Prices & districts
How much does a condo in Pattaya cost in 2026
This is the question almost every conversation about Pattaya starts with. We answer it with figures from our new-development database, which updates every hour, so the table below is always current.
In short
- The entry point for a new-build studio near the sea is about 2 million ฿.
- Price per square metre is highest in Wongamat and Pratumnak, and most affordable in Jomtien and Na Jomtien.
- On top of the purchase price, budget for registration fees and the building reserve fund contribution: a few percent extra.
Prices by district right now
The table covers only new developments and only units a foreigner can register in their own name (Foreign Quota). The median means half of the units are cheaper than this figure and half are more expensive. It is more honest than the average: a single penthouse cannot drag the number up.
| District | From | Median per m² | Studio, median | 1 bedroom, median |
|---|---|---|---|---|
| Jomtien | 109 000฿ | |||
| Na Jomtien | 120 000฿ | |||
| Pratumnak | 186 000฿ | |||
| Wongamat | 122 000฿ |
New developments in our database, Foreign Quota units on sale. Recalculated hourly, data as of 27 October 2026. Rate: ฿1M ≈ $30K.
Why price per square metre differs between neighbouring districts
The price per square metre in Pattaya comes down to three things: distance to the sea, the view, and the standard of the development.
- Wongamat. The northern beach, with high-rise towers right on the water. Almost no beachfront plots are left, so this is the most expensive square metre in town.
- Pratumnak. A green hill between the city centre and Jomtien. There are few new projects and demand is steady.
- Jomtien. The widest choice of new developments for any budget, plus a long beach. This is the easiest place to find a studio to rent out.
- Na Jomtien. The quiet southern continuation of Jomtien: resort-style complexes and plenty of completed buildings.
How much a studio, one-bedroom and two-bedroom cost
To work out a budget, it is easier to think in unit types rather than square metres:
| Type | Typical size | Who it suits |
|---|---|---|
| Studio | 22–30 m² | Renting out, or one person |
| 1 bedroom | 30–45 m² | A couple, long winter stays, rentals to families without children |
| 2 bedrooms | 55–80 m² | A family, living year-round |
Sizes are approximate: every project has its own layouts. Prices for studios and one-bedrooms by district are in the table above.
What to add to the purchase price
The developer's price list is not the final number in your budget. Almost always you will also pay:
- Land Office registration fee. A government fee of 2% of the appraised value. In new developments it is often split 50/50 with the developer, as stated in the contract.
- Sinking Fund contribution. The building's reserve fund, paid once when you receive the keys and calculated by floor area.
- Maintenance Fee. A monthly charge for security, cleaning, pools and lifts. It is often collected a year in advance.
Example for a 30 m² studio at 2,500,000 ฿ (rates are illustrative, every project has its own):
- Purchase price
- 2,500,000 ฿
- Half of the registration fee, 1% (if the appraisal equals the price)
- ≈ 25,000 ฿
- Sinking Fund, 30 m² × 600 ฿
- 18,000 ฿
- Maintenance Fee for a year, 30 m² × 60 ฿ × 12
- 21,600 ฿
- Total at key handover
- ≈ 2,564,600 ฿
A detailed breakdown of fees and taxes is in Taxes and fees when buying a condo in Thailand.
Installments change the maths for new builds
Most new developments are sold with a developer installment plan during construction: a small reservation deposit, a payment when the contract is signed, then staged payments until the building is completed. This means you do not need the full amount up front. Terms differ for each project, and we show them on the project page.
Prices in other currencies
Condos in Thailand are sold in baht. Conversions to dollars and rubles on the site use the current exchange rate and are only a guide: when you pay, the rate will be whatever your transfer goes through at. How to pay for a condo from abroad, including from CIS countries, is covered in How to transfer money to buy a condo in Thailand.
FAQ
How much is the cheapest condo near the sea in Pattaya?
In new developments, studios start at around 2 million ฿. Current prices by district are in the table in this article, which updates every hour.
Where is the most expensive square metre in Pattaya?
In Wongamat and Pratumnak. Jomtien and Na Jomtien have the most affordable units.
What should I add to the purchase price?
The Land Office registration fee, a one-off Sinking Fund contribution and the Maintenance Fee, which is often charged a year in advance.
Sources
- Avalon catalogue: developer prices, updated hourly
- Land Department: fees for registering property transactions
This article is for general information and is not legal or tax advice. Laws, fees and project terms change: before a deal we check the current conditions for the specific property.
