Is now a good time to buy property in Pattaya? What the live listings show

How much property is for sale in Pattaya right now?

A lot. On 17 October 2026 there were 23,449 condo listings for sale up to ฿10M in Pattaya, Jomtien, Na Jomtien and Bang Saray, read from four listing portals, with exact cross-posts merged. Two in three of the listings with a clean price ask ฿3M or more. Studios ask a median ฿2.94M, one-beds ฿3.68M and two-beds ฿6.0M.

Shares and medians use the 21,704 listings whose price and size look right; 1,745 rows with a price or size that looked like a typing error were set aside. These are asking prices. Two listings are merged only when they share an advert id, or when building, exact price, size and sub-district all agree, so one unit offered by two agents at two prices still counts twice. The Pattaya price-by-area page uses an earlier, smaller September pull, so its medians describe a different population.

How fast is the Pattaya listing market turning over?

Fast. Between the 6 October pull and the 17 October pull, 3,413 listings appeared and 4,249 of the 24,285 listings on the 6 October list were gone. That is roughly one in six in eleven days. A shortlist built a month ago describes a market that no longer exists.

Read the churn carefully. A listing leaving the pull does not mean it sold. It may have been withdrawn, or re-listed under a new advert. And 407 of the 6 October listings came from a portal that could not be read on 17 October. So some of the 4,249 is a change of source, not a change in the market.

What the churn does prove is that any list of Pattaya units goes stale within days. That is why I build every report fresh, on the listings for sale the week you book, never from an old file.

Where in Pattaya is the supply?

Jomtien carries the most: 31.1% of all 23,449 listings. Pratumnak is 16.2% and Wongamat and Naklua 12.1%. Na Jomtien, South Pattaya, Central and North Pattaya, East Pattaya and Bang Saray share most of the rest. About one listing in five could not be placed in an area from its own text.

Area boundaries are approximate: they come from the building name or its map position, else the sub-district. Across all clean listings the median asks ฿85,714 per m², and the middle half sits between ฿61,250 and ฿120,668. How the areas compare as places to own: the best areas to buy in Pattaya.

How much room is there between Pattaya asking prices?

Plenty, even inside one building. Across 15,959 listings in 455 named buildings with three or more units for sale, only 49.6% ask within 10% of their building's median price per m². 24.6% ask 10% or more below it, and 25.8% ask 10% or more above it. The asking price is a starting point, not the price.

Same building, same city, same week, and a quarter of the units ask at least 10% more per m² than the middle of the building. 9.1% ask 20% or more below it.

A low ask is a question, not a bargain. The unit may be smaller, older inside, on a low floor, already let, or a Thai-quota unit a foreigner cannot hold in their own name. A high ask may be the renovated corner unit. You only see which by comparing each unit with every other unit in its building, which is the comparison a Brinkman Data report makes on every row.

How many Pattaya listings have a rent you can check?

Few. Only 1,884 of 23,449 listings, 8.0%, have a rent backed by two or more long-let posts for units of a similar size in the same building. 8,518, or 36.3%, have at least one long-let post from the same building. The rest rely on portal asking rents adjusted down, or on estimates. A quoted rent in a listing is a claim until you check it.

The checked rents come from long-term letting posts in Facebook rental groups, at the lower end of what similar units ask. Short lets are not evidence. Across 412 building and bedroom groups, that lower-end long-let rent ran at 0.94 of the portal median rent, so a portal median is a ceiling, not a forecast. Even the Facebook posts are asking rents, not signed leases.

Area rent levels: Pattaya condo rent by area. How to run the check on a single listing: checking a listing's real rent.

How many Pattaya condos can a foreigner buy in their own name?

Check every one. Of the 23,449 listings, 6,114 (26.1%) say they sell on freehold inside the foreign quota. 3,553 (15.2%) are Thai-quota units, which a foreign buyer cannot register in their own name. 13,477 (57.5%) say nothing either way. Not stated means ask.

A listing's tag is a starting point. The building's juristic office confirms whether foreign-quota space is still available on the day you buy, and your own lawyer checks the title. 298 listings hint at company-name ownership and 7 are tagged or worded as leasehold; ask about both before you go further. How foreign freehold works: Thailand foreign freehold explained.

So is now a good time to buy in Pattaya?

If you are ready to compare, the listings favour you: deep supply, fast turnover, and wide price spread inside the same buildings. If you are hoping to time the market, no listing data can do that for you. The real risk is not the month you buy. It is buying the wrong unit at the wrong price in a building you never compared.

Four ways to do the comparison:

• The portals, yourself. Free, and you see most of the market. Expect weeks to de-duplicate, place and price-check 23,449 listings.
• A local agent. The right person for viewings, negotiation and the paperwork to completion.
• Independent research. Brinkman Data analyses every listing for sale in your city and budget and sends you the five worth buying, with a spreadsheet of every listing. Not an agent, no commission, paid only by the buyer. $499, delivered in 5 days, any city.
• A property lawyer. Title, contract and quota on the unit you choose.

The full comparison is in how to find a property to buy abroad, and why research paid only by the buyer is a separate job is in what an independent property analyst does.

Header photo: Vyacheslav Argenberg, CC BY 4.0, via Wikimedia Commons. All credits: image credits.