Property Insights

Just beyond Jomtien lie Na Jomtien, Baan Ampur, and Bang Saray — three coastal zones rising fast as Pattaya’s next wave of desirable living. They offer quieter shores, beachfront dining, better infrastructure, and excellent connectivity to Bangkok, two airports, world-class golf, hospitals, and entertaining amenities. Quieter Shores, Wide Beaches & Frontline Dining If you walk the beaches south of Jomtien, you'll feel the difference immediately: wider sands, fewer crowds, and a more relaxed pace. In Na Jomtien, Baan Ampur, and Bang Saray, you’ll find genuine beachfront restaurants, where the sea, sky, and your meal are all just steps away. For those wanting a coast-front lifestyle without the bustle of Pattaya’s center, this is one of the region’s best-kept secrets. Na Jomtien — The Perfect In-between Na Jomtien sits at the transition point. It offers: A bridge between city life and quieter shores — easy return to Pattaya when needed. Many new mid- and high-rise condo projects with direct sea views and amenities. Excellent future retail prospects — the proposed Icon Siam Shopping Mall aims to bring upscale shopping and entertainment closer to this coastline. Connection to the Bangkok motorway exit, making travel to Bangkok and to Suvarnabhumi Airport faster than ever. Baan Ampur — Quiet Elegance, Family Focus Just a short drive south, Baan Ampur is developing a reputation for laid-back elegance: Spacious beachfront strips and calmer seas. Close to Ocean Marina Yacht Club, Southeast Asia’s premier marina, making it ideal for those interested in boating, yachts, or a maritime lifestyle. A selection of luxury houses, villas, and boutique condo developments, many with larger land plots or garden spaces. Bang Saray — Village Charm with High Potential Once a small fishing village, Bang Saray now combines coastal charm with growth opportunity: It retains low-rise character and authentic local flavor, even as new projects arrive. Affordable beachfront properties (relative to central Pattaya) make it attractive for long-term owners. Just 15–20 minutes from U-Tapao International Airport, making it especially convenient for regional air travel. A good base for exploring the quieter southern beaches, yet still within reach of Pattaya’s amenities. Infrastructure, Connectivity & Access These southern areas are no longer off the beaten track — improvements have made them integrated and accessible: Sukhumvit Road upgrades and new flyovers now reduce traffic chokepoints and link the coast more directly to Pattaya and beyond. The Bangkok–Pattaya motorway exit nearby shortens the drive to the capital and to Suvarnabhumi Airport. U-Tapao Airport is just 15–20 minutes away, offering domestic and international options. These changes mean southern beaches are now truly in the orbit of Bangkok, not isolated.

Renting a condo in Pattaya for the long term is straightforward if you follow the right steps: search trusted listings, view the property in person, sign a bilingual lease, and expect to pay two months’ deposit plus one month’s rent in advance. With the right preparation and a reliable agent, long-term renting in Pattaya can be smooth, secure, and cost-effective. Why Choose Long-Term Rental in Pattaya? For expats, retirees, and professionals, long-term rental is often the smartest way to settle in Pattaya. Unlike buying, it requires far less upfront commitment, and it allows you to get to know the city’s neighborhoods before deciding if and where you’d like to purchase. Flexibility: Most contracts run 6 or 12 months, giving you options. Lower costs: No purchase tax or ownership fees, only a refundable deposit. Lifestyle trial: You can “test drive” living in Jomtien, Pratumnak, Wong Amat, or Central Pattaya before committing. Choice: Pattaya offers thousands of condo units with pools, gyms, and 24-hour security. Where to Find Long-Term Rental Condos The best way to secure a reliable long-term rental is to use a reputable Pattaya real estate agency. Online property portals can help with initial research, but they often include outdated or duplicate listings. Working with a local agency ensures that contracts are transparent, the landlord is verified, and you avoid hidden risks. 👉 Browse our [Latest Long-Term Rental Properties] (insert link) Set Up a Property Alert Finding the perfect rental can take time, especially in a busy market. Cornerstone Real Estate makes this easier with our Property Alert tool. Simply add your requirements — budget, number of bedrooms, preferred area, and facilities — and you’ll receive instant updates whenever a new long-term rental is listed that matches your criteria. 👉 Create your [Property Alert] today (insert link) This ensures you never miss out on new opportunities. Step-by-Step: How to Rent a Condo in Pattaya 1. Shortlist and Schedule Viewings Begin by browsing trusted listings, then arrange in-person viewings. Avoid committing to a rental you haven’t seen yourself. When viewing, check the building’s common areas, pool, gym, and security, as well as the condition of the condo unit. 2. Confirm Ownership and Building Rules Always verify that the landlord is the legal owner. Ask for a copy of the title deed or ownership documents. Clarify building rules, such as pet restrictions, parking, and whether subletting is allowed. 3. Understand Deposits and Payments The standard arrangement is: 2 months deposit (refundable at the end of the lease if no damages) 1 month rent in advance Some landlords may request more, but this is the accepted norm. Always obtain receipts for any payment made. 4. Review the Lease Contract The rental contract should be written in both English and Thai. Look for key details such as: Contract duration (6 or 12 months) Rent payment due dates Maintenance responsibilities Penalties for late payment Renewal and termination clauses Inventory list of furniture and appliances Never rely on a verbal agreement. A proper lease protects both tenant and landlord. 5. Clarify What’s Included Ask whether the rent covers: Building maintenance fees Utilities (electricity and water) Internet or cable TV In most cases, tenants pay utilities directly while the landlord covers common fees. Confirm before signing. 6. Prepare for Move-In Check electricity and water meter readings on the day you move in. Test appliances, lights, and air conditioning. Take dated photos of the condo’s condition as a record. Typical Costs of Long-Term Condo Rentals Rental prices vary by location, building age, and view: Central Pattaya: From 12,000–25,000 Baht/month for mid-range condos. Pratumnak Hill: 15,000–35,000 Baht/month, often with sea views. Jomtien Beach: 10,000–30,000 Baht/month, strong selection of new projects. Wong Amat: 20,000–50,000 Baht/month for beachfront or luxury condos. East Pattaya (non-beach): 8,000–20,000 Baht/month, larger spaces for lower cost. Utilities average around: Electricity: 4–6 Baht per unit (depending on building) Water: 25–40 Baht per cubic meter Internet: 500–900 Baht/month Common Mistakes to Avoid Mistake Solution Paying a deposit without a contract Always sign a lease and collect receipts Not checking utilities before move-in Record meter readings on day one Overlooking renewal terms Confirm if contract can be extended Assuming all fees are included Clarify utilities, maintenance, and internet Ignoring building reputation Ask other tenants, read reviews, check management quality Final Tips View at least 3–4 condos before deciding. Use a professional agent to handle paperwork and protect your deposit. Keep all communications in writing. Budget for one-time move-in costs like cleaning or new bedding. Register your new address as required by Thai immigration. Conclusion Renting a condo in Pattaya for the long term is one of the easiest and most affordable ways to experience life in Thailand’s famous coastal city. With the right preparation, clear contracts, and trusted guidance, you can secure a modern, well-managed home that fits your lifestyle and budget.

Pattaya is preparing to welcome one of its most ambitious developments to date — Aquatique Pattaya, a world-class mixed-use destination that will transform the city’s beachfront into a hub of shopping, entertainment, and lifestyle attractions. A Prime Central Beachfront Location Aquatique Pattaya is being built in the heart of the city, between Pattaya Beach Road and Pattaya Second Road, directly opposite the beach. The location places it within easy reach of the Hard Rock Hotel, Central Festival Pattaya Beach, and many of Pattaya’s existing tourist hotspots, making it one of the most prominent beachfront sites in Thailand. A Vision by Asset World Corporation Developed by Asset World Corporation (AWC), one of Thailand’s leading lifestyle and hospitality groups, Aquatique Pattaya is designed to become a signature landmark. AWC’s track record of creating large-scale lifestyle destinations across the country underlines the importance of this project for Pattaya’s future growth. Attractions and Lifestyle Highlights The project will combine luxury residences, hotels, and a modern shopping mall with a variety of family-friendly attractions. Plans include a Legoland theme park, a Peppa Pig play park, a world-class aquarium, and a health and wellness center. Together, these elements will create an all-in-one destination that caters to both local residents and international visitors. A New Era for Pattaya Tourism Aquatique Pattaya is expected to reshape how visitors experience the city, offering a wider choice of leisure, dining, and family entertainment options. As Pattaya continues to evolve from a traditional seaside resort into a modern lifestyle destination, developments of this scale highlight the city’s growing international appeal. Benefits for Residents and Property Investors Beyond its role as a lifestyle hub, Aquatique Pattaya will also strengthen the surrounding property market. Central Pattaya condominiums and beachfront residences are likely to benefit from renewed interest as the area gains even greater visibility and long-term value. Looking Ahead Aquatique Pattaya represents more than just a development — it is a statement of confidence in the city’s future. For residents, tourists, and investors alike, it promises to become one of Pattaya’s most defining landmarks in the years ahead.

A 38-storey landmark just 300 metres from Pattaya Beach with panoramic views. WHY THIS PROJECT STANDS OUT The launch of Tait Pattaya represents an important milestone for the city’s property market. Developed by Raimon Land, a company with a long-standing reputation for premium real estate in Thailand, this will be their first flagship project in Pattaya. Their arrival demonstrates growing confidence in the city’s future as both a residential hub and investment destination. Tait Pattaya is a 38-storey residential tower located just 300 metres from Pattaya Beach, designed to bring a new level of modern city living. The project will feature stylish architecture, thoughtfully planned living spaces, and a broad range of lifestyle facilities. For early buyers, the development is available at pre-launch pricing from 6,940,000 Baht, with a simple payment plan that spreads installments over 28 months—making ownership both attainable and attractive for residents and investors alike. PRIME LOCATION IN THE CITY CENTRE Situated at the intersection of Pattaya 2nd Road and Central Pattaya Road, Tait Pattaya places residents right in the middle of the city’s action. Within minutes you can reach the beach, shopping malls, international dining, supermarkets, and Pattaya’s famous entertainment options. This location also places the project close to the exciting AQUATIQUE Pattaya mixed-use development, which we recently covered in our NEWS section. AQUATIQUE will introduce five international hotels, a family-oriented theme park with Legoland and Peppa Pig attractions, an aquarium, and a convention center. Combined with premium shopping and wellness facilities, it is set to redefine Pattaya’s city centre. By choosing Tait Pattaya, buyers secure not only a central address but also immediate access to the next generation of urban development taking shape around them. LIFESTYLE FACILITIES & DESIGN Raimon Land has envisioned Tait Pattaya as more than a condominium—it’s a complete lifestyle environment. Facilities have been thoughtfully spread across multiple levels of the building, offering leisure, wellness, and community spaces for residents of all ages. Among the highlights: Sky infinity pool with panoramic views of the Gulf of Thailand (37th floor) Rooftop garden & BBQ space for relaxation and social gatherings Sky lounge, private dining, and entertainment rooms Fitness and private training rooms, along with wellness areas including sauna and massage spaces Co-working facilities designed for professionals working from home Dedicated children’s zones with a kids’ pool and playroom Pet-friendly garden areas and modern conveniences like EV charging and laundry services These features create a residential experience that seamlessly blends comfort, work, recreation, and wellness—all within the tower itself.

East Pattaya continues to attract buyers seeking privacy, space, and high-quality living standards, and the brand-new Charin Pattaya development is an exciting addition to the area. This boutique project consists of just 7 exclusive two-storey homes, each designed to offer modern luxury in a peaceful residential environment. With a limited number of properties available, Charin Pattaya is aimed at buyers who appreciate exclusivity and high-quality construction. A Home Designed for Modern Living Each villa within Charin Pattaya is thoughtfully designed, blending open-plan layouts with private living spaces. Generous interiors, high ceilings, and floor-to-ceiling windows allow natural light to flow throughout, creating a fresh and welcoming atmosphere. Every home also comes with a private swimming pool, landscaped garden, and parking area, ensuring a balance between style and functionality. Buyers have the choice of 4-bedroom or 5-bedroom layouts, with prices starting at 19,900,000 THB for a four-bedroom home, and up to 34,900,000 THB for a five-bedroom villa on a larger land plot with enhanced finishes and furnishings. 👉 [Insert your Charin Pattaya link here] Location Highlights Charin Pattaya is located in East Pattaya, an area that is popular with families, expatriates, and long-term residents. The project is just a short drive from Mabprachan Lake, a hub for outdoor recreation, cycling, jogging, and popular restaurants. In addition, some of Pattaya’s leading international schools are within easy reach, including Rugby School Thailand, Regent’s International School, and Tara Pattana International School. For commuters, the development is well-connected to the Bangkok–Pattaya–Rayong motorway, making travel across the Eastern Economic Corridor (EEC) quick and convenient. Both central Pattaya and Jomtien Beach are within 15–20 minutes by car. Key Features at a Glance Boutique project with only 7 homes Luxury two-storey design Private swimming pool with each house Options of 4- and 5-bedroom layouts High-quality construction & premium finishes Land plot variations and furnishing packages available Secure and private residential setting Charin Pattaya represents an excellent opportunity for buyers seeking a high-end property in one of Pattaya’s most desirable residential zones. With only seven homes available, demand is expected to be strong for this unique boutique village. 📞 For more details or to arrange a viewing, contact Cornerstone Real Estate today.

Jomtien Beach offers a unique mix of tropical charm, family-friendly living, vibrant lifestyle, and excellent property opportunities. Stretching over six kilometres, it provides a calmer atmosphere than central Pattaya while remaining close to everything that makes the city exciting. With affordable beachfront condominiums, private villas, and a wave of new projects under construction, Jomtien has become one of the most desirable coastal addresses in Thailand. Jomtien Beach – A Lifestyle Destination in Pattaya Jomtien Beach has long been one of Pattaya’s most popular coastal destinations. Stretching along a wide shoreline, it combines natural beauty with city convenience, making it a favourite for families, retirees, and international visitors. Just a short drive from central Pattaya, Jomtien offers a more relaxed pace of life, while still keeping nightlife, entertainment, and shopping close at hand. The beach itself is one of Jomtien’s most appealing features. The sands are wider than central Pattaya’s, the waters are calmer, and the beachfront is lined with restaurants, cafés, and bars where you can enjoy fresh seafood or evening cocktails by the sea. As the day ends, the sunsets are some of the most spectacular along Thailand’s Eastern Seaboard, with uninterrupted views across the Gulf of Thailand. Lifestyle and Convenience Living in Jomtien provides everyday comfort. Local markets, supermarkets, international restaurants, and coffee shops are spread throughout the neighbourhood. A lively but more laid-back nightlife scene offers options for both residents and tourists, while world-class shopping malls in central Pattaya are just minutes away. Jomtien also serves as an excellent base for travel. Bangkok is less than two hours by road, while Suvarnabhumi, Don Mueang, and U-Tapao International Airports all provide easy access across Thailand and Southeast Asia. For weekend getaways, island escapes such as Koh Samet, Koh Chang, and Koh Kood are within reach and rank among the country’s most beautiful destinations. Hotels and Hospitality The hospitality scene in Jomtien is diverse, offering everything from family-friendly resorts and boutique hotels to luxury beachfront properties. Many of these hotels feature direct beach access, swimming pools, fitness centres, and fine dining, ensuring travellers have plenty of choice. Real Estate and Investment Jomtien Beach has always been a sought-after residential area, with a wide selection of condominiums and private villas. Many beachfront projects allow residents to step directly onto the sand, while high-rise towers provide sweeping ocean views from rooftop facilities. Villas in gated communities offer space and privacy, appealing to families and long-term residents. What makes Jomtien especially attractive today is the number of new projects under construction or planned for the near future. Buyers can choose from modern high-rise developments along the beachfront to boutique low-rise residences inland. Importantly, average Baht per square metre prices in Jomtien remain significantly lower than Pattaya City centre and far below Bangkok levels, even for brand-new towers. This price advantage, combined with strong rental demand, has made Jomtien a hotspot for both lifestyle buyers and property investors. 👉 Explore our full range of properties across Pattaya with [Cornerstone Real Estate – Homepage Link] 👉 Discover exclusive listings in this sought-after neighbourhood on our [Jomtien Beach Property Page Link] Final Overview Jomtien Beach is more than just a holiday destination. It is a lifestyle hub that combines the charm of tropical seaside living with urban convenience, international connectivity, and excellent property opportunities. Whether you are looking for a holiday home, a long-term residence, or an investment with strong growth potential, Jomtien stands out as one of Pattaya’s most attractive and affordable coastal addresses.

Thailand’s world-famous cuisine has once again taken center stage on the global stage. In the latest TasteAtlas 2025 rankings of the world’s best stir-fried dishes, not one but several Thai favorites made the list — reaffirming the country’s reputation as a global food capital. Pad Kaphrao: The Everyday Favorite That Conquered the World Phad Kaphrao — the spicy holy basil stir-fry, often paired with rice and topped with a crispy fried egg — claimed a top global spot. Known as the go-to dish for busy Thais, it’s quick, flavorful, and perfectly balanced. From Bangkok street vendors to international restaurants, this humble stir-fry has now been recognized as one of the very best worldwide. Pad Thai: The Icon That Never Fades Not far behind, Pad Thai continues to shine, placing among the top-ranked stir-fries globally. With its mix of wok-tossed noodles, tamarind, shrimp, tofu, and crunchy peanuts, it’s the dish most often associated with Thailand’s national identity — and one that expats and tourists alike fall in love with again and again. Pad Si-Ew: Comfort Food With Global Appeal Adding to Thailand’s impressive performance, Pad Si-Ew — stir-fried wide noodles with dark soy sauce, Chinese broccoli, and meat or tofu — earned recognition for its rich, satisfying flavor. A favorite among locals for generations, it’s now reaching more international diners than ever before. More Than Just Food: Why Thailand is Loved Worldwide These global rankings highlight more than just Thai cooking — they underscore why Thailand is such a desirable place to live. For expats, it’s the perfect mix of mouth-watering cuisine, breathtaking islands and beaches, and vibrant city life. Whether you’re enjoying fresh seafood on a Koh Samet beach, shopping in Bangkok’s luxury malls, or dining in Pattaya’s international restaurants, Thailand offers an unbeatable lifestyle. At Cornerstone Real Estate, we see firsthand how global recognition of Thai food adds to the country’s growing appeal. From retirees to digital nomads, more people are choosing to call Thailand home — not only for its natural beauty and welcoming culture, but also for its cuisine that continues to lead the world.

Just a short distance north of the city centre, it offers the perfect balance between tropical tranquillity and urban convenience Wong Amat Beach is often regarded as Pattaya City’s most prestigious stretch of shoreline. Just a short distance north of the city centre, it offers the perfect balance between tropical tranquillity and urban convenience. From the beach, the views stretch across Pattaya Bay with Koh Larn island on the horizon, creating a setting that feels far removed from the bustle of the city while remaining close to everything visitors and residents could need. The atmosphere around Wong Amat is more relaxed than central Pattaya, yet it still retains a vibrant energy. Locals and visitors alike can enjoy night markets, a lively selection of entertainment, and convenient shops and services on the doorstep. At the same time, world-class shopping malls such as Terminal 21 and Central Pattaya are only minutes away. Along the beachfront itself, many of Pattaya’s finest hotels open their doors to the public with a choice of restaurants, stylish bars, and cocktail lounges right by the water. As evening approaches, the area is known for some of the most memorable sunsets in the region, with the sun dipping below the islands on the horizon. Wong Amat also makes an ideal base for exploring the wider region. Bangkok is less than two hours away by road, and the area enjoys access to three international airports — Suvarnabhumi, Don Mueang, and U-Tapao — allowing for easy travel across Thailand and Southeast Asia. For those who love island escapes, Koh Samet, Koh Chang, and Koh Kood are all within reach and are recognised as some of the most beautiful in the country. Accommodation options are equally diverse, ranging from five-star beachfront resorts to boutique hideaways. Luxury hotels line the shoreline, offering private beach access and full resort-style facilities, while more modest options ensure that travellers of all budgets can enjoy the area’s appeal. Beyond tourism, Wong Amat Beach is one of Pattaya’s most desirable residential neighbourhoods. Property choices are wide-ranging and cater to a broad audience. Direct beachfront condominiums allow residents to step straight onto the sand, often with infinity pools and rooftop facilities that take full advantage of the panoramic sea views. Low-rise boutique developments appeal to those seeking privacy and a more intimate atmosphere, while high-rise towers provide modern amenities, sweeping views, and a wide selection of layouts. From compact studios designed for easy lock-up-and-go living to luxury penthouses with expansive outdoor terraces, there is something to suit every lifestyle and budget. This diversity makes Wong Amat attractive for both buyers and long-term renters, while investors are drawn by the area’s strong rental demand and enduring popularity. In summary, Wong Amat Beach combines the very best of tropical living with the convenience of a central location. It offers lifestyle, leisure, and investment opportunities that continue to make it one of the most desirable coastal addresses in Thailand. Whether visiting for a holiday, considering a long-term stay, or searching for the perfect property, Wong Amat represents the pinnacle of Pattaya’s beachfront living.

Purchasing a condominium in Foreign Name Freehold ownership is one of the most secure and straightforward ways for non-Thai nationals to legally own property in Thailand. While the process is not complicated, the most important step is obtaining the correct banking document — known as the Foreign Exchange Transaction Form, or Tor Tor 3 (TT3). At Cornerstone Real Estate, we are asked about this process frequently, so here is a detailed guide to help you understand exactly what is required. What Is a Foreign Exchange Document (Tor Tor 3)? The Foreign Exchange Transaction Form (FETF) — in Thai called Tor Tor Sam (ธ.ต.3) — is a document issued by a Thai bank when they receive foreign currency transferred from overseas. This document proves that the purchase funds came from outside Thailand and were converted into Thai Baht by a licensed Thai bank for the purpose of purchasing a condominium. Without this document, the Land Department will not allow a foreigner to register the property under their own name. How to Transfer the Funds Correctly To ensure the Tor Tor 3 is issued properly: Funds must be transferred from abroad The money must be sent in a foreign currency (e.g., USD, EUR, GBP, AUD, etc.) into a Thai bank. Do not transfer Thai Baht directly from abroad, as this will not qualify for a Foreign Exchange Certificate. Use Telegraphic Transfer (T.T.) When making the transfer, ensure the instructions clearly state: The full name of the purchaser (matching the name on the passport). The purpose of the transfer: “For purchase of a condominium in Thailand”. The condo project name, building address, and unit number. Third-party transfers are possible A family member or company can transfer funds, but the transfer instructions must still state: The name of the buyer receiving the funds. The purpose of the purchase. The money must arrive in the buyer’s Thai bank account and nowhere else. Information Shown on the Tor Tor 3 Document Once the bank processes your foreign transfer, they will issue the Tor Tor 3 form containing: Date of the transfer Amount received in foreign currency Equivalent Thai Baht amount converted Exchange rate applied Sender’s name Receiver’s name Purpose of the transfer This official document must be presented to the Land Office during the ownership transfer. Special Cases: Two Buyers or Joint Ownership If two foreigners are purchasing a condominium together, the funds should be split equally between them. Each buyer must make a separate transfer from overseas so that two Tor Tor 3 documents are issued — one for each name. The total transferred funds must cover the purchase price declared at the Land Department. If the amount falls short, ownership transfer may be delayed or rejected. Why Is This Step So Important? Mandatory for foreign ownership: Only condominiums purchased in foreign freehold name require the Tor Tor 3 document. Other forms of ownership (such as Thai Company Name or Leasehold) do not. Proof of compliance: It ensures your property purchase follows Thai banking and Land Department regulations. Resale requirement: When selling the condo in the future, you may need to show the original Tor Tor 3 as part of the repatriation process to send funds back overseas. How Cornerstone Real Estate Can Help With over 20 years of experience assisting clients with property transfers and Land Office procedures in Pattaya, Cornerstone Real Estate is here to guide you every step of the way. We provide clear instructions on how to send your funds. For clients without a Thai bank account, Cornerstone has a licensed client account that can receive foreign funds directly. This service saves you the hassle of opening a Thai bank account just for the transfer. Our multilingual team will coordinate with banks and ensure your Tor Tor 3 document is issued correctly before your ownership transfer at the Land Office.