Buying property in Pattaya: an agency owner's guide
I own two estate agencies in Pattaya, Alan Bolton Property Consultants and East Coast Real Estate, so I watch this market every day. This is what I tell every buyer before they spend a baht.
By Shane Ruddle9 articles · 5 chaptersShort answers
The questions I'm asked most, answered in a sentence or two.
Can foreigners own property in Thailand?
Yes, as long as it's a condo unit in a development. Within any condo building, foreigners can own up to 49% of the total floor area.
Full answerCan a foreigner buy a house in Pattaya?
Not the way most people mean it. Foreigners can't own land in Thailand. You can get rights through a long lease, but my honest advice to anyone who wants a house is to rent.
Full answerHow do I pay for a condo from abroad?
The money has to come from outside Thailand in a foreign currency, through a bank, which issues a certificate confirming it came in. It doesn't have to be the exact amount, as long as it covers the price.
Full answerWhat fees does a buyer pay?
The seller pays the agency commission. Transfer fees at the land office are usually split 50-50 between buyer and seller. After you move in there are maintenance fees, and often a sinking fund.
Full answerIs now a good time to buy in Pattaya?
It's definitely a buyer's market. And it's always a good time to buy if you know where to look, because there are fire sales all the time.
Full answerWhat's the biggest mistake foreign buyers make?
Using freelance agents. There's no licensing for estate agents in Thailand, so with a freelancer the accountability starts and finishes with one person.
Full answerThe market right now
Who's buying, where prices are going, and whether to buy now.
Buying
What foreigners can own, step by step, and what it costs.
Buying a Condo in Pattaya as a Foreigner: What I Tell Every Buyer
Can foreigners own a condo in Thailand? Yes. Here's how the 49% rule really works, the buying steps, the fees, off-plan vs resale, and how to buy smart in Pattaya.
7 min readBuying a House in Pattaya as a Foreigner: Why I'd Rent Instead
Can a foreigner buy a house in Pattaya? The land rules, 30-year leases, company structures and Thai-spouse purchases explained, and why I'd rent a house instead.
4 min readOnce you own
Renting it out, and selling when the time comes.
Renting Out Your Condo in Pattaya: Advice for Landlords
The owner of two Pattaya real estate agencies on renting out a condo: what tenants want, furnishing, short vs long lets, finding good tenants, realistic yields, deposits and managing from abroad.
5 min readSelling a Condo in Pattaya: Advice From an Agency Owner
The owner of two Pattaya real estate agencies on selling a condo: why overpricing kills sales, how to get a realistic valuation, exclusive vs multiple agencies, paperwork, and negotiating offers.
3 min readInside the industry
What it's really like on the agency side.
Also worth reading
Choosing an area, renting first, and the long-term view.
The Best Area to Live in Pattaya Depends on Who You Are
Central Pattaya, Pratumnak, Jomtien, Wongamat or East Pattaya? Where I'd live at each stage of life, and what ฿20,000 a month rents in 2026.
5 min readRenting a Condo in Pattaya: What I Tell Every Renter
Renting a condo in Pattaya? Typical rents, contract lengths, deposits, who pays agency fees, utilities, and why the building matters more than the room.
3 min readWhere Pattaya Is Heading: My View of the Next 10 Years
A Pattaya business owner of 20 years on where the city is heading: steady growth, why he's sceptical of big infrastructure promises, Jomtien as the growth area, a shift to Asian visitors, and whether to invest.
4 min readAsk Shane
Thinking of buying in Pattaya?
Get the next article by email
One short email a week on property, business and life in Pattaya. Free, no spam.