Tourism Growth
10M+ visitors/year, growing post-pandemic recovery
U-Tapao Airport Expansion
International airport 30 min away, expanding to 60M passengers
High-Speed Rail
Bangkok-Rayong HSR under construction, connecting Pattaya in 45 min
EEC Investment Zone
Eastern Economic Corridor brings billions in infrastructure
Lower Entry Point
Prices 30-50% less than Bangkok for comparable quality
Strong Rental Demand
Year-round tourism + growing expat community
Price Range
1.5 - 3M THB
Rental
8,000 - 15,000/mo
Most popular for foreign buyers. Freehold ownership allowed.
Price Range
2.5 - 6M THB
Rental
12,000 - 25,000/mo
Better rental yields near beach. Higher demand from tenants.
Price Range
4 - 12M THB
Rental
18,000 - 40,000/mo
Family-oriented. Good for long-term rental.
Price Range
5 - 30M+ THB
Rental
30,000 - 100,000/mo
Land must be on 30-year lease or Thai company structure.
Price Range
8 - 25M THB
Rental
25,000 - 80,000/mo
Good for business. Lease or Thai company required.
Wongamat (Naklua)
RisingCentral Pattaya
StablePratumnak Hill
RisingJomtien
StableNa Jomtien
Rising fastEast Pattaya
StableSansiri
PremiumThe Base, Dcondo series
SET-listed, strong brand
The Riviera Group
Mid-HighRiviera Ocean Drive, Riviera Jomtien
Pattaya specialist, popular with foreigners
Matrix Developments
MidCity Garden, Park Lane
Affordable range, good locations
Heights Holdings
PremiumThe Palm, Baan Plai Haad
Luxury segment, beachfront
Global Top Group
Mid-HighDusit Grand, Arcadia
Mixed-use developments
Foreigners can own condo freehold up to 49% of total building units
Land ownership not allowed -- use 30-year lease (renewable) or Thai company structure
Thai spouse can own land but foreign spouse has no automatic rights
BOI-promoted companies may hold land for approved activities
Elite Visa holders get additional benefits but not land ownership
Always verify quota availability before purchase deposit
Search & Select
Visit projects, compare locations, check developer reputation
Reserve
Pay reservation fee (50,000-200,000 THB), usually refundable within 14 days
Due Diligence
Lawyer checks title deed, building permits, condo juristic, foreign quota
Sales Contract
Review and sign SPA. Pay 20-30% deposit. Get receipts in your name.
Transfer Funds
Wire from overseas bank to Thai bank. Get Foreign Exchange Transaction form (Thor Tor 3).
Transfer at Land Office
Both parties at Land Department. Pay transfer fees. Takes 1-2 hours.
Transfer fee
2% of appraised valueUsually split 50/50
Specific Business Tax
3.3% (if owned < 5 years)Seller
Stamp duty
0.5% (if owned > 5 years)Seller
Withholding tax
1-35% sliding scaleSeller
Sinking fund
500-800 THB/sqm (one-time)Buyer
Common area fee
30-80 THB/sqm/monthOwner (ongoing)
Rental income tax
5-35% progressiveOwner
Developer bankruptcy -- research financial health before off-plan purchase
Oversupply in some areas -- check occupancy rates
Exchange rate risk -- THB fluctuation affects returns
Maintenance issues -- older buildings may have high repair costs
Illegal structures -- always verify building permits
Foreign quota full -- verify before paying deposit
Rental management -- distance management can be challenging
This is general information only, not financial advice. Consult a qualified lawyer and financial advisor before investing.