented out (slightly higher rates), and also depends on the official assessed value, which is typically lower than market value.
Property taxes in Thailand are calculated based on the appraised value of the property multiplied by the applicable tax rate, with residential properties used for personal residence taxed at lower rates (starting at 0.02%) than properties generating rental income (starting at 0.3%).
There are property tax exemptions available for condo owners in Pattaya, including a personal residence exemption for the first 50 million THB of assessed value, which means most standard condos used as primary residences effectively pay very little or no property tax.
How much does condo insurance cost in Pattaya in 2026?
As of early 2026, the typical annual condo insurance cost in Pattaya ranges from about 1,000 to 4,000 THB per year (about 32 to 130 USD or 30 to 120 EUR) for basic landlord coverage including contents and liability.
The realistic range of annual condo insurance costs in Pattaya spans from about 900 THB per year (29 USD or 27 EUR) for basic coverage up to 6,000+ THB per year (195+ USD or 180+ EUR) for comprehensive policies with higher contents value, flood coverage, and earthquake protection.
What's the typical property management fee for condos in Pattaya as of 2026?
As of early 2026, the typical property management fee for long-term rental condos in Pattaya is about 8% to 12% of collected rent, plus a letting fee of roughly 1 month's rent for finding a new tenant.
The realistic range of property management fees in Pattaya spans from about 5% of rent for minimal oversight up to 15% or more for full-service management, with most professional managers charging around 10% (roughly 1,800 to 4,500 THB per month or 58 to 145 USD or 54 to 135 EUR for a typical rental).
Standard property management services in Pattaya typically include tenant finding and screening, rent collection, coordinating repairs and maintenance, handling tenant communications, and managing check-in/check-out for tenancies.
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 it's authoritative | How we used it |
|---|---|---|
| Global Property Guide | Long-running international real estate data publisher with transparent yield methodology. | We used its Pattaya-area median rent and price data to calculate gross yields and rent-to-price ratios. We then cross-checked implied THB rents against local listing averages. |
| Bank of Thailand | Thailand's central bank, the cleanest reference for exchange rates. | We used it to convert USD figures into THB using the January 2026 rate of approximately 31 THB per USD. This makes all numbers intuitive for Pattaya buyers. |
| CBRE Thailand | Top-tier global real estate advisory firm with structured market snapshots. | We used it to ground the demand drivers section with tourism volumes and new launch context. We used it as Pattaya-specific color to complement yield math. |
| PropertyScout | Large Thai brokerage platform that publishes computed averages from live listings. | We used its average rent by bedroom figures as a cross-check against other sources. We used it to build realistic tenant budget bands. |
| Thailand Property | One of Thailand's biggest property portals showing market depth. | We used it to verify Pattaya is a deep rental market with thousands of active listings. We used it as a reality check on vacancy assumptions. |
| Thai Ministry of Finance (FPO) | Official ministry hosting the translated Land and Buildings Tax Act. | We used it as the legal base for property tax expectations. We used it to keep the cost section grounded in real obligations. |
| DOPA (Hotel Act translation) | Government-hosted copy of the law controlling short-term rental activity. | We used it to explain the legal risk around rentals shorter than 30 days. We translated that into practical building-rules checks. |
| Thailand Revenue Department | Official reference for Thailand's tax code and rate schedule. | We used it to frame that rental income sits inside Thai income tax rules. We kept it high level and focused on net yield implications. |
| Muang Thai Insurance | Major Thai insurer showing real, purchasable premium starting points. | We used it to anchor a plausible floor for annual condo insurance costs. We translated insurance into a realistic net-yield line item. |
| Cornerstone Real Estate | Local Pattaya agency with detailed ownership cost breakdowns. | We used it to validate HOA fee ranges and annual ownership costs. We used it to ensure our cost assumptions reflect current Pattaya reality. |
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