Short answer: as of September 2026, the cheapest apartment for sale in our Pattaya catalogue is a studio in Jomtien at 1.15M THB. The median asking price is 3.8M THB in Jomtien, 3.0M THB in Pratamnak and 5.1M THB in Wong Amat. In Jomtien, Pratamnak and Na Jomtien a median studio costs 2.2–2.7M THB (3.6M in Wong Amat), a one-bedroom 2.9–3.5M THB and a two-bedroom 5.5–6.7M THB. Below you will find full tables by district and unit type, price per square metre, what moves the price and what 2, 5 and 10 million baht actually buy.
Every figure here comes from the live More Property catalogue: 391 apartments for sale in Pattaya as of September 2026, resale and new-build. These are real listings you can open on the site, not averages quoted from other people’s reports. The numbers are refreshed on our Pattaya property price index, and the listings themselves are in the Pattaya apartments catalogue.
Pattaya apartment prices by district and unit type
“From” is the lowest asking price in the catalogue; “median” is the middle of the sample, with half the units cheaper and half more expensive. The median is more honest than an average because a handful of penthouses cannot drag it upwards. All prices are in millions of Thai baht, September 2026.
| District | Studio: from / median | 1-bed: from / median | 2-bed: from / median | Listings |
|---|---|---|---|---|
| Jomtien | 1.15 / 2.68 | 1.49 / 3.20 | 2.39 / 5.58 | 151 |
| Pratamnak | 1.30 / 2.15 | 1.90 / 2.90 | 3.00 / 5.50 | 90 |
| Wong Amat | 1.65 / 3.58 | 1.50 / 5.10 | 2.20 / 8.30 | 65 |
| Central Pattaya | 1.55 / 1.55* | 1.39 / 3.45 | 5.00 / 6.65 | 26 |
| Na Jomtien | 2.20 / 2.38 | 2.20 / 4.35 | 5.95 / 7.20 | 24 |
| Thappraya | 2.85 / 2.85* | 2.20 / 3.40 | 3.19 / 3.80 | 12 |
| Naklua | — | 5.20 / 7.85 | 30.5* | 7 |
* Only 1–3 listings in the sample; treat as indicative. Three-bedroom units are rare: Jomtien has 6 (from 5.25M THB, median 11.95M THB); other districts have single listings at most.
What the table tells you
- Jomtien has the widest choice (151 listings) and the lowest entry prices for studios and two-bedrooms. It also has the most units in the foreign quota — 83.
- Pratamnak is the second-largest market (90 listings). Its median is below Jomtien’s because compact studios and one-bedrooms make up a large share of supply.
- Wong Amat is the premium north of the city. The median two-bedroom is 8.3M THB, roughly one and a half times Jomtien’s, even though entry-level units start at the same 1.5–1.65M THB.
- Central Pattaya has thin supply (26 listings), and only 7 are in the foreign quota. Cheap one-bedrooms exist (from 1.39M THB) but the choice is narrow.
- Na Jomtien starts at 2.2M THB with a district median of 4.65M THB: almost no bargain units, but 15 of 24 apartments are foreign-quota.
- Naklua has 7 listings, all from 5.2M THB. A small sample, but a clear picture of premium pricing.
Price per square metre in Pattaya by district
Price per square metre is the fairest way to compare districts: it does not depend on whether studios or three-bedrooms dominate the sample.
| District | THB/sqm, lowest | THB/sqm, median | Foreign quota |
|---|---|---|---|
| Jomtien | 34,100 | 72,800 | 83 of 151 |
| Pratamnak | 38,800 | 72,400 | 57 of 90 |
| Central Pattaya | 38,800 | 88,800 | 7 of 26 |
| Wong Amat | 33,300 | 95,900 | 30 of 65 |
| Na Jomtien | 53,700 | 102,400 | 15 of 24 |
| Thappraya | 59,500 | 127,500 | 9 of 12 |
| Naklua | 127,700 | 207,900 | 3 of 7 |
The median square metre in Jomtien and Pratamnak is virtually the same, around 72–73k THB. The gap in final prices between the two districts reflects unit sizes and layouts, not a “district premium”. Wong Amat and Na Jomtien cost 30–40% more per metre; Thappraya and Naklua are higher still, but those samples are small and include a noticeable share of new-build units sold at developer prices.
What drives the price of a Pattaya condo
Sea and beach line
Beachfront position and a direct sea view are the strongest price factor within any district. Two units of the same size in the same building can be priced very differently simply because of which way the windows face. The fair way to measure a view premium is within one project, not between districts — our sea view condos in Pattaya selection is built for exactly that comparison.
Floor, condition and furniture
High floors sell for the view and quiet; low floors sometimes for direct pool access. Resale units usually include furniture and appliances in the price, and the state of the renovation moves the number directly. In new developments a fit-out and furniture package may be bundled by the developer or sold separately — check project by project.
Foreign quota
Under the Condominium Act, foreigners may own no more than 49% of the floor area of a building. Units inside that quota are registered to a foreign buyer directly as freehold, so demand for them is higher and in popular buildings they generally cost more than comparable Thai-quota units. The tables above show how many quota units each district has; see also our foreign quota condos in Pattaya.
New-build versus resale
A new-build means the developer’s price, staged payments until completion and a wait for the keys. Resale means a finished unit you can inspect, a building whose management you can check, and moving in right after registration. Per square metre, resale in the same district is usually the cheaper route, but the exact gap depends on the building and its condition. Both markets sit in one database at More Property, so comparing the two options within one budget is straightforward.
What owning a condo costs beyond the price
The asking price is not the whole budget. Registering the title at the Land Department triggers costs that buyer and seller split by agreement:
- Transfer fee — 2% of the official appraised value.
- Specific business tax of 3.3% if the seller has owned the unit for less than 5 years; otherwise stamp duty of 0.5% applies instead.
- Withholding tax — deducted from the seller; the rate depends on the seller’s status and holding period, so it is calculated deal by deal.
- FET form (Foreign Exchange Transaction) — proof that the purchase funds came from abroad in foreign currency, required to register a condo in a foreigner’s name.
Then come the running costs. The sinking fund is a one-off contribution to the building’s reserve, paid on purchase in a new development and calculated per square metre. The maintenance fee covers common areas, pool, security and cleaning; it is also set in THB per square metre per month and billed monthly or annually in advance. Each building sets its own rates and can change them at the owners’ meeting, so we request them from the juristic office before any deal. The full breakdown is in our guide to buying costs for property in Thailand.
What your budget buys: under 2M, 2–5M and 5M+ THB
Under 2M THB
This is studio territory: Jomtien from 1.15M THB, Pratamnak from 1.3M, Central Pattaya from 1.55M, Wong Amat from 1.65M — plus the cheapest one-bedrooms: Central Pattaya from 1.39M, Jomtien from 1.49M, Wong Amat from 1.5M THB. Look in buildings with plenty of resale listings: View Talay 2 and Atlantis Condo in Jomtien, and Unixx Condo in Pratamnak, which has 14 listings — the most of any building in the district. Each unit’s price is on the building page.
2–5M THB
The core of the market: median studios and one-bedrooms in every district, plus entry-level two-bedrooms in Jomtien and Wong Amat. The buildings with the most listings in our catalogue (across all budgets) are Copacabana Beach Jomtien (12), Seven Seas Jomtien (11) and Lumpini Park Beach Jomtien (10); in Pratamnak Peak Towers; in Wong Amat Riviera Wongamat (9) and Zire Wongamat (7); in the centre City Garden Pattaya and Base. Everything in this bracket is collected on one page: condos under 5M THB in Pattaya.
5M THB and above
This is where median two-bedrooms sit: Jomtien 5.58M, Pratamnak 5.5M, Central 6.65M, Na Jomtien 7.2M, Wong Amat 8.3M THB. It also covers every Naklua listing (from 5.2M THB) and Jomtien’s three-bedrooms (from 5.25M THB). Example buildings from the catalogue (current prices on each building’s page): Riviera Monaco and Whale Marina in Na Jomtien, Sanctuary Wong Amat and The Palm Wongamat in Wong Amat, and the new-build Arom Wongamat in Naklua.
Budgeting in your own currency
Prices in Thailand are set and paid in baht, so the cost in dollars, euros or pounds moves with the exchange rate, not with the market. Two practical rules follow. First, convert at your bank’s actual selling rate for THB, not the interbank figure, and keep a 5–10% cushion for rate movement and transaction costs. Second, wire the money from abroad in foreign currency so the receiving Thai bank issues the FET form — without it a condo cannot be registered in a foreigner’s name. A quick baht ladder for orientation:
- 1.5M THB — a studio in Jomtien or Pratamnak.
- 2–3M THB — a median studio or an entry-level one-bedroom; 3M is the median one-bedroom in Jomtien and Pratamnak.
- 5M THB — a median one-bedroom in Wong Amat or a median two-bedroom in Jomtien.
- 8M THB — a median two-bedroom in Wong Amat or a one-bedroom in Naklua.
- 10M+ THB — sea view two- and three-bedrooms on the beach line.
What budget to plan for
The working budget for a Pattaya apartment in 2026 is 2–5M THB: it covers median studios and one-bedrooms in every district of the city. Entry to the market starts at 1.15–1.3M THB for a studio in Jomtien or Pratamnak, while premium two-bedrooms by the sea in Wong Amat and Na Jomtien run from 7–8M THB at the median. Whether 2026 is the right time to buy is a separate question — we go through it in is it worth buying an apartment in Pattaya in 2026.
Tell us your budget, preferred district and unit type, and we will shortlist 5–7 live listings with current prices and the running costs for each building. Message us on WhatsApp or Telegram.
