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Buying property in Pattaya, ThailandA Pattaya condo does not come with the right to let it by the night.

Tourism drives Pattaya, but paid short stays ordinarily need a licence and a building can restrict them. Published sales and price figures cover the whole of Chonburi province, not the city. Check income and price claims building by building.

4-minute read · checked 9 October 2026

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Condominiums transferred across Chonburi province, January to June 2026
6,329
Real Estate Information Center, January–June 2026
Rise in the province's new-condominium price index in one year
+0.5%
Real Estate Information Center, April–June 2026
Distance from U-Tapao airport to Pattaya City
39.1 km
U-Tapao Rayong-Pattaya International Airport website
Direct bus from Suvarnabhumi Airport, fares from THB 135
About 2 hours
Roong Reuang Coach, 2026

Renting out a condo in PattayaNightly lets need a licence, and the building can still say no.

What this means for youIf a seller's figures rest on holiday lets, ask for the licence or registration and the building's rules in writing before you rely on the income.

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Lawyers report that paid short stays ordinarily need a hotel licence or a valid registration as small accommodation, and not every property qualifies.

A condominium's own management rules may restrict short stays even when the owner wants to let.

We hold no verified rents, empty periods or running costs for Pattaya, and no list of which buildings hold a current licence. A promised rental return cannot be checked against our records.

From: FRANK Legal & Tax

Pattaya property market in 2026The published figures are for the province, not the city.

What this means for youDo not take a province-wide figure as proof of Pattaya prices. Ask the agent for completed sale prices in the same building over the last year.

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Pattaya sits inside Chonburi province, and the official market measures are published for the province as a whole. 6,329 condominiums (apartments owned unit by unit) were transferred to new owners across the province in January to June 2026.

The province's price index for new condominiums, which measures price change and not price level, rose 0.5% in the year to April–June 2026 and 1.2% from the quarter before.

We hold no Pattaya-only sale prices, new launches, unsold stock or resale times. The city also counts unregistered residents, such as migrant workers and long-stay visitors, separately from its registered population.

From: Real Estate Information Center; Pattaya City

Transfer fees and property tax in PattayaThe transfer fee discount is for Thai buyers only.

What this means for youBudget for the full transfer fee and agree in the contract who pays it. Ask the seller for the latest yearly land and building tax bill.

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Government guidance states that registering a sale of land or a condominium costs 2% of the official appraised value, before any concession.

The reduced fee of 0.01% runs from 1 July 2026 to 30 June 2027 and applies to Thai nationals buying eligible homes where both the price and the appraised value are THB 7,000,000 or less.

Pattaya City collects the yearly land and building tax. Whoever owns the property on 1 January is liable for that year.

From: Thailand.go.th; Department of Lands; Fiscal Policy Office

Getting to Pattaya from Bangkok and the airportsTwo airports, and a motorway to Bangkok.

What this means for youCheck which airport your own flights use. U-Tapao is the nearer one; Suvarnabhumi is about two hours away by direct bus.

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U-Tapao, the regional airport for the eastern coast, is in Rayong province. Its website lists Pattaya City at 39.1 km.

A direct air-conditioned bus runs from Suvarnabhumi Airport to Pattaya. The operator quotes a journey of about 2 hours and fares from THB 135 in 2026. Motorway 7, a toll road, links the city with Bangkok.

From: Eastern Economic Corridor Office; U-Tapao Rayong-Pattaya International Airport; Roong Reuang Coach; Department of Highways

Living in Pattaya: hospitals, schools, weather and floodingSeptember and October are the wet months to see it in.

What this means for youView the property in September or October, and ask neighbours how the street drains. Flood risk is rated high across the province.

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The Pattaya weather station averages 1,105.8 mm of rain a year, with the most in September (213.6 mm) and October (224.5 mm). Daytime highs run from 30.2°C in December to 33.0°C in April.

ThinkHazard, the World Bank's hazard screening tool, rates flooding in built-up areas and coastal flooding as High for Chonburi province as a whole. That rating is not specific to Pattaya or to any street.

Pattaya Pathamakun Hospital, a general hospital, holds national healthcare accreditation renewed to 26 January 2029. Bangkok Hospital Pattaya lists its address on Sukhumvit Road. Rugby School Thailand, which says it offers British-curriculum day and boarding education for ages 2 to 18, is outside the city boundary in Bang Lamung district.

From: World Meteorological Organization, 1991–2020 averages; GFDRR / World Bank (ThinkHazard); Healthcare Accreditation Institute; Bangkok Hospital Pattaya; Rugby School Thailand

Questions buyers ask

Buying property in Pattaya: short answers.

Can I rent out my Pattaya condo for short stays?

Not as of right. FRANK Legal & Tax reports that short stays ordinarily need a hotel licence or a valid small-accommodation registration, and a condominium's own management rules may restrict short stays.

Are condo prices rising in Pattaya?

There is no Pattaya-only figure in our records. For Chonburi province, which includes Pattaya, the Real Estate Information Center's new-condominium price index rose 0.5% in the year to April–June 2026.

What is the transfer fee when buying a condo in Pattaya?

Government guidance on Thailand.go.th states 2% of the official appraised value. The Department of Lands' reduced fee of 0.01%, from 1 July 2026 to 30 June 2027, is for Thai nationals buying eligible homes of THB 7,000,000 or less.

How far is Pattaya from the airport?

U-Tapao Rayong-Pattaya International Airport lists Pattaya City at 39.1 km. From Bangkok's Suvarnabhumi Airport, Roong Reuang Coach quotes about 2 hours by direct bus, with fares from THB 135 in 2026.

When is the rainy season in Pattaya?

Mid-May to mid-October, by the national seasons. World Meteorological Organization averages for 1991–2020 show the Pattaya station's wettest months are September (213.6 mm) and October (224.5 mm).

Does Pattaya flood?

The rating we hold is for the province. ThinkHazard, published by the World Bank's disaster risk facility, classifies urban and coastal flooding as High for Chonburi province, which includes Pattaya.

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The evidence

What this guide rests on.

The full rules, step by step: ownership guide for Thailand and the tax guide.

Every sourced fact we hold on Pattaya (15)
  • The city’s population dataset distinguishes unregistered residents, including migrant workers and long-stay visitors.
  • Rugby School Thailand is in Khao Mai Kaew, Bang Lamung District, outside Pattaya City’s municipal boundary.
  • Bangkok Hospital Pattaya lists its address at 301 Moo 6, Sukhumvit Road, Bang Lamung District.
  • The national seasons that apply here are summer from mid-February to mid-May, the rainy season from mid-May to mid-October and winter from mid-October to mid-February.
  • At the Phatthaya weather station (WMO 48461), mean annual rainfall over 1991–2020 was 1,105.8 mm, with the wettest months September (213.6 mm) and October (224.5 mm).
  • Pattaya Pathamakun Hospital (โรงพยาบาลพัทยาปัทมคุณ), a general hospital in Chonburi Province, holds Healthcare Accreditation Institute accreditation for 25 January 2023 to 24 January 2026, with a renewal listed for 27 January 2026 to 26 January 2029.
  • U-Tapao, a regional airport serving the eastern seaboard, is in Ban Chang District, Rayong.
  • U-Tapao Rayong-Pattaya International Airport's website lists Pattaya City at 39.1 km from the airport.
  • Motorway 7 (Bangkok–Chonburi–Pattaya) links the city with Bangkok, with toll plazas including Lat Krabang, Bang Pakong, Bang Phra, Nong Kham, Pong and Pattaya.
  • Roong Reuang Coach runs a direct air-conditioned bus from Suvarnabhumi Airport to Pattaya, quoting a journey of about 2 hours and fares from THB 135 (2026).
  • Rugby School Thailand offers British-curriculum day and boarding education for ages 2–18.
  • Rugby School Thailand quotes an application fee of THB 5,500.
  • Its one-time admission fee is THB 200,000, excluding the refundable deposit.
  • The quoted refundable deposit is THB 100,000, subject to outstanding charges.
  • Mean daily maximum temperatures there over 1991–2020 ranged from 30.2°C in December to 33.0°C in April, with an annual mean temperature of 27.97°C.

Pattaya City · Rugby School Thailand · Bangkok Hospital Pattaya · Thailand.go.th government portal, The Seasons of Thailand · World Meteorological Organization, 1991–2020 climatological standard normals for Phatthaya station 48461 (NOAA NCEI archive) · Healthcare Accreditation Institute, hospital accreditation record for Pattaya Pathamakun Hospital · Eastern Economic Corridor Office · U-Tapao Rayong-Pattaya International Airport, official website home page · Department of Highways, Motorway Division, motorway routes page · Roong Reuang Coach / Bell Travel Service, Suvarnabhumi Airport–Pattaya bus page, checked 25 September 2026

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Last checked 9 October 2026. This guide is general: what applies to you depends on your nationality, where you pay tax and the property itself.

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