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 looking to rent or invest in Pattaya, knowing the current rental prices is essential to make smart decisions.
This guide covers everything from studio rents to neighborhood trends, all based on fresh data we constantly update.
We break down costs, demand patterns, and what tenants actually want in Pattaya right now.
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 studio rents in 2026 average around 10,000 baht per month, but beachfront units in Wongamat can easily reach 18,000 baht or more.
- Furnished apartments dominate Pattaya's rental market because most tenants are mobile expats and seasonal visitors who don't want to buy furniture.
- Pattaya's vacancy rate sits around 10% citywide, which is higher than Bangkok because the city has a lot of investor-owned condo supply.
- Rent growth in Pattaya for 2026 is projected between 3% and 7%, with 2-bedroom units seeing the strongest increases due to expat demand.
- Peak rental demand in Pattaya happens from November to February when foreign long-stayers arrive for the winter season.
- Pratumnak Hill and Jomtien remain the top neighborhoods for expat renters seeking a quieter, residential feel near the beach.
- A well-priced studio in a prime Pattaya location typically rents within 10 to 20 days, while overpriced units can sit for 60 days or longer.
- Air conditioning quality is one of the biggest rent boosters in Pattaya because electricity comfort matters a lot in this tropical climate.
What are typical rents in Pattaya as of 2026?
What's the average monthly rent for a studio in Pattaya as of 2026?
As of early 2026, the typical monthly rent for a studio apartment in Pattaya is around 10,000 baht, which equals roughly $290 USD or €270 EUR.
Most studios in Pattaya fall within a realistic range of 8,000 to 14,000 baht per month ($235 to $410 USD or €215 to €380 EUR), though prime beachfront buildings in areas like Wongamat can push rents to 18,000 baht or higher.
The main factors that cause Pattaya studio rents to vary are location (beachfront versus inland), building age, floor level, and whether the unit has a sea view or sits in a well-managed development with quality amenities.
What's the average monthly rent for a 1-bedroom in Pattaya as of 2026?
As of early 2026, the typical monthly rent for a 1-bedroom apartment in Pattaya is around 18,000 baht, which equals roughly $530 USD or €485 EUR.
Most 1-bedroom condos in Pattaya rent within a range of 14,000 to 25,000 baht per month ($410 to $735 USD or €380 to €675 EUR), while luxury units in Wongamat or high-end Central Pattaya buildings can command 40,000 baht or more.
When it comes to neighborhood differences, areas like East Pattaya and South Pattaya offer the cheapest 1-bedroom rents, while Wongamat, Pratumnak Hill, and beachfront Central Pattaya consistently have the highest prices for this unit type.
What's the average monthly rent for a 2-bedroom in Pattaya as of 2026?
As of early 2026, the typical monthly rent for a 2-bedroom apartment in Pattaya is around 35,000 baht, which equals roughly $1,030 USD or €945 EUR.
Most 2-bedroom condos in Pattaya fall within a range of 25,000 to 55,000 baht per month ($735 to $1,620 USD or €675 to €1,485 EUR), though premium sea-view units in newer luxury buildings can reach 90,000 baht or higher.
For 2-bedroom units specifically, East Pattaya and inland Jomtien offer the most affordable options, while Wongamat beachfront towers and high-end Pratumnak Hill developments command the highest rents in Pattaya.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Pattaya.
What's the average rent per square meter in Pattaya as of 2026?
As of early 2026, the typical rent per square meter in Pattaya is around 410 baht, which equals roughly $12 USD or €11 EUR per square meter per month.
Across different Pattaya neighborhoods, rent per square meter ranges from about 300 to 600 baht ($9 to $18 USD or €8 to €16 EUR), while prime beachfront locations and new luxury developments can reach 900 baht per square meter or more.
Compared to Bangkok, Pattaya's rent per square meter is generally 30% to 50% lower, which makes the city attractive for renters seeking more space for their budget in Thailand's Eastern Seaboard region.
Property characteristics that push Pattaya rents above average include direct sea views, high floors in quality towers, modern building management, and proximity to the beach or major lifestyle amenities.
How much have rents changed year-over-year in Pattaya in 2026?
As of early 2026, Pattaya rents have increased by approximately 5% compared to January 2025, with studios up around 4%, 1-bedrooms up 5%, and 2-bedrooms showing the strongest growth at roughly 6%.
The main factors driving Pattaya rent increases this year are recovering tourism demand, a growing population of remote workers and long-stay expats, and Thailand's overall economic expansion as projected by government agencies.
This 5% annual increase is slightly stronger than the previous year's trend, reflecting Pattaya's continued appeal as a lifestyle destination and the city's improving infrastructure and amenities.
What's the outlook for rent growth in Pattaya in 2026?
As of early 2026, Pattaya rents are projected to grow between 3% and 7% over the year, with a most likely increase around 5% for long-term residential leases.
Key factors likely to influence Pattaya rent growth include Thailand's continued economic expansion, strong tourism recovery, and the city's appeal to remote workers and retirees whose budgets are not tied to Thai wages.
Neighborhoods expected to see the strongest Pattaya rent growth are Wongamat, Pratumnak Hill, and prime beachfront Jomtien, where limited quality supply meets consistent demand from foreign long-stayers.
Risks that could cause Pattaya rent growth to differ from projections include global economic slowdowns affecting tourism, changes in Thai visa policies for long-stayers, and potential oversupply in certain condo segments.
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 rent best in Pattaya as of 2026?
Which neighborhoods have the highest rents in Pattaya as of 2026?
As of early 2026, the three Pattaya neighborhoods with the highest average rents are Wongamat (averaging 25,000 to 40,000 baht or $735 to $1,175 USD or €675 to €1,080 EUR for a 1-bedroom), Pratumnak Hill, and prime beachfront Central Pattaya.
These premium Pattaya neighborhoods command higher rents because they offer direct beach access, newer high-quality buildings, quieter residential atmospheres, and well-maintained common facilities like pools and gyms.
The typical tenant profile in Pattaya's high-rent areas includes foreign retirees, long-stay expats, remote workers with international incomes, and affluent Thai professionals seeking a resort lifestyle.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Pattaya.
Where do young professionals prefer to rent in Pattaya right now?
The top three Pattaya neighborhoods where young professionals prefer to rent are Central Pattaya (for walkability and nightlife), South Pattaya near Thepprasit Road (for value), and closer-in Jomtien (for space and social atmosphere).
Young professionals in these Pattaya neighborhoods typically pay between 12,000 and 22,000 baht per month ($350 to $650 USD or €325 to €595 EUR) for studios and 1-bedroom units that meet their needs.
What attracts young professionals to these areas is easy access to cafes, coworking spaces, gyms, and nightlife, plus reliable high-speed internet and the flexibility to live without owning a car.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Pattaya.
Where do families prefer to rent in Pattaya right now?
The top three Pattaya neighborhoods where families prefer to rent are East Pattaya (including Nong Prue and Mabprachan Lake area), Huai Yai, and inland Jomtien, where larger homes and gated communities are available.
Families in these Pattaya neighborhoods typically pay between 30,000 and 60,000 baht per month ($880 to $1,765 USD or €810 to €1,620 EUR) for 2-3 bedroom houses or larger condo units.
What makes these Pattaya areas attractive to families is the availability of spacious homes with gardens, secure gated communities, parking, quieter streets, and proximity to international schools.
Top-rated schools near these family-friendly Pattaya neighborhoods include Regents International School, St. Andrews International School, and various Thai-English bilingual schools that serve the expat and local community.
Which areas near transit or universities rent faster in Pattaya in 2026?
As of early 2026, the three Pattaya areas that rent fastest due to transport accessibility are the Beach Road and Second Road corridor in Central Pattaya, the Pratumnak to Jomtien corridor, and areas with easy Sukhumvit Road access.
Properties in these high-demand Pattaya areas typically stay listed for only 10 to 20 days when priced correctly, compared to 30 days or more in less accessible locations.
The rent premium for Pattaya properties within walking distance of main transport routes is typically 10% to 20% higher, adding roughly 1,500 to 3,500 baht ($45 to $105 USD or €40 to €95 EUR) to the monthly rent.
Which neighborhoods are most popular with expats in Pattaya right now?
The top three Pattaya neighborhoods most popular with expats are Pratumnak Hill (for its quieter residential resort feel), Jomtien (for beach lifestyle and space), and Wongamat in North Pattaya (for premium buildings and a calmer atmosphere).
Expats in these Pattaya neighborhoods typically pay between 18,000 and 45,000 baht per month ($530 to $1,325 USD or €485 to €1,215 EUR) depending on unit size and building quality.
What makes these areas attractive to expats in Pattaya is the combination of quality accommodation, proximity to Western restaurants and services, English-speaking communities, and access to healthcare facilities.
The most represented nationalities in Pattaya's expat-friendly neighborhoods include British, German, Scandinavian, Russian, and Australian retirees and long-stayers, along with a growing number of American and European remote workers.
And if you are also an expat, you may want to read our exhaustive guide for expats in Pattaya.
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Who rents, and what do tenants want in Pattaya right now?
What tenant profiles dominate rentals in Pattaya?
The top three tenant profiles that dominate Pattaya's rental market are Thai workers in hospitality and services (seeking value-focused options), foreign long-stayers and retirees (prioritizing comfort and building quality), and remote workers (wanting reliable internet and flexible leases).
In terms of market share, Thai renters represent roughly 45% of Pattaya's rental demand, foreign long-stayers and retirees account for about 35%, and remote workers and seasonal tenants make up the remaining 20%.
Thai renters typically seek affordable studios and 1-bedrooms near work areas, while foreign long-stayers prefer larger 1-2 bedroom units in quality buildings, and remote workers look for well-connected 1-bedrooms with strong internet.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Pattaya.
Do tenants prefer furnished or unfurnished in Pattaya?
In Pattaya, approximately 75% to 80% of tenants prefer furnished rentals, while only 20% to 25% opt for unfurnished units, making furnished apartments the clear market standard.
The typical rent premium for furnished apartments in Pattaya compared to unfurnished units is around 2,000 to 5,000 baht per month ($60 to $145 USD or €55 to €135 EUR), which most tenants are happy to pay for the convenience.
The tenant profiles that prefer furnished rentals in Pattaya include foreign long-stayers who don't want to buy furniture, seasonal visitors staying for a few months, and remote workers who prioritize mobility and convenience.
Which amenities increase rent the most in Pattaya?
The top five amenities that increase rent the most in Pattaya are quality air conditioning with good insulation, sea views or beach proximity, reliable high-speed internet, modern gym and large pool facilities, and 24/7 security with professional building management.
In terms of rent premiums, sea views can add 3,000 to 8,000 baht ($90 to $235 USD or €80 to €215 EUR), quality air conditioning adds 1,000 to 2,000 baht ($30 to $60 USD or €27 to €55 EUR), and buildings with excellent amenities command 2,000 to 5,000 baht ($60 to $145 USD or €55 to €135 EUR) more per month.
In our property pack covering the real estate market in Pattaya, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Pattaya?
The top five renovations that get the best ROI for Pattaya rental properties are kitchen refreshes, bathroom modernization, air conditioning replacement, lighting and paint upgrades, and adding a washing machine with practical storage.
A kitchen refresh in Pattaya typically costs 30,000 to 80,000 baht ($880 to $2,350 USD or €810 to €2,160 EUR) and can increase monthly rent by 1,500 to 3,000 baht, while bathroom updates costing 20,000 to 50,000 baht ($590 to $1,470 USD or €540 to €1,350 EUR) can add 1,000 to 2,500 baht to monthly rent.
Renovations with poor ROI in Pattaya that landlords should avoid include expensive designer finishes, high-end appliances beyond what tenants expect, and structural changes that don't add functional living space.
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.
How strong is rental demand in Pattaya as of 2026?
What's the vacancy rate for rentals in Pattaya as of 2026?
As of early 2026, the average vacancy rate for long-term rental condos in Pattaya is approximately 10%, which is higher than Bangkok due to the city's large stock of investor-owned units.
Across different Pattaya neighborhoods, vacancy rates range from about 6% to 8% in prime, well-managed buildings in Wongamat and Pratumnak, up to 12% to 15% in oversupplied older developments or poorly positioned locations.
The current Pattaya vacancy rate is roughly in line with historical averages for the city, reflecting a stable balance between supply and demand in the long-term rental segment.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Pattaya.
How many days do rentals stay listed in Pattaya as of 2026?
As of early 2026, the average rental property in Pattaya stays listed for approximately 25 days before finding a tenant.
Across different property types and Pattaya neighborhoods, days on market ranges from 10 to 20 days for well-priced studios and 1-bedrooms in prime areas, up to 30 to 60 days or more for larger units or overpriced listings.
The current days-on-market figure in Pattaya is similar to one year ago, indicating stable rental demand without dramatic shifts in market absorption speed.
Which months have peak tenant demand in Pattaya?
The peak months for tenant demand in Pattaya are November through February, when foreign long-stayers and winter visitors arrive for the cool season.
The main factors driving Pattaya's seasonal demand patterns are the influx of European and Russian tourists escaping winter, the pleasant weather during these months, and the preference of many retirees to sign annual leases starting in the high season.
The lowest tenant demand months in Pattaya are typically May through September, when the rainy season reduces tourism and fewer new long-stayers arrive, though remote workers provide some year-round demand stability.
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What will my monthly costs be in Pattaya as of 2026?
What property taxes should landlords expect in Pattaya as of 2026?
As of early 2026, landlords in Pattaya should budget roughly 2,000 to 10,000 baht ($60 to $295 USD or €55 to €270 EUR) per year in Land and Building Tax for a typical rental condo, depending on the property's assessed value.
Across Pattaya properties, annual Land and Building Tax can range from under 1,000 baht for lower-value units to 20,000 baht or more for high-value properties, based on official assessments and use category classifications.
Property taxes in Pattaya are calculated based on the government's official assessed value of the property and the use category (such as owner-occupied versus other residential use), with different rate bands applying to different value tiers.
Please note that, in our property pack covering the real estate market in Pattaya, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Pattaya right now?
The utilities Pattaya landlords most commonly pay on behalf of tenants are common-area and HOA (juristic) fees, and sometimes internet as a rent sweetener in competitive buildings.
HOA fees in Pattaya typically run 1,500 to 4,000 baht ($45 to $120 USD or €40 to €110 EUR) per month depending on building quality and amenities, while landlord-provided internet adds roughly 500 to 900 baht ($15 to $27 USD or €14 to €24 EUR) monthly.
The common practice in Pattaya is for tenants to pay their own electricity and water directly to the building or utilities, while landlords cover the juristic fees as part of their ownership obligations.
How is rental income taxed in Pattaya as of 2026?
As of early 2026, rental income in Pattaya is taxed as part of Thailand's Personal Income Tax system, with progressive rates reaching up to 35% for the highest earners, and the tax treatment depends on whether you are a tax resident (180+ days in Thailand).
The main deductions Pattaya landlords can claim against rental income include standard expense deductions (a percentage of gross income) or actual documented expenses like maintenance, depreciation, and property management fees.
A common tax mistake specific to Pattaya landlords is failing to properly classify rental income when switching between short-term tourist rentals and long-term leases, which can have different tax implications under Thai law.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| Real Estate Information Center (REIC) | It's the Thai government's core housing-market data hub, run under a state financial institution. | We used it to anchor the official macro view on supply and demand context for Thailand's housing market. We then cross-checked local Pattaya rent levels against the broader REIC narrative. |
| Bank of Thailand (BOT) | It's Thailand's central bank, and it documents how its property indices are constructed. | We used it to frame the macro environment including credit conditions and property-cycle backdrop. We used the methodology notes to keep our rent estimates consistent with official data practices. |
| NESDC (Thai Economic Report) | It's Thailand's official national planning agency, and it publishes the government's baseline economic outlook. | We used it to set a realistic 2026 demand backdrop including growth and inflation direction. We used those macro assumptions to build a conservative rent-growth outlook for Pattaya. |
| Ministry of Commerce (MOC) CPI Portal | This is the Thai government's official inflation portal. | We used it as a sanity check on how fast housing-related costs can move nationally. We used it to avoid producing rent growth numbers wildly inconsistent with Thailand's inflation regime. |
| CBRE Thailand (Pattaya H1 2025) | CBRE is a top-tier global real estate consultancy with transparent market reporting. | We used it to understand Pattaya-specific supply and demand drivers, especially tourism-linked dynamics. We used it to justify why some neighborhoods rent faster and hold higher rents. |
| CBRE Thailand Market Outlook 2025 | It's a flagship forward-looking report from a globally recognized research team. | We used it for Thailand-wide residential constraints and demand patterns that affect resort cities. We used it to keep our 2026 Pattaya outlook aligned with the broader national direction. |
| Knight Frank Thailand | Knight Frank is a long-established international real estate firm with formal research publications. | We used it to triangulate Thailand condo market conditions including buyer and tenant sentiment. We used it as a second consultancy check against CBRE's view. |
| Cushman & Wakefield Thailand | It's another global consultancy with a consistent reporting cadence and defined methodology. | We used it as a third opinion on market momentum and absorption signals in Thailand. We used it to reduce single-source bias when describing demand strength going into 2026. |
| Revenue Department (Thailand) | This is the official tax authority, and it defines residency and core Personal Income Tax rules. | We used it to describe who is taxed and when for rental income purposes. We used it to frame rental-income taxation clearly for landlords. |
| Provincial Electricity Authority (PEA) | PEA is the state electricity utility for most provinces, and this is its official tariff adjustment page. | We used it to ground utility-cost expectations in an official tariff source. We used it to explain why electricity can be a meaningful monthly cost swing for Pattaya rentals. |
| Provincial Waterworks Authority (PWA) | PWA is the state water utility for many areas, and it publishes tariff tables directly. | We used it to give tenants and landlords a realistic baseline for monthly water costs. We used it to make utility estimates checkable rather than hand-wavy. |
| FazWaz | It's a major Thai property portal with a large, filterable inventory and consistent listing fields. | We used it to estimate typical rent bands by unit type and neighborhood in Pattaya. We then cross-checked those bands against Hipflat to avoid portal-specific distortions. |
| Hipflat | It's a long-running regional portal that provides an independent pool of listings and prices. | We used it as a second dataset to validate our Pattaya rent ranges and typical unit sizes. We used it to sanity-check per-square-meter rent estimates. |
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