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Locality · Pattaya, Thailand

Buying property in Jomtien, Pattaya, ThailandBuying on Jomtien beach? The sand works are scheduled to run until July 2027.

Jomtien's beach was widened with added sand in 2023, and a second phase is reported as scheduled to finish in July 2027. Paid stays of under 30 days can need a hotel licence. Check the beach in front of the building, and the building's letting rules, before the price.

4-minute read · checked 9 October 2026

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Average beach width after the first sand-widening phase
50 m
Pattaya Mail report, November 2023
Scheduled end of the second sand-widening phase, about 2.85 km
July 2027
Pattaya Mail report, November 2025
Paid stays this short can require a hotel licence
Under 30 days
FRANK Legal & Tax, on the Hotel Act 2004
Direct bus from Suvarnabhumi Airport to Jomtien, fares from THB 158
About 2 hours
Roong Reuang Coach, 2026

Latest

What is changing in Jomtien.

  1. Aug 2026

    Red Line monorail along Jomtien Beach stays a longer-term plan

    What it meansA possible rail link along Jomtien if approved; no dates yet.

  2. Aug 2026

    Jomtien beach widening reaches 30 to 40 percent, finish set for 2027

    What it meansSand works continue in front of beachfront buildings until at least February 2027.

  3. Apr 2026

    New drain from Thepprasit Soi 9 to Jomtien finished and handed over

    What it meansShould cut repeat flooding on Jomtien Second Road for nearby residents.

Show all 6 updates
  1. Feb 2026

    City orders building near Wat Krathing Thong to fix wastewater leak

    What it meansShows the city acting on beachfront wastewater; legal action promised for repeat cases.

  2. Nov 2025

    Second phase of Jomtien sand widening: 2.85 kilometres, 318 million baht

    What it meansWider beach planned between Soi Jomtien 10 and 11; works ongoing.

  3. Jun 2025

    Five-kilometre underground power cable work on Jomtien Second Road

    What it meansRoad digging on Jomtien Second Road, set to end June 2026.

From The Pattaya News and Pattaya Mail. Plans and dates are theirs; what it means is our reading.

Jomtien Beach sand works and flood riskThe beach in front of you may be a building site until 2027.

What this means for youAsk which stretch of beach the building faces, whether its sand works are finished, and how the street has drained in past rainy seasons.

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Pattaya Mail reported that the Marine Department finished widening Jomtien Beach on 28 November 2023. About 640,000 cubic metres of sand took the beach to an average width of 50 metres along 3,575 metres, at a cost of about THB 522 million.

The same newspaper reported in November 2025 that a second phase of about 2.85 km, budgeted at over THB 318 million and built in 300-metre sections, is scheduled to finish on 13 July 2027. A sea view bought now may include that work.

ThinkHazard, the World Bank's hazard screening tool, rates coastal, urban and river flooding as High for Chonburi province as a whole, and extreme heat as Medium. We hold no flood or erosion study for Jomtien itself.

From: Pattaya Mail (news reports of Marine Department works); GFDRR / World Bank (ThinkHazard)

Renting out a condo in JomtienMost condominium rules forbid short lets.

What this means for youRead the building's rules before you buy. If they forbid short lets, base your budget on tenants who stay 30 days or more.

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Under the Hotel Act of 2004, paid stays of under 30 days can be treated as a hotel business that needs a hotel licence. Running an unlicensed hotel is a criminal offence, with up to one year in prison, a fine of THB 20,000 and a further THB 10,000 for each day.

There is a lighter registration for small accommodation, limited to 8 guest rooms and 30 guests at a time. Lawyers at FRANK Legal & Tax say condominium units are generally not eligible for it, and that most condominium rules prohibit short lets.

We hold no surveyed rents, occupancy or management fees for Jomtien, so a rental return cannot be stated for the area.

From: FRANK Legal & Tax

Jomtien condo market in 2026No sale prices are on record for Jomtien itself.

What this means for youAsk the agent for completed sale prices in the same building. An asking price, or a figure for the whole province, does not tell you what a Jomtien unit sells for.

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We hold no completed sale prices for Jomtien for the year to August 2026, and no reliable price history. The local land office holds that record.

New buildings will add competition for resale. The Riviera Group says it is aiming to complete its Santa Monica project in November 2028. We hold no full list of projects under way, so how many buildings will be handed over at once is unknown.

For Chonburi province as a whole, which includes Pattaya and Jomtien, 6,329 condominiums changed hands in January to June 2026 and the price index for new condominiums rose 0.5% in a year. These are province figures, not Jomtien ones.

From: The Riviera Group (developer's own target); Real Estate Information Center, for Chonburi province

Transfer fees when buying a condo in JomtienForeign buyers do not get the fee discount.

What this means for youIf a seller or agent quotes the 0.01% fee, check that it applies to you. Agree in the contract who pays each transfer cost.

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From 1 July 2026 to 30 June 2027 the transfer fee and the mortgage registration fee are each cut to 0.01% for Thai nationals buying a house or condominium unit, where both the price and the official appraised value are THB 7 million or less. Foreign buyers do not qualify.

The discount does not change the income tax withheld on a sale or the specific business tax, a tax on property sales. Both remain payable. We hold no current service charges or tax assessments for Jomtien buildings.

From: Department of Lands

Living in Jomtien: weather, hospital and getting thereDry from December, wettest in September and October.

What this means for youView the property in September or October if you can, when rain is heaviest and the flood rating matters most.

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The rainy season runs from mid-May to mid-October. 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) and the least in December (11.7 mm) and January (16.3 mm). Daytime highs run from 30.2°C in December to 33.0°C in April.

Pattaya Pathamakun Hospital, a general hospital in the province, holds national healthcare accreditation renewed to 26 January 2029. A direct air-conditioned bus runs from Suvarnabhumi Airport to Jomtien; the operator quotes about 2 hours and fares from THB 158.

From: Thailand.go.th; World Meteorological Organization, 1991–2020 averages; Healthcare Accreditation Institute; Roong Reuang Coach

Questions buyers ask

Buying property in Jomtien: short answers.

Can I rent out my Jomtien condo on a short-stay basis?

Usually not. FRANK Legal & Tax reports that paid stays of under 30 days can require a hotel licence under the Hotel Act 2004, that condominium units are generally not eligible for the lighter small-accommodation registration, and that most condominium rules prohibit short lets.

What is the penalty for running an unlicensed short-stay rental in Thailand?

FRANK Legal & Tax reports that operating an unlicensed hotel is a criminal offence punishable by up to one year in prison, a fine of THB 20,000 and a further THB 10,000 per day.

Is Jomtien Beach being widened?

Yes. Pattaya Mail reported that a first phase finished on 28 November 2023, widening 3,575 metres of beach to an average of 50 metres, and that a second phase of about 2.85 km is scheduled to finish on 13 July 2027.

Do foreign buyers get the reduced transfer fee in Jomtien?

No. The Department of Lands' cut to 0.01%, from 1 July 2026 to 30 June 2027, is for Thai nationals buying homes of THB 7 million or less. Foreign buyers do not qualify.

How do I get from Bangkok airport to Jomtien?

Roong Reuang Coach runs a direct air-conditioned bus from Suvarnabhumi Airport to Jomtien. It quotes a journey of about 2 hours and fares from THB 158 in 2026.

When is the rainy season in Jomtien?

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

Projects here

17 projects, in the developers’ own words.

In the developers’ own words, as they publish them. NITARYA checks a project only inside Acquire & Own, for the client who chooses it, and every project here stands on the same footing.

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 Jomtien (6)
  • 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.
  • Roong Reuang Coach runs a direct air-conditioned bus from Suvarnabhumi Airport to Jomtien, quoting a journey of about 2 hours and fares from THB 158 (2026).
  • December (11.7 mm) and January (16.3 mm) were the driest months at that station over 1991–2020.
  • 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.

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 · 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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