Part 3: Do you Live In Pattaya East Pattaya (Soi Boonsampan)
In this third part of our series on the areas that make up “Greater Pattaya” we are going over to the Dark Side.
No, we are not talking about anything to do with Star Wars but rather the area to the east of Sukhumvit Road. There are a lot of small areas that make up the East Pattaya and we will only explore a few in our series.
How did East Pattaya become known as the Dark Side? According to a contributor on the Thai Visa forum (very popular with expats) “it was the owner of Noi's Bar on Soi Khao Noi who first coined the phrase. The reason being as east Pattaya is well away from the bright lights of Pattaya and was always a bit mysterious way back when as people (tourists) rarely ventured across Sukhumvit road in fear of what may be lurking on the other side.”
Inspire Pattaya offers the same explanation on their site. According to Inspire “Not so many years ago now, East Pattaya was a very quiet and forgotten area to Pattaya, it was a place nobody visited – let alone considered living – on the other side of the Sukhumvit Road. By virtue of this it was an area that when it got dark in the evening it never lit up like the busy central Pattaya area counterpart. East Pattaya became known therefore as ‘the Darkside’.”
What a difference a few years can make! East Pattaya has become very popular with expat residents and tourists alike and many parts of East Pattaya are busy well into the evening. There are many housing developments in East Pattaya as well as markets, shops, resorts and golf courses.
The area known as East Pattaya is quite large so we will look at some smaller areas that encompass East Pattaya. This week we are going to take a look at the Boonsampan area but also include some of the popular attractions on Soi Khao Noi and Soi Khao Talo. This may seem like a small area to cover but there is a lot going on here.
images source from Image Greenfield Villas 2 rental
Housing
One of the appealing things about living East Pattaya is that you can get a lot for your money. For example, we are listing a completely renovated two story home in the Greenfield Villas 2 development for 37,000 Baht a month. A similar size and quality house in the Pratumnak area would be 55,000 Baht or higher.
The same is true when purchasing a house in East Pattaya. We have over 33 properties listed on our site in the 2 to 4,000,000 Baht range in East Pattaya and no houses in that price range for Jomtien or Pratumnak and only 3 in Central Pattaya. I guess this is a good time to say if you have a house in Jomtien, Pratumnak or Central Pattaya in that price range for sale please contact us.
This is not to say that there are only inexpensive houses in East Pattaya. Siam Royal View, on Khao Talo is probably one of the nicest developments in the city.
Coastal Real Estate offers houses in the village for over 40,000,000 Baht. Some like the one in the image above offer excellent views of Pattaya.
There are several development in the Boonsampan area that offer excellent value for the money such as Pattaya Hill 2 and Mike Orchid Villa just to name a few. So if you are interested in seeing what we have available please get in touch with one of our sales staff.
Shopping Dining and Nightlife
If you are looking for inexpensive dining you will have plenty of options in the Boonsampan area. Both Soi Khao Talo and Soi Khao Noi have several large markets. During the day you will find a smaller selection of fresh produce, meats and Thai fare but after 6:00 p.m. the markets start to come alive.
All types of Thai food is available at very low prices. I find it hard to resist the grilled squid at the market on Soi Khao Talo. It is very delicious (aroy in Thai) and impossible to beat for 40 Baht.
It is great fun to take an hour or so and wander around the market and try different foods. If you are a little adventurous you can was it down with a shot or two of Ya Dong, one of Thailand’s alcoholic treasures.
There are plenty of great places serving Farang food in the area as well.
Murphy’s Irish Pub is a favorite among the local expat community and will be an excellent place to spend the upcoming St. Patrick’s Day.
Another popular spot is the Livv Bakery on Soi Khao Talo. They offer an excellent selection of baked goods as well as an all day breakfast and an extensive lunch and dinner menu and wonderful wine list.
They also make a very good pizza at Livv and offer delivery too. Their entire menu is online so the next time you feel like staying home give them a try.
The Booze Lounge, also on Soi Khao Talo is a great spot to have a drink and they have specials every day of the week. According to their website they have “The Hottest Girls, Cheap Beer, Free Pool And A Fantastic Atmosphere Everyday Of The Week!” It really is a fun place and worth the trip to “The Dark Side” if you have never been there.
Other Things To Do
There are plenty of other things to do in East Pattaya than eat and drink.
Pool Leagues
The Old Hounds Lounge on Soi Khao Noi hosts several Pattaya pool leagues and has one of the best tables in town.
Fishing
The Paifon fishing park located off of Boonsampan Soi 9 in East Pattaya is a great place to spend the day. According to Pattaya Unlimited, “If you like to catch lots of catfish in the 6 – 10 kilogram category, Paifon Fishing Park would rank as 1 of the best fishing parks in Pattaya, and a perfect introduction to angling for catfish.”
Castra Gym
If you are a fitness buff or are just trying to get in shape then the Castra Gym is the place for you. At the gym you will find everything that you need to keep fit and tone up. Whether it's a cardio workout, heavy weight session or boxing/bag work, Castra Gym has something for everybody.
The gym is located on Soi Khao Talo at the top of the hill past Siam Royal View.
The Not so Dark Side
As you can see there is a lot going on in East Pattaya. While it may not be as lively as Central Pattaya it is from being a ghost town.
Take a day to explore the east side of Sukhumvit Road and you might be surprised what you find.
If you are looking for some advice on available housing options or just a suggestion for a place to eat or have a drink please feel free to stop by our office and ask. Coastal Real Estate.
216/62 Moo 10 (Soi 13) Soi Diana |
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| 519/163-164 Moo 6 Soi Siam Country Club |
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+66 (0) 38-421-580 Office |
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| +66 086-571-4737 Mobile |
You can also email us at info@coastalrealestatepattaya.com
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Market Insights: A Guide to Buy Pattaya Beach Condo Properties
Feb 24, 2026
In 2026, the market for Pattaya beach condos continues to strengthen, attracting attention from lifestyle buyers and investors. Beachfront condos in Pattaya remain a compelling proposition, in part due to:
Growing tourism
Infrastructure projects, such as the Eastern Economic Corridor
Steady foreign demand
Whether looking for a residence or a rental asset with strong long-term prospects, understanding current trends when deciding to buy a condo for sale helps you make an informed decision.
Market Data: Prices and Rental Yields
As of early 2026, average Pattaya property prices remain competitive compared with Thailand’s other coastal cities. Prices per square meter in central and beachfront locations typically range from ฿90,000 to ฿95,000 per sqm for standard units, with higher prices for premium sea-view developments.
In practical terms, a Pattaya beach condo for sale in a well-located building might list anywhere from around ฿6 million for (smaller units) to ฿20 million+ (larger, luxury apartments with sea views), depending on:
Size
Floor level
Amenities
Gross rental yields for condos in Pattaya typically range from 5% to 7%, with variations depending on size and location, for example:
Smaller condos (high-demand areas) tend to deliver stronger yields
Luxury penthouses generate lower percentages but attract premium rents
Critical Factors for Selecting Pattaya Beach Condos
Choosing the right Pattaya beach condo for sale goes beyond price. Several key factors include:
Location and View
Certain factors influence and boost both lifestyle value and rental demand, including:
Sea views
Proximity to beaches
Dining
Transport hubs
Developer Track Record
Established developers with reliable delivery and quality build standards help:
Reduce risk
Attract better tenants
Features and Amenities
Facilities that enhance daily living and appeal to buyers include:
Swimming pools
Fitness centers
Security services
Secure parking
Layout and Functionality
The small touches matter when people buy a condo in Pattaya, including:
Well-designed floor plans
Adequate storage
Quality finishes
Investors should also consider the current market’s supply profile. While new launches have increased inventory, motivated sellers and heavily-negotiated resale prices offer tempting buying opportunities, especially for slightly older units.
Prime Locations for Pattaya Beach Condos: Beach Road vs. The Rest
Several areas in Pattaya have their own demand profiles and cater to different buyer priorities. Aligning your choice with your intended use is critical:
Beach Road/Central Pattaya:
Walkable beach access
Restaurants
Nightlife
Shopping
A favorite for short-term rentals
Wong Amat Beach:
Luxury towers
Panoramic ocean views
Appeals to buyers seeking high-end beachfront living
Jomtien Beach:
Quieter than central Pattaya
Relaxed beach vibe
Jomtien beach condos for sale attract strong interest from long-stay tenants and holiday renters alike
Na Jomtien & East Pattaya:
Slightly more affordable options
Quick access to the coast
Suited for buyers prioritizing value over ultra-prime positioning
Conclusion
For buyers considering a beachfront condo for sale in Pattaya, the 2026 market offers an enticing blend of:
Competitive pricing
Strong lifestyle appeal
With average prices below those of major Thai coastal rivals and rental yields that support investment goals, many buyers find Pattaya a natural choice for both personal use and income-focused property strategies.
If you’re in the market for a condo for sale at Pattaya Beach, you’ve come to the right place. Whether you’re interested in sea view condos for sale in Pattaya or a Jomtien beach condominium for sale, please reach out to the expert team at Coastal Real Estate, and we’ll assist every step of the way.
Pattaya Property Investment Mistakes to Avoid
Oct 13, 2025
One of the most common mistakes investors make is purchasing a property without fully understanding the area. Pattaya has diverse neighborhoods, each with different lifestyles, growth potential, and demand. For example, central Pattaya offers vibrant nightlife and immediate access to the beach, while East Pattaya provides more space, value, and family-friendly communities. Conduct thorough research on the location to ensure it aligns with your investment goals.
1. Not Researching the Location
One of the most common mistakes investors make is purchasing a property without fully understanding the area. Pattaya has diverse neighborhoods, each with different lifestyles, growth potential, and demand. For example, central Pattaya offers vibrant nightlife and immediate access to the beach, while East Pattaya provides more space, value, and family-friendly communities. Conduct thorough research on the location to ensure it aligns with your investment goals.
2. Overlooking Legal and Ownership Considerations
Thailand’s property laws can be complex, especially for foreign buyers. Condominiums for sale are generally easier for foreigners to own, but land and houses for sale may involve leaseholds or other restrictions. Skipping legal advice or failing to verify ownership titles can result in costly mistakes. Always work with reputable legal experts and licensed real estate agents to ensure your investment is secure.
3. Ignoring Market Trends
Pattaya’s property market is dynamic, and prices can fluctuate depending on tourism trends, infrastructure projects, and economic factors. Investors who ignore market trends may overpay or choose properties with low rental demand. Keep up-to-date with local developments, such as the Eastern Economic Corridor (EEC) projects or new transport links, which can significantly impact property values.
4. Focusing Solely on Price
While affordability is important, buying a property solely because it’s cheap can lead to disappointment. Low-priced properties may come with hidden costs, poor construction quality, or less desirable locations. Consider factors like potential rental income, maintenance costs, and resale value before making a decision.
5. Neglecting Rental and Management Planning
For investors planning to rent out their property, neglecting rental strategy and property management is a common mistake. Properties that are well-maintained, properly marketed, and professionally managed tend to attract higher-quality tenants and generate better returns. Consider partnering with trusted property management companies to maximize your rental income.
6. Emotional Buying
Some investors let emotions drive their purchase decisions, choosing a property because they “love it” rather than based on investment potential. While personal preference is important if you plan to live in the property, separating emotional attachment from financial analysis is crucial when buying purely for investment purposes.
Conclusion
Investing in Pattaya real estate can be highly rewarding, but avoiding common pitfalls is key to success. By researching locations, understanding legal requirements, tracking market trends, evaluating value beyond price, planning for rentals, and making objective decisions, investors can enjoy strong returns and a smooth property ownership experience. Careful planning and informed decision-making are the best tools for long-term success in Pattaya’s property market.
East Pattaya – Space, Value, and Lifestyle Beyond the City Center
Sep 18, 2025
While central Pattaya is known for its vibrant nightlife, bustling streets, and premium beachfront properties, East Pattaya offers a completely different experience. With more space, better value, and a balanced lifestyle, this area is attracting families, retirees, and investors looking for comfort without the congestion of the city center.
More Space for Living and Leisure
One of the most appealing aspects of East Pattaya is the generous space available. Properties here often come with larger plots of land, bigger gardens, and wider roads compared to central Pattaya. Whether you’re looking for a standalone villa with a pool or a traditional home in a gated community, East Pattaya provides room to breathe, relax, and enjoy a sense of privacy. Many buyers are exploring houses for sale in East Pattaya that offer both space and comfort.
Exceptional Value for Money
East Pattaya is well-known for offering great value for money. Buyers can find larger homes and land plots at prices significantly lower than equivalent properties in central Pattaya or along the prime beachfront. This affordability makes East Pattaya ideal for families, long-term residents, and investors seeking strong rental yields or future capital appreciation. For those not ready to buy, there are numerous houses for rent in East Pattaya providing convenient and comfortable living options.
A Lifestyle of Convenience and Comfort
Despite being outside the city center, East Pattaya is well-connected and offers a high standard of living. The area has easy access to international schools, shopping centers, hospitals, and leisure facilities such as golf courses and fitness clubs. Local markets, restaurants, and cafes provide everyday convenience, while nearby beaches like Bang Saray offer peaceful escapes for weekends or holidays. Investors and developers also see potential here, making land for sale in East Pattaya a sought-after option for future projects.
Emerging Communities and Investment Opportunities
East Pattaya is increasingly popular with developers and investors. New gated communities and boutique villas are being built to cater to growing demand. The area is also attractive for expatriates and long-term residents due to its quieter environment, ample space, and proximity to Bangkok and Suvarnabhumi Airport via the motorway.
A Balanced Alternative to Central Pattaya
For those who want the benefits of living near Pattaya without the hustle and bustle, East Pattaya is the perfect alternative. It combines tranquility, affordability, and convenience, making it a smart choice for homeowners and investors alike. With plenty of land, spacious homes, and a growing community, East Pattaya represents a lifestyle that balances city access with suburban comfort.
Conclusion
East Pattaya is more than just an area outside the city center—it’s a destination for those seeking space, value, and a high quality of life. From family-friendly neighborhoods to modern villas, the area offers a variety of options to suit both homeowners and investors.