An apartment (condo) in Pattaya costs from roughly THB 1.5 million for a studio in an older or outer building to well over THB 20 million for a large sea-view unit in a luxury beachfront tower. Most foreign buyers spend THB 3–8 million on a one- or two-bedroom unit. This guide from Pearl Property Pattaya breaks prices down by area and unit type. It also explains what you pay on top at transfer and how purchases are usually financed.
What Drives Apartment Prices in Pattaya
- Location: beachfront Wong Amat and prime Pratumnak sit at the top of the market. Jomtien and the streets behind Central Pattaya offer the widest range.
- New build vs. resale: new projects usually cost more per sqm. Resale units in older buildings can be significantly cheaper but need a closer look at condition and building finances. See new vs. resale.
- View and floor: a protected sea view on a high floor can add a clear premium within the same building.
- Foreign quota: in popular buildings, units that can be registered in the 49% foreign quota often trade above units in the Thai quota.
Indicative Prices by Area
These are typical asking-price ranges per square metre. Older resale stock sits at the lower end, and new luxury projects at the upper end:
| Area | Typical range (THB/sqm) | Character |
|---|---|---|
| Jomtien & Na Jomtien | approx. 50,000 – 200,000 | Long beach, relaxed, widest choice |
| Pratumnak Hill | approx. 70,000 – 180,000 | Green, quiet, many sea-view projects |
| Central Pattaya | approx. 60,000 – 160,000 | City life, strongest rental demand |
| Wong Amat & Naklua | approx. 65,000 – 250,000 | Beachfront, luxury end of the market |
For named buildings and current price levels, see our area rankings:
Indicative Prices by Unit Type
| Unit type | Typical size | Typical price (THB) |
|---|---|---|
| Studio | 22–35 sqm | 1.5 – 3 million |
| One bedroom | 30–50 sqm | 2.5 – 6 million |
| Two bedrooms | 55–100 sqm | 5 – 15 million |
| Large units and penthouses | 120 sqm + | 15 million and up |
Prices depend heavily on the building, view and condition. Compare live offers under condos for sale in Pattaya.
Extra Costs at Transfer: What the Buyer Really Pays
Several charges are due at the Land Office on transfer day. Most of them are legally the seller's:
| Charge | Rate | Normally paid by |
|---|---|---|
| Transfer fee | 2% of the appraised value | Negotiable, often split 50/50 |
| Specific Business Tax | 3.3%, only if the seller has owned the unit for under 5 years | Seller |
| Stamp duty | 0.5%, only when Specific Business Tax does not apply | Seller |
| Withholding tax | Based on the seller's tax position | Seller (deducted at transfer) |
| Mortgage registration | 1% of the loan, if financed in Thailand | Buyer |
Buyers of new units also pay a one-off sinking fund contribution and usually 12 months of common fees in advance. Common fees are often THB 40–80 per sqm per month. Many buyers also hire an independent lawyer; budget for that separately.
In practice, a buyer should plan on roughly 1–3% on top of the price, depending on the fee split. Always check the cost clause in the contract. See the Thailand property tax guide and the cost of owning a condo in Pattaya for the running costs after purchase.
Financing: What Is Realistic for Foreign Buyers
- Cash from abroad: this is how most foreign buyers purchase. The money must be sent to Thailand in foreign currency. For transfers above USD 50,000 your bank issues an FET form, which you need to register the unit in your name.
- Staged payments on new projects: off-plan projects spread the price over the construction period, with the balance due at completion. This is the most common "financing" for foreign buyers.
- Developer financing: some developers finance part of the balance after completion over a few years. Interest rates are usually higher than bank rates.
- Thai bank mortgages: these are hard to get for foreigners. Typically you need a Thai work permit and local income, or a bank that serves specific nationalities. Expect larger down payments and stricter checks.
- Financing at home: many buyers raise equity on property they own in their home country and buy in cash in Thailand.
Our detailed guide on how to finance a Pattaya property compares these options.
How Pearl Property Pattaya Helps
Pearl Property Pattaya helps buyers set a realistic budget, compare buildings across all areas and see exactly what they will pay at transfer. Talk to our team or browse all properties for sale. We advise in English, German, Thai, French and Chinese.
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About the author
Peer JohannsenPeer Johannsen is the Managing Director of Pearl Property Pattaya, an agency working in the Pattaya market since 2015. He advises in German and English, and buyers who want the legal side of a Thai purchase explained in their own language can ask him to walk through it: what foreign quota means for a condominium, where a leasehold structure is used instead of freehold, and what happens between reservation and transfer of ownership. The agency as a whole advises in English, German, Thai, French and Chinese, and covers condos, houses, villas, land and new developments across Jomtien, Pratumnak, Wongamat, Naklua, East Pattaya, Huai Yai, Na Jomtien and Bang Saray — whether you are looking at an off-plan unit in a new project or a resale condo. If you would rather have that first conversation in German, ask for Peer when you contact the office.
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