Buying guide · 2026
Buying a condo in Pattaya as a foreigner – Guide 2026
Foreigners can own a condo in Pattaya freehold in their own name. This guide explains in plain language how the purchase works, which costs to expect, how payment plans work and what prices per m² look like by district – based on developers’ price lists (October 2026).
Buying as a foreigner – 6 steps
- 1
Choose & reserve
Pick the unit and pay the booking deposit – usually 100,000–400,000 ฿.
- 2
Sign the contract
Sale and purchase agreement with the developer; usually 20–30 % is due at contract.
- 3
Transfer from abroad
For a freehold title the money comes from abroad in foreign currency. The Thai bank issues the FET form for the Land Office.
- 4
Instalments during construction
Interest-free according to the payment plan. We send you construction updates and videos.
- 5
Handover & title
Inspection, final payment and transfer at the Land Office – also possible with a power of attorney.
- 6
Move in or rent out
Long-term rental is common; we connect you with rental management partners.
Price per m² by district
Average price per m² of the projects we track, based on the developers’ price lists.
Wongamat
Ø 218,000 ฿/m²Quiet beach in the north (Naklua). Premium towers with direct sea views – the highest prices per m².
Soondri Wongamat · ONCE Wongamat · LOVE IT Wongamat BeachCentral Pattaya
Ø 189,000 ฿/m²The city centre: shopping, restaurants, nightlife and short distances to everything.
Grand Solaire NobleJomtien
Ø 166,000 ฿/m²Long, relaxed beach south of Pratumnak. Popular with families and long-stay residents.
Aquarous Jomtien · Copacabana Coral ReefAll 7 projects compared
| Project | District · building | Status | From | Ø ฿/m² | Completion | Payment plan* |
|---|---|---|---|---|---|---|
| Soondri WongamatCraftwork | WongamatHigh-rise | Pre-sale | 8.96 M ฿ | 308,000 | 2030 Q4 | 30 / 30 / 40 |
| ONCE WongamatHonour Thailand | WongamatHigh-rise | Under construction | 8.4 M ฿ | 240,000 | 2029 Q3 | 30 / 20 / 50 |
| Grand Solaire NobleS.L.R Development | Central PattayaHigh-rise | Under construction | 3.58 M ฿ | 189,000 | 2029 Q4 | 30 / 50 / 20 |
| Aquarous JomtienAssetWise | JomtienHigh-rise | Under construction | 5.66 M ฿ | 177,000 | 2027 Q4 | 30 / 20 / 50 |
| Copacabana Coral ReefCopacabana Group | JomtienHigh-rise | Under construction | 5.3 M ฿ | 155,000 | 2027 Q4 | 25 / 25 / 50 |
| Zenith 2Strong Family Home | PratumnakUp to 8 floors | Pre-sale | 3.7 M ฿ | 112,000 | 2029 Q4 | 30 / 60 / 10 |
| LOVE IT Wongamat BeachGlobal Top Group | WongamatUp to 8 floors | Pre-sale | 2.6 M ฿ | 106,000 | 2030 Q4 | 20 / 30 / 50 |
*Share at contract / instalments / handover (foreign buyers). Prices from developer price lists, as of 10/2026 – subject to change and availability.
Payment plans & running costs
Typical for new builds: you reserve with a booking deposit (usually 100,000–400,000 ฿), pay a share at contract, interest-free instalments during construction and the rest at handover.
Running and one-off costs
| Project | Common fee ฿/m² per month | Sinking fund ฿/m² (one-off) |
|---|---|---|
| Soondri Wongamat | 90 ฿ | 700 ฿ |
| ONCE Wongamat | 80 ฿ | 700 ฿ |
| Grand Solaire Noble | 50 ฿ | 500 ฿ |
| Aquarous Jomtien | 67 ฿ | 500 ฿ |
| Copacabana Coral Reef | 50 ฿ | 500 ฿ |
| Zenith 2 | 50 ฿ | 500 ฿ |
| LOVE IT Wongamat Beach | 40 ฿ | 600 ฿ |
At transfer: 2 % transfer fee (often split 50/50 with the developer) plus the sinking fund. Specific business tax and stamp duty are usually paid by the seller.
Example: 35 m² × 50 ฿ = 1,750 ฿ common fee per month.
Payments are made exclusively to the developer – X Property does not accept any money.
Yield example: 30 m² unit for 3.6 M ฿
Same formula as the calculator on our project pages – try it with your own figures.
- Purchase price
- 3,600,000 ฿
- Size
- 30 m²
- Rent per month
- 21,000 ฿
- Vacancy per year
- 8 %
- Rental management (of rent)
- 10 %
- Common fee per month
- 1,500 ฿
- Transfer fee (your half of 2 %)
- 36,000 ฿
- Sinking fund
- 15,000 ฿
(21,000 × 12 × 0.92 × 0.90 − 1,500 × 12) ÷ 3,651,000 = 5.2 %
Non-binding example calculation, not investment advice.
Short-term rentals under 30 days are legally restricted unless the building has a hotel licence. Long-term rental is common.
Calculator · Grand Solaire NobleGood to know
- Financing Thai bank loans for foreigners are limited – most buyers pay cash or use the interest-free instalment plan.
- Visa buying a condo does not automatically grant a visa. But an investment of at least 10 M ฿ – e.g. a condo in your own name paid from abroad, a fixed deposit at a Thai bank and/or Thai government bonds, also combined – can qualify for a one-year, renewable extension of stay. Alternatives: retirement, LTR or Thailand Privilege. Rules change – check with Thai Immigration.
- Remote reservation, contract and payments can be handled remotely.
- Land & houses usually not directly ownable by foreigners – typically via long-term leasehold.
Infrastructure: what changes by 2032
High-speed rail, a new international airport and Thailand’s largest port: billions are being invested in the Eastern Economic Corridor (EEC) around Pattaya.
- High-speed rail (planned)
- Airport
- Port
Milestones
- 2026Construction starts at U-Tapao Airport City (April)
- 2027Laem Chabang Port phase 3 opens
- 2028Second runway at U-Tapao
- 2031New U-Tapao passenger terminal (phase 1)
- 2031/32High-speed rail Bangkok – Pattaya – U-Tapao (target)
What it means for you: better access, more jobs and more visitors – strong drivers for rental demand and property values in Pattaya.
High-speed rail linking 3 airports
Don Mueang – Bangkok – Suvarnabhumi – Pattaya – U-Tapao: 220 km, express in about 1 hour, with its own station in Pattaya.
U-Tapao Airport & Aviation City
A 290-billion-baht project, about 40–45 minutes from Pattaya: second runway by 2028, new terminal in phase 1 by 2031.
Laem Chabang Port – phase 3
Thailand’s largest port expands its capacity to 18 million containers a year, with rail connection – more jobs and demand in the region.
New EEC smart city
A new city for business and living is planned in Huai Yai, just south-east of Pattaya; land preparation is scheduled to begin in 2026.
Sources: EECO – High-speed rail · EECO – U-Tapao · Nation Thailand – SRT timeline · Nation Thailand – U-Tapao · Pattaya Mail – EEC projects · Buzzin Pattaya – Huai Yai — As of September 2026 – timelines may change.
10 questions before you buy
- Is a foreign-quota (freehold) unit still available?
- Are the EIA approval and the building permit in place?
- What has the developer completed before – and was it on time?
- What is included: furniture, kitchen, air-conditioning?
- How is the payment split – and what if handover is delayed?
- How high are the common fee and the sinking fund?
- Are short-term rentals allowed (hotel licence) or long-term only?
- Can the contract be transferred before completion – and at what fee?
- Which view, floor and orientation – and what may be built next door?
- Who manages the rental, and what does it cost?
New · free PDFPattaya Condo Report 2026Prices, districts, payment plans and buying steps – compact on 9 pages.Get the free report
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