Jan 04, 2017

Part 1: Do you live in Pattaya?

If you ask any of the residents here if they live in Pattaya you will probably get answers like “I live in East Pattaya” or “I live in Naklua” or Jomtien.

While they may sound like separate cities in fact they are all a part of Pattaya.

According to Wikipedia, “The city of Pattaya is a special municipal area which covers the whole tambon Nong Prue and Na Kluea and parts of Huay Yai and Nong Pla Lai. Bang Lamung Township which forms the northern border of Pattaya covers parts of the tambon Bang Lamung, Nong Pla Lai and Takhian Tia. Bang Sarey is on the southern border of Pattaya.

"Greater Pattaya" occupies most of the coastline of Banglamung (one of the eleven districts that comprise Chonburi Province). It is divided into a larger northern section which spans the areas to the east of Naklua Beach (the most northern beach) and Pattaya Beach (the main beach) plus Pratumnak Hill (often called "Buddha Hill" because of the temples on top of the hill) the land immediately south of Pattaya Beach, and a smaller southern section covering the area to the east of Jomtien Beach (which lies directly south of Pratumnak Hill).”

As you can see, Pattaya may be bigger than you realized.

Over the next few weeks we will look at some of the different areas that make up “Greater Pattaya.” We will start this week with Jomtien Beach.

Jomtien

Over the past few years Jomtien has seen considerable growth. There have been many new condo developments such as Lumpini Park Beach Jomtien, Aeras and Reflection just to name a few, along with housing developments such as The Ville Jomtien and Tropicana Village.

Jomtien is also home to some very well established developments like the View Talay condo developments, the Jomtien Plaza Condotel, View Talay Villas and Jomtien Park Villas.

This article however, is not about the developments and villages in Jomtien but what Jomtien has to offer. If you are interested in the many condos and houses in the area for sale or rent you can visit our site at coastalrealestatepattaya.com and search for properties in Jomtien.

Jomtien Beach

Jomtien Beach stretches for about 6 kilometers in what seems to be an almost straight line. It is also home to the Pattaya areas only Gay beach, a 265-meter section known as Dongtan Beach.

Generally the beach area is wider than that of Pattaya, which makes it much easier to enjoy a stroll down the beach or to enjoy games such as volleyball.

I especially enjoy the brightly colored fishing boats on the sand awaiting their owners for a night-spent fishing on the gulf.

Although Jomtien Beach is quieter than Pattaya Beach there is still plenty to see and do. Chairs and lounges can be rented for a minimal fee and while you are relaxing you can order all types of drinks and food. There are also vendors wandering up and down the beach selling everything from ice cream and doughnuts to tattoos and massages.

Jet skis are easily rented and there are speedboats available to Koh Larn or to take you for a ride on a banana boat. You can even try parasailing if you like.

Jomtien Beach is also home to Jet Ski and sailboard competitions, attracting competitors and visitors from around the world.

Jomtien Beach is very popular among the Thais. On any evening or weekend you will see families or groups of Thais enjoying themselves on a bamboo mat listening to music, enjoying some delicious Thai food and taking in some of the beautiful sunsets Pattaya is known for.

Dining

Venture across the road from the beach and you will find an assortment of restaurants serving everything from Thai to Italian.

There is an amazing selection of seafood restaurants in Jomtien the entire way down the beach. From the Surf Kitchen at the beginning of Jomtien Beach Road to Suttangrak seafood next to the iconic Reflection Jomtien condo building to Lung Sawai at the end of the beach, some of Thailand’s best dining awaits.

Reflection Condo, Image source pattaya-funtown.com

In addition to the many seafood restaurants in Jomtien there are other popular and well-known restaurants. Anyone who has been here for a while will have heard of Bruno’s, Pan Pan, La Bocca, Rich Man Poor Man the Pig and Whistle and Simons.

One of my favorites for breakfast is on Dongtan Beach between View Talay 5 and View Talay 7 is the Sandbar by the Sea. And if you are in the mood for an American style sandwich or pizza Pastrami and Rye has to be the place.

One cannot forget the Rompho Market, which undergoes a transformation several times a day from selling Thai breakfast foods in the morning to fresh produce, meats and seafood in the afternoons to Thai and Farang foods in the evenings. Located on Jomtien Second Road it is a treat anytime of the day or night.

A fairly recent addition is the Jomtien Night Market on Jomtien Beach Road that opens every evening with a great selection of Thai food, drinks and other Thai goods.

Nightlife

Like anyplace in Pattaya you cannot throw a stone without hitting a bar and Jomtien Beach is no exception. There are plenty of places to have a cold drink, listen to music or play a game of pool or two.

The Jomtien Complex has a large selection of bars and entertainment venues in addition to a number of Gay bars. Many of the bars in and around the Jomtien Complex also have live music in the evenings and are happy to have you get up on stage and sing a song or two if you desire.

The Rompho Market entertainment complex is also a popular spot for tourists and locals to enjoy a beer, some pool and the company of some of Jomtien’s lovely ladies.

Health and Wellness

Jomtien is also home to many massage shops offering traditional Thai massage as well as oil and foot massage. Massages are also available on Dongtan Beach if you prefer to have one in the light sea breeze.

If you want an all out spa experience try the Oasis Spa on the Chateau Dale development on Thappraya Road. They offer many different spa packages and are sure to leave you feeling refreshed and relaxed.

Jomtien, More than Meets the Eye

Jomtien has a lot more to offer than you probably imagined.

This week we only touched on some of the things available around the beach. Next week we look at some of the other attractions in Jomtien that are not on the beach.

After reading this article you may find that one of Jomtien’s many condo or housing villages could be right for you.

To learn more about some of the available housing and real estate investment opportunities in Jomtien please email us at info@coastalrealestatepattaya.com or call us to schedule an appointment.

Better yet, visit us at one of our offices so we can show you what is available in the Jomtien house and condo market.

216/62 Moo 10 (Soi 13) Soi Diana Nongprue Banglamung Chonburi Pattaya City, 20150 Tel./Fax.+66/(0)38 421 580			519/163-164 Moo 6 Soi Siam Country Club Nongprue Banglamung Chonburi Pattaya City, 20150 Tel./Fax.+66/(0)38 190 925-6

+66 (0) 38-421-580 Office +66 081-269-0742 Mobile Kevin Mattson (Managing Director)-English			+66 086-571-4737 Mobile Rujira Emkhla (Tarm)-Thai

You can also email us at info@coastalrealestatepattaya.com

Are you torn between buying or renting property in Pattaya? It is a decision that depends on your lifestyle, financial goals, and long-term plans and requires exploring costs, lifestyle perks, and market trends. Contact Coastal Real Estate, your trusted and reputable real estate agents in Pattaya, to find your perfect property today.Advantages of RentingFlexibility: When you rent property in Pattaya, you have complete flexibility and can move around easily without being tied down to a specific location or property.Lower upfront costs: A security deposit and the first month's rent are typically sufficient, making it more affordable in the short term.Zero responsibility for maintenance: Landlords will handle property maintenance, taking the burden of time and money off your shoulders.ChallengesThe cost to rent property in Pattaya has been risingYou will be limited in your scope to personalize your living spaceAdvantages of BuyingInvestment opportunities: Buying property in Pattaya is a safe bet, as the real estate market shows consistent growth and provides excellent potential returnsCustomization: When you buy a property in Pattaya, it’s yours to renovate and personalize as you see fitLong-term stability: Buying property in Pattaya can be more economical if you plan to stay for an extended period and provides a sense of permanenceChallengesThe cost of buying property in Pattaya: It requires a significant upfront investment for foreigners to buy property in PattayaForeigners face property ownership restrictions in ThailandUltimately, renting property in Pattaya is ideal for those who prefer flexibility or only have short-term stays planned, whereas buying suits individuals who desire long-term stability or lucrative investment opportunities.Understanding the Costs: Renting vs. Buying Property in PattayaThe cost of buying property in Pattaya vs renting is a vital consideration. Each option has distinct benefits and financial implications, as follows:Renting costsMinimal: A security deposit of 2 months' rent and the first month's rent upfrontOngoing rent: MonthlyNo maintenance costsBuying costsPurchase price of the propertyClosing costsLegal feesProperty taxesFluctuating property prices that seem set to continue rising in a thriving real estate marketMaintenance: Owners are responsible for upkeepLifestyle Flexibility: Which Option Suits Your Stay in PattayaFor those intending to make Pattaya their permanent home or those planning an investment, it may make sense to buy rather than rent. However, with competitive rental prices, many choose to rent. The lifestyle flexibility of renting property in Pattaya is a major advantage for some, because they can move to another property easily and simply at the end of their lease. People with families and other long-term commitments often like to make the property their forever home, with various upgrades and renovations that fulfil their vision of the perfect place to live, which is not generally possible to do in a rental property. Ultimately, it’s all about the desired lifestyle, long-term goals, and their current situation as to whether renting or buying is the best option.The Bottom LineRenting property in Pattaya offers ultimate flexibility and lower upfront costs. It is ideal for those who prefer short-term stays or have uncertain plans.Buying property in Pattaya offers long-term stability and high-yield investment potential, but it requires a substantial financial commitment, careful planning, and professional assistance.Market Trends and Legal Considerations for Foreign Buyers in PattayaMarket TrendsPattaya remains a desirable hot spot for property investment in Thailand. Foreign investors are particularly drawn to buying property in Pattaya due to its consistent growth, vibrant social scene, stable rental market, and dependable profitability. Navigating these trends and legalities requires careful planning and professional advice from experts like those at Coastal Real Estate. Some key trends in the property market for expats when considering property for sale in Pattaya include:Rising property pricesAs the demand for quality Pattaya real estate for sale continues to grow, the price per square meter for condos is keeping pace.High potential rental yieldsMany areas already offer impressive returns for rental properties, and more are being developed and improved constantly.Government regulations and policiesTaxes and local regulations shape the market to incentivize foreign investment.Legal ConsiderationsSpecific restrictions and opportunities apply to foreign investors when buying property in Pattaya, as follows:Condominium ownershipForeigners are restricted to owning a maximum of 49% of the total area in any condominium building, ensuring that the majority of ownership remains with Thai nationals. This creates a highly competitive foreigner quota market, often driving up unit prices. Individuals unable to secure a condo within the quota can negotiate leasehold agreements or form a majority Thai ownership company.Contact Coastal Real Estate TodayIf you’re ready to learn more about Pattaya real estate rental or purchases and find exclusive luxury property for sale in Pattaya, look no further than Coastal Real Estate.We offer an exceptional collection of properties for sale in Pattaya, along with the knowledge, expertise, and experience you need. Our former clients highly value our client-first approach. Once you experience our professionalism, integrity, and dedication firsthand, we are confident that you’ll be impressed.  Please don’t hesitate to contact us today to learn more. We look forward to hearing from you and helping you find property for sale in Pattaya.

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Finding the Perfect Condo for Sale in Pattaya, Thailand

Mar 01, 2025

If you’re looking for the best condo for sale in Pattaya, you should be prepared for a lengthy search, as the choice of first-class properties in this corner of Thailand is truly exceptional at the moment. There’s a great mix of modest and luxury condos for sale in Pattaya central and further afield, spread over a variety of developments. Some of these developments are still under construction, with others being a mix of newly completed and older, well-established condominiums. But finding the best condo for sale in Pattaya doesn’t have to be an arduous task if you approach it in the right way.Why Pattaya is a Prime Location for Condo BuyersBefore we share our top tips on how to find the best condo for sale in Pattaya, let’s consider for a moment why this part of Thailand is such a great place for real estate. If you know what makes a condo for sale in Pattaya or Jomtien a more attractive property investment than a condo for sale elsewhere in Thailand, you can focus your search on units with an abundance of the most highly prized qualities.Firstly, Pattaya is, of course, a coastal resort, which makes it an appealing location for all types of buyers. If you can find a suitable condo in Pattaya for sale at a competitive price, it’s well worth your serious consideration for this reason alone. Secondly, it's the site of some of the best new condominium developments in this part of the world. The average condo for sale in Pattaya is built to a higher quality and finished to a better standard than many comparable properties across the region. There are many other reasons that a luxury condo in Pattaya, for sale at the right price, could be a fantastic investment opportunity, not to mention a great holiday apartment or retirement unit. Because it's a well-established resort town, there's a mature tourism infrastructure that ensures visitors from overseas are always well-catered for. There are also excellent links to Bangkok airports, so it will be easy to come and go once you find the right condo for sale in Pattaya and make your offer.Key Factors to Consider When You Buy a Condo in PattayaIf you want to find the best condo for sale in Pattaya, we recommend that you consider the following key factors as you search for suitable properties.LocationAn experienced real estate agent such as ourselves can tell you the best areas to buy a condo in Pattaya from an investment potential, but we can't tell you which areas will be most suitable for you to live in. For that, you will need to do your homework, both online and on the ground if possible.The BuildersWhen evaluating each condo for sale in Pattaya that you visit or find online, don’t forget to make a note of the development company responsible for building and finishing them. You can research these companies afterward and identify the ones with the best reputations.Maintenance FeesWhen trying to compare Pattaya luxury condos for sale and decide which one suits your wallet best, it's tempting to focus solely on the sale price. However, don't forget to consider the annual maintenance fees too. These will have to be paid every year that you own the property, and if a little on the high side, they could become onerous over time.Apart from the above factors, you should also consider the legal ramifications of making an offer on a condo for sale on Pattaya Beach Road or elsewhere in the city. Certain documentation requirements must be fulfilled: a task that’s easier to complete with a reliable real estate agent to help you.How to Find the Right Condo for Your NeedsIn our experience, the best way to find the right condo for sale in Pattaya - a property that meets all your needs at the right price is to spend some time on the ground here, talking to local property agents, visiting new and existing developments, checking out local amenities and talking to other expats who live here.Ready to find your dream condo in Pattaya? Explore the latest listings and get expert advice today!” As leading Pattaya property agents, we can show you the best luxury property for sale in Thailand at the best prices. All you need to do is get in touch to tell us what type of condo for sale in Pattaya you’re looking for.

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How to Avoid Common Pitfalls When Buying Property in Pattaya

Feb 12, 2025

If you’re in Thailand looking to buy property, Pattaya is sure to be on your radar. It’s a very well-established coastal resort in the Gulf of Thailand, which means it has pretty much everything you could want in a second home and more besides. There's sun, sea, and sand aplenty and, crucially, a good supply of high-quality housing. But before you buy property in Pattaya, there are a few common pitfalls you need to be aware of.Understanding Legal Requirements and Ownership Laws in ThailandIt is, of course, possible for foreigners to buy property in Pattaya legally and live in it afterwards. However, there are rules and regulations governing foreign property ownership that you need to be familiar with before venturing into the local real estate market. Not all properties in Thailand can be directly owned by a citizen of another country, so it's important to do your research before transferring money into the country and making a serious offer on any property for sale in Pattaya, Thailand.Condos - As long as the foreign ownership quota (49% in each development) hasn't been exceeded, you can buy a condo in any development in Pattaya. Certain documentation requirements must be met, but with the right real estate agents helping you, once you're in the country, it's a relatively straightforward process to buy property. Pattaya is home to numerous property agents, but not many can boast our unique combination of local knowledge, real estate expertise, and passion for customer service. With us on your side, you can look forward to an enjoyable buying experience from start to finish.Land and Houses - At the time of writing, it’s not possible for foreign individuals to directly own land in Thailand. However, there are some legal workarounds that can be employed if you wish to buy a home with land in Pattaya or elsewhere in the country. For clients interested in Pattaya property for sale with land, there are several ownership options that can be explored. These include Thai company ownership, leasehold agreements, and marriage to a Thai national. For more information, please call or message us.If you research Thai real estate laws before you buy property, Pattaya is one of the best places in the world to acquire a retirement home or second residence. On the other hand, if you fail to do your homework, you could make a very expensive mistake. Team up with a reputable real estate agent to ensure that you’re not caught unawares.Choosing the Right Location and Property Type for Your InvestmentIf you can successfully negotiate the legal system when you buy property in Pattaya, you’re halfway to achieving your goal. However, there are other pitfalls waiting to catch you out if you take your eye off the ball, such as poor locations and the wrong property types. Before you start visiting Pattaya property agents and asking to see the best homes in the area, you must know what you’re looking for and where you would like to focus your search.Location - We always recommend visiting properties before making an offer. Even when buying off-plan, it’s crucial to visit the site before you buy property. Pattaya boasts many beautiful residential developments in fantastic locations, but there are a few lemons too. Visiting each site and familiarizing yourself with the area as a whole will help you avoid locations that are clearly not up to scratch.Property Type - The type of property you buy has legal implications, as discussed earlier. However, there are lifestyle implications that you also need to consider before embarking on a serious search for property to buy in Pattaya, Thailand. A condo by the beach may be the perfect investment for a solo traveler or couple, but for a large family, a luxury property with a garden could be a much better proposition. Take some time to think about what you really need.Avoiding Overpriced Deals and Ensuring Proper Due DiligenceHaving found the perfect property in the perfect location, you need to ensure you’re getting a good deal before making an offer. It’s always crucial to research the local real estate market thoroughly before you buy property. Pattaya boasts many condos and houses at good prices, but there are always overpriced properties on the market as well. By researching Pattaya property prices first, you can avoid making a bad investment.The easiest way to avoid common pitfalls when buying property here is to contact the best real estate property agents in Pattaya. Whatever you’re looking for, we’d be delighted to help.

Part 1: Do you live in Pattaya?

If you ask any of the residents here if they live in Pattaya you will probably get answers like “I live in East Pattaya” or “I live in Naklua” or Jomtien.

Jomtien

Jomtien Beach

Dining

Nightlife

Health and Wellness

Jomtien, More than Meets the Eye

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Why You Should Consider Renting Vs Buying In Pattaya

Finding the Perfect Condo for Sale in Pattaya, Thailand

How to Avoid Common Pitfalls When Buying Property in Pattaya