Thinking About Buying Property in Pattaya?

08 September 2025

Thinking About Buying Property in Pattaya?

Is buying property in Pattaya possible for foreigners, and what should you know before investing?
Yes — foreigners can own condos outright in Thailand, and there are secure legal pathways to enjoy houses and land too. With the right guidance, the process is straightforward, affordable, and rewarding.

Buying Property in Pattaya – Your Essential Guide & FAQs

With its mix of vibrant city life, beachfront relaxation, and strong rental demand, Pattaya has become one of Thailand’s most popular destinations for property buyers. Whether you’re seeking a lifestyle home, a condo for investment, or a villa for long-term living, buying property in Pattaya can be smooth and secure when you know the rules.

As a highly trusted local real estate agency with over 20 years of experience, Cornerstone Real Estate has guided thousands of clients through successful purchases. Our award as “Best Pattaya Real Estate Customer Experience” at the 2025 Nestopa Thailand Digital Property Awards reflects our commitment to doing things the right way.

In this guide, we answer the most common questions buyers ask.

Can foreigners buy property in Pattaya?

Yes, foreigners can own property in Thailand under specific rules:

  • Condos – Foreign buyers can own freehold units, as long as no more than 49% of the building’s total floor area is foreign-owned. Click here for full listings

  • Houses & Land – Land cannot be owned directly, but foreigners may use alternatives such as long-term leases, Thai company structures, or purchasing through a Thai spouse. Click here for full listings

This makes condos for sale in Pattaya the most popular choice for international buyers, although the Pattaya housing market has seen huge demand in recent years as the city becomes a hub for ex-pat amilies working in and around the Eastern Seaboard.

What is the process of buying property in Pattaya?

The steps are simple when managed properly:

  1. Reservation Deposit – To secure the property.

  2. Sales & Purchase Agreement – Outlines payment terms and responsibilities.

  3. Due Diligence – Checking ownership, title deed, and any encumbrances.

  4. Transfer at Land Office – Legal ownership registration and settlement of fees.

With a trusted agent and lawyer, the process is smooth and transparent.

What taxes and fees apply when buying property?

At the Land Office, the following may apply:

  • Transfer Fee – 2% of registered value.

  • Stamp Duty – 0.5% (if applicable).

  • Withholding Tax – Based on seller status and property age.

  • Specific Business Tax – 3.3% (if sold within 5 years in some cases).

These costs are usually shared between buyer and seller.

Can foreigners get a mortgage in Pattaya?

Financing options for foreigners are limited. While some Thai banks and international lenders may offer mortgages, most foreign buyers pay in cash or secure financing in their home country.

What are the ongoing costs of ownership?

Owning property in Pattaya is cost-effective:

  • Condo maintenance fees – Typically 40–80 THB per sqm per month.

  • Sinking Fund – One-off payment for building upkeep.

  • Utilities – Electricity, water, internet billed monthly.

  • Property Tax – Minimal annual expense.

Where are the best places to buy in Pattaya?

Each area offers something unique:

  • Central Pattaya & Wongamat – High-rise condos with rental appeal.

  • Pratumnak & Jomtien – Balanced lifestyle near the beach, and still highly popular for a quieter pace of life.

  • East Pattaya & Mabprachan Lake – Pool villas and family friendly villages close to schools and golf.

  • Bang Saray & Na Jomtien – Tranquil beachfront with growth potential in the future.

Is buying property in Pattaya a good investment?

Yes, Pattaya is attractive for both lifestyle and investment thanks to:

  • Strong rental demand all year round for long term tenants.

  • Year-round tourism.

  • New infrastructure under the Eastern Economic Corridor (EEC) and close proximity to International airports.

  • Competitive property prices.

  • CLICK HERE to read the full Cornerstone Real Estate article covering Rental Investment in Pattaya 

What documents are required?

Foreign buyers need:

  • Passport.

  • Foreign Exchange Transaction Form (FET) – Proof of bringing funds into Thailand.

  • Signed agreements and receipts.

Should I use a real estate agent in Pattaya?

Yes. An experienced agent ensures:

  • Access to the best listings.

  • Negotiation support.

  • Proper paperwork and smooth transfer.

  • Protection from common risks.

With Cornerstone Real Estate, buyers benefit from award-winning service, local knowledge, and proven reliability.

Conclusion

Buying property in Pattaya is straightforward with the right advice. From condos and villas to beachfront investments, the opportunities are diverse and rewarding.

📞 Contact Cornerstone Real Estate today to discuss your plans:

Leave your comment