What Pattaya condo asking prices look like once the listings are deduplicated.

A portal will show the same Pattaya unit three times and a price-per-area page built on that will count it three times. The September 2026 pull returned 8,125 rows; keyed on source and listing id they collapse to 4,903 distinct listings across 320 named buildings. Those 4,903 are what is on this page, reported by tambon, with the sample size printed next to every median and no median at all where the sample cannot carry one.

How many distinct Pattaya listings are behind these figures?

4,903. The September 2026 Pattaya pull returned 8,125 rows; the same unit appears more than once when a portal re-lists it, so every row was keyed to its source and its source listing id and collapsed. What survives is 4,903 distinct listings across 320 named buildings. That is the population every figure on this page is drawn from.

For scale: Pattaya is one of four Thai cities in a 33,030-listing set — Bangkok 12,097, Phuket 11,997, Pattaya 4,903 and Chiang Mai 4,033.

Two limits, stated up front. First, the pull was capped at 12 million baht: 12 listings sit exactly at the cap and none above it, so these medians describe the Pattaya market under 12 million, not the whole of it. Second, these are asking prices. No Thai portal publishes achieved prices, so no public dataset can hand you a transacted median for a tambon. Every number below is a ceiling to negotiate against.

Pattaya condo asking prices by area

September 2026 pull, 4,903 distinct listings across 320 named buildings, capped at ฿12,000,000. Buildings are counted separately from listings. Areas are tambons, the administrative sub-district each building sits in, because that is what the data can evidence — Pratumnak and much of Jomtien both sit inside Nong Prue and cannot be separated out honestly. Bang Lamung is published on 45 listings and is indicative only. Nong Pla Lai and Sattahip returned 4 listings each; the count is published and the median is not. 13 further listings carried no usable sub-district and are excluded from the rows above. No yield figure appears on this page by design — the Pattaya yield work sits on Pattaya rental yield and the country-level version on Thailand rental yield and the net yield gap study.

What is the asking-price median in Nong Prue?

฿4,322,958, across 3,983 distinct listings in 242 named buildings — 81 percent of everything in the pull. The middle half of those listings sits between ฿2,950,000 and ฿6,090,000, with the cheapest at ฿790,000. The median unit is 37.6 square metres and the median price per square metre is ฿101,731.

Nong Prue is the tambon that contains Pratumnak Hill and much of Jomtien, which is why it carries this much of the market. If a listing describes itself as Jomtien or Pratumnak, it almost certainly sits in this row.

What is the asking-price median in Na Kluea and Wongamat?

฿4,147,050, across 854 distinct listings in 56 named buildings — 17 percent of the pull. The middle half sits between ฿3,026,632 and ฿7,006,760, with the cheapest at ฿990,000. The median unit is 39.6 square metres and the median price per square metre is ฿109,302.

Note what that pair does. The median price here is 4 percent below Nong Prue, while the median price per square metre is 7 percent above it. The stock is priced higher per square metre and the units are not much bigger, so the headline median lands in the same place.

Is the Na Kluea median really 60 percent above Nong Prue?

Not in this population, and the difference is worth understanding because both figures are real and they measure different things.

The 60 percent gap comes from the rent-validated building file: 51 buildings whose rents survived cross-source checking, where Na Kluea with Wongamat posts a price median of ฿6,490,394 against Nong Prue’s ฿4,067,797. That file publishes only 14 of the 56 Na Kluea buildings that appear in the listing pull, and those 14 are the beachfront and near-beachfront towers. Filter a catchment down to its strongest-evidenced stock and the median moves up with it.

This page is the wider population: all 4,903 deduplicated listings, validated and unvalidated, in every building in both tambons. On that basis the two medians sit within 4 percent of each other. Neither number is wrong. They are answers to two different questions — what the whole catchment asks, and what the buildings with evidence behind them ask. The catchment-level work sits on best areas to buy in Pattaya; the 51 named buildings are in the Pattaya two-catchment file.

Does a higher asking price in Pattaya buy more square metres or a better position?

Position. The median Na Kluea unit is 39.6 square metres against Nong Prue’s 37.6 — two square metres, which is a balcony. The median price per square metre is ฿109,302 against ฿101,731, about 7 percent more for the same floor area.

The gap opens at the top rather than the middle. The upper quartile in Na Kluea is ฿7,006,760 against Nong Prue’s ฿6,090,000 — 15 percent higher for the expensive quarter of the stock, on medians that are within 4 percent. That is what a beachfront tier looks like in a price distribution: it does not lift the whole catchment, it lifts the top of it.

Which price bands hold the most Pattaya inventory?

The 2 to 4 million baht band, then the 4 to 6 million band. Together they are 62.9 percent of the pull. 72.3 percent of all Pattaya listings ask under 6 million baht.

4,903 distinct listings, September 2026 pull. The top band is truncated by the ฿12,000,000 ceiling on the pull, so the 10–12M share is a floor rather than a full count of the market above 10 million.

Why are asking prices not the same thing as transacted prices?

An asking price is a position. A transacted price is an outcome. The two separate for ordinary reasons: a unit that has sat on the market for a year still shows its original number, a seller with no urgency prices above the market and waits, and the negotiation that closes the gap is private to the two parties.

Thailand has no public register of transacted condo prices that a buyer can query by building, so there is no dataset anywhere — mine included — that can publish a Pattaya transacted median. Anyone who shows you one has modelled it. The honest version is to publish asking prices, say they are asking prices, and publish the sample size next to them.

How should a buyer use an area median without mistaking it for a valuation?

Use it as a boundary, not an answer. Three rules keep it useful:

1. A median tells you where you are standing, not what the unit is worth. A unit asking 40 percent above its tambon median is not overpriced and a unit 40 percent below is not a find. Both are questions to go and answer at the building.
2. Compare per square metre, not per unit. Nong Prue and Na Kluea have almost the same headline median and a 7 percent gap per square metre. The headline hides the thing you are actually buying.
3. Check the sample size before you lean on the number. 3,983 listings is a market. 4 listings is a count. This page marks which is which on every row, and any page that does not, cannot be leaned on.

The next layer down is the building: the common-area charge, the sinking fund, the size range of the stock and whether the foreign quota has room. The legal frame that governs all of it is Thailand foreign freehold, explained, and the fee stack that lands on top of every price above is itemised in Pattaya condo buying costs, with the tax side in the Thailand tax guide for foreign owners.

The same work for the other three cities: Bangkok, Chiang Mai and Phuket. The same fee question in the other three markets: Bali, Vietnam and the Philippines.