The Pattaya Property Market Right Now: An Agency Owner's View

I own two real estate agencies in Pattaya, Alan Bolton Property Consultants and East Coast Real Estate, so I watch this market every day. Here's how I see it in late 2026.

Is it a buyer's or a seller's market?

Definitely a buyer's market. But there are really two markets going on.

The high end seems very buoyant. It's quite remarkable to me that there are foreign-owned condos here selling for ฿250,000 to ฿300,000 per square metre, right next door to condos at ฿60,000 to ฿70,000. Some of that is new buildings and facilities versus old ones. More importantly, people are still willing to spend that kind of money, even in a soft market. The only conclusion I can come to is that buyers are discovering that Bangkok and Pattaya compare well with places like Hong Kong, Singapore and Seoul.

At the other end, there are thousands of ฿2 million and ฿3 million condos. There it's a struggle, because it's hard to stand out when you're one of thousands. That part of the market is down a little.

Who's buying?

The official figures for the first half of 2026 show Chinese buyers are still the largest group of foreign condo buyers in Thailand, followed by Russians and buyers from Myanmar, with Americans, Taiwanese and Europeans further down. At the lower end, a lot of buyers now come from less traditional markets in the region. At the top end, it's Westerners, Russians and some Israelis.

Is now a good time to buy?

It's always a good time to buy here if you know where to look, because there are fire sales all the time, whatever is happening in the wider or local economy.

To find the really good deals:

• Register with all the agencies. Give them your name, phone number and email, and explain that you're not in a rush but you are looking, so they call you when something comes across their desk.
• Stay in touch, so they know you're still looking.
• Be ready to move fast. You can buy very quickly here. You can view a property and put a deposit down within a few hours.

Right now there's a lot of that going on. Some owners are nervous about laws now being enforced, particularly the crackdown on nominee ownership, and others have the jitters about the global economy. If you position yourself correctly, it's definitely a buyer's market.

Where is the market heading?

I think the next couple of years will be uncertain, and a lot of people are holding off on buying if they can. There seems to be a shift towards renting rather than buying, which suggests the same thing. I think that will last at least a few more years, because I don't think the global economic picture has fully unfolded yet, and it will add to the uncertainty already in the Thai economy and property market.

Long term, though, I think Pattaya has an awful lot of growth in it. (More in where Pattaya is heading.) There's still a lot of development going on, plenty of empty plots still to be developed, and derelict or underused buildings now being knocked down and redeveloped.

If you're buying, read my guide to buying a condo in Pattaya. If you're selling, read selling a condo in Pattaya. To register what you're looking for, contact Alan Bolton Property Consultants or East Coast Real Estate.