Property Insights

A City with a Reputation — and a Reality That Has Changed Pattaya is one of Thailand’s most recognisable names, yet also one of its most misunderstood. For some, it is remembered as a short holiday stop from decades ago. For others, it is still viewed through a narrow lens shaped by headlines and hearsay. The reality today is very different. Modern Pattaya is a fully functioning coastal city — diverse, international, and continually evolving. To understand what Pattaya truly is now, it helps to start with a few of the questions people ask most often.

Pattaya has officially surpassed Bangkok as the leading destination for foreign property buyers in Thailand, and it's easy to see why. With the upcoming Eastern Economic Corridor opening in 2026 and major infrastructure projects like the U-Tapao Airport expansion on the horizon, the city is transforming from a tourist hotspot into a serious investment hub. But navigating this booming market can be tricky. Unlike many Western countries, Thailand does not require real estate agents to hold a government-issued license to practice. This lack of regulation means the barrier to entry is low, making it absolutely critical for buyers and investors to vet their representation carefully. Whether you are looking for a high-yield condo investment or a dream holiday villa, finding a professional partner is the first step to success. Here is your comprehensive guide on how to choose the right real estate agent in Pattaya.

Do foreigners pay property tax in Thailand? Yes — foreign buyers in Thailand are subject to several property-related taxes, depending on how the property is owned, used, and whether it generates rental income. These include one-time transfer taxes when buying or selling, annual land and building taxes, and income tax on rental earnings. While Thailand’s property taxes are relatively low compared to many Western countries, misunderstanding them can lead to unexpected costs or penalties. This guide explains exactly what foreign buyers need to know before investing.

Moving a family is never just about finding a house; it's about finding a home base where everyone can thrive. For many, Pattaya has long been synonymous with vibrant nightlife and bustling tourism, but look a little deeper, and you'll find a city rapidly transforming into a top-tier destination for families. With its growing network of international schools, world-class healthcare, and gated communities designed for safety and space, Pattaya is attracting a new wave of residents who value quality of life above all else. Whether you need a beachfront condo with easy access to playgrounds or a sprawling villa near an international school, the city offers distinct neighborhoods that cater specifically to family needs. This guide explores the best family-friendly areas in Pattaya for 2025, breaking down what makes each neighborhood unique, from safety and schools to rental options and lifestyle perks.

In today’s property market, first impressions are no longer made at the front gate — they’re made online. Before a buyer or tenant ever steps inside your home, they have already formed an opinion from your photos and video. Properties that are clean, well-presented, and professionally showcased consistently attract more enquiries, create stronger interest, and achieve faster results. At Cornerstone Real Estate, we see this every day. If you want to sell or rent your home quickly, presenting it in its best condition is key — and this guide explains exactly how to do it. Why “Show-Ready” Homes Perform Better Professional marketing is not about making a home look unrealistic. It is about helping buyers and tenants clearly understand the space, the flow, the light, and the lifestyle. Clutter, personal items, and unfinished preparation distract from the features that matter most. A clean, neutral, and thoughtfully presented home allows viewers to picture themselves living there — and that emotional connection is what drives enquiries, viewings, and decisions. In short: Well-presented homes stand out online and perform better in the market.

Is Pattaya a Good City for Shopping? Absolutely — Pattaya is one of Thailand’s most well-rounded shopping cities. From luxury beachfront malls and internationally themed retail complexes to vibrant night markets and open-air food bazaars, Pattaya offers a shopping experience that extends far beyond simple retail. Visitors can browse global brands, dine overlooking the sea, explore cultural markets after sunset, and enjoy entertainment all within minutes of each other. What truly sets Pattaya apart is how shopping is woven into everyday city life. Malls function as social hubs, dining destinations, and entertainment centres, while markets bring together locals and visitors in lively, authentic settings. Whether you are visiting for a short holiday, living in the city long-term, or considering Pattaya as a place to relocate or invest, the shopping scene plays a central role in the lifestyle.

From ancient capitals and rainforest sanctuaries to world-class islands and a vibrant global capital, Thailand offers one of the most diverse and rewarding travel experiences anywhere in the world.

Bangkok has always been a city that reveals itself gradually. At street level, it is dense, kinetic, and unapologetically alive. But step back, rise above the traffic and neon, and a different character begins to emerge. Over the past decade, the city’s rooftops have evolved from novelty viewpoints into some of Southeast Asia’s most compelling dining destinations. Rooftop restaurants in Bangkok are no longer defined simply by altitude. What once relied on spectacle has matured into something more considered. Today’s best venues balance cuisine, setting, and rhythm, offering experiences that feel intentional rather than performative. They are places to linger, to observe, and to understand the city from a quieter vantage point. This evolution has quietly transformed Bangkok into one of the world’s most distinctive rooftop dining capitals.

Is 2026 the right time to consider Pattaya for lifestyle, retirement, or property investment? The short answer is yes, provided decisions are informed, expectations are realistic, and advice comes from experience rather than opinion. As we move into 2026, Pattaya, and Thailand more broadly, is entering a phase of maturity rather than momentum-driven hype. This is no longer a market defined by rushed decisions or speculation. Instead, it is shaped by lifestyle-led demand, long-term planning, and buyers who value clarity over noise. For Cornerstone Real Estate, this environment is not a challenge. It is exactly where experience matters most.