The area-level data view of Pattaya's rental market -- condo rent by unit type from compiled portal and advisory data, price-per-sqm benchmarks for Central Pattaya, Jomtien, Wong Amat/Naklua & Pratumnak, CBRE's official new-supply and tourism figures, and a disclosed-methodology look at how gross yield is estimated to vary by area. Sourced and methodology-disclosed; indicative and educational, never investment advice.
Pattaya condo prices vary sharply by area: Wong Amat/Naklua leads at roughly 130,000-220,000 THB/sqm, versus 85,000-150,000 THB/sqm in Jomtien and as low as 35,000-90,000 THB/sqm further inland toward East Pattaya. A typical condo rents for a compiled median of roughly 22,550 THB/month across unit types, with a 1-bedroom averaging roughly 22,000-30,000 THB/month. New condo supply hit a multi-year low of 1,716 units in H2 2025 per CBRE Thailand, even as Chonburi drew 13.8 million visitors in the same half-year. No single official gross-yield benchmark exists for Pattaya the way CBRE and JLL publish for Bangkok; compiled advisory sources cite a 5-8% range depending on area and rental strategy.
Unlike Bangkok or Phuket, BAANLYY could not identify a single official market-research firm publishing a clean, area-consistent Pattaya rent-by-unit-type survey. The figures below are compiled from multiple property-portal and advisory sources (FazWaz, Hipflat, RentHub, Global Property Guide), cross-checked for a consistent range:
| Unit type | Typical monthly rent (THB) |
|---|---|
| Studio | ~16,000-20,000 |
| 1-bedroom | ~22,000-30,000 |
| 2-bedroom | ~38,000-43,000 |
The overall median condo rent across all unit types and areas is cited at roughly THB 22,550/month in compiled portal data. As in most Thai beach markets, 1-bedroom units are the most commonly rented type for both long-stay tenants and short lets. See BAANLYY's Pattaya rental market guide for practical leasing detail beyond these averages.
Compiled from portal listing data (FazWaz, Hipflat) cross-checked against Bank of Thailand and REIC price-trend context, current as of mid-2026:
| Area | Typical THB/sqm | Character |
|---|---|---|
| Central Pattaya | ~100,000-175,000 | The nightlife-and-convenience core of the city; a wide price spread reflecting everything from older commodity-grade towers to newer beachfront-adjacent stock |
| Jomtien | ~85,000-150,000 | Pattaya's most consistently rental-active submarket -- a 6km continuous beachfront and a large European long-stay/retiree tenant base; previous oversupply is reported to be easing in 2026 |
| Wong Amat / Naklua | ~130,000-220,000 | The most expensive coastal submarket -- premium beachfront condo stock and strong long-stay foreign demand; limited new supply has pushed asking prices up 5-7% y/y per local market commentary |
| Pratumnak (incl. Cosy Beach) | ~95,000-170,000 | Sits between Central Pattaya and Jomtien; more residential and less nightlife-driven, with a mix of boutique sea-view condos and larger residences; limited supply has also pushed asking prices up 5-7% y/y |
City-wide, compiled research places the median condo price at roughly THB 95,000/sqm and the average (pulled up by luxury and beachfront stock) at roughly THB 125,000/sqm. Areas further inland from the beach -- East Pattaya, Nong Prue, Huai Yai, Khao Talo and Mabprachan -- run considerably cheaper, roughly THB 35,000-90,000/sqm, reflecting distance from the beachfront lifestyle premium that defines Central Pattaya, Jomtien, Wong Amat and Pratumnak.
As with Phuket, BAANLYY could not identify a single official CBRE, JLL or REIC gross-yield benchmark specific to Pattaya -- so this section relies on compiled estimates from multiple independent Thailand property-advisory sources, cross-checked for consistency, rather than one authoritative survey. Treat the following as directional patterns, not a precise or guaranteed return:
Multiple independent Thailand property-advisory sources place gross yield here in roughly a 6-7.8% range, among the most consistent in Pattaya, underpinned by the long continuous beachfront and a large European long-stay/retiree tenant base that keeps occupancy steadier than purely tourist-driven areas.
Advisory sources generally cite gross yield in a lower 5-7% range here -- premium beachfront purchase prices per sqm compress the yield on paper, though multiple sources note this area tends to outperform on capital appreciation instead, reported at roughly 7-9% year-on-year by at least one advisory firm.
The nightlife-and-convenience core supports the widest range cited by advisory sources -- roughly 6-8% for standard long-term rental, with some sources citing 8-11% specifically for well-run short-stay/tourist-let properties in the highest-footfall pockets near Beach Road and Central Pattaya's main strip.
Sits between Jomtien and Central Pattaya on both price and yield -- advisory sources generally place it in a similar 5-7% gross range to Wong Amat, reflecting its more residential, less purely-tourist character.
Every gross-yield figure above ignores property management fees, OTA/booking-platform commissions, vacancy between tenants (which can be pronounced given Pattaya's December-to-mid-April high season and quieter low season), maintenance, common-area fees, and tax. Advisory sources generally suggest deducting 2-4 percentage points from a headline gross figure to approximate a realistic net return -- always underwrite your own numbers for a specific building and unit rather than relying on a marketing headline.
The one piece of officially sourced, Pattaya-specific market data BAANLYY could verify comes from CBRE Thailand's own Pattaya Overall Figures series. In H2 2025, new condominium launches hit a record low since H2 2023, with only 1,716 units entering the market -- a decline CBRE attributes to a shift toward smaller-scale developments, with no single project exceeding 320 units. This follows a stronger H1 2025, when ten new projects added 3,377 units, mostly in the mid-range (THB 2-4 million per unit) segment; CBRE separately reports roughly 15,577 future condominium units in the pipeline for completion between 2025 and 2028. On the demand side, Chonburi (the province containing Pattaya) welcomed 13.8 million visitors in H2 2025, a modest 0.6% year-on-year decline, with Thai domestic visitors up 2.5% y/y and now making up 64% of total arrivals. Pattaya's hotel market comprises 34,743 keys across 161 properties, and CBRE reports both occupancy and average daily rate softened in H2 2025 -- a demand signal worth weighing against any rosy rental-yield claim from a property seller or advisory firm.
This report blends three tiers of source, disclosed here for transparency:
A sponsored, single-agency market commentary (AMS Corporation, published via a local Pattaya news outlet in April 2026) was reviewed during research but deliberately excluded as a cited source in this report, since it is promotional content from a firm selling its own rental-management services rather than independent research -- consistent with BAANLYY's policy of never taking paid placement in its own content, and applying the same standard to third-party sources it cites. None of the tiers above substitutes for a professional valuation, current listing data for a specific building, or official statistics from Thailand's Real Estate Information Center (REIC) or Bank of Thailand (BOT) property price indices. This report is educational market intelligence, not investment advice.
BAANLYY can connect you with vetted agents and property managers to underwrite the numbers on a specific building and unit.
Indicative, educational market data only — not investment, legal or tax advice. Pattaya rents, prices, vacancy and yields vary by building, area and season and change over time; verify current figures with a licensed agent, appraiser or property manager before relying on them. BAANLYY never takes paid placement.
CBRE Thailand's own Pattaya Overall Figures H2 2025 and H1 2025 reports are the single official, named-source data in this report (new condo supply, tourism arrivals, hotel performance). Rent-by-unit-type (Section 01), price-per-sqm-by-area (Section 02) and gross-yield-by-area (Section 03) figures are compiled from multiple independent Thailand property portals and advisory sources, disclosed as such -- no single official CBRE/JLL/REIC Pattaya rent or rental-yield benchmark could be verified, unlike Bangkok.