Real questions, answered
The questions people actually ask me.
Over 20 years I've had thousands of emails and enquiries about Pattaya through my agencies, my car rental company and this site. These are the ones that come up most, reworded so nobody can be identified, with the answer I'd give a friend.
43 questions, every answer by me.Don't see yours? Ask it and I'll reply personally.
Buying & selling · Asked by a buyer planning a first visit“Can I actually buy a condo in Pattaya as a foreigner, in my own name?”Yes. Foreigners can own a condo unit outright, in their own name, as long as it's in the building's foreign quota.My full answer Buying & selling · Asked by a buyer looking at a new development“The agent says the foreign quota in a building is almost full. How does the 49% actually work?”The 49% is counted by floor area, not by the number of units, so what's left depends on the size of the units still available.My full answer Buying & selling · Asked by a couple who want a garden“Can I buy a house with a bit of land as a foreigner?”Not the land. Foreigners can't own land in Thailand, and my honest advice to anyone who wants a house is to rent one.My full answer Buying & selling · Asked by a buyer looking at villas“Is a 30-year lease on a house safe? The seller says it renews for another 30.”The 30 years are well protected. The renewal promise is the part I wouldn't count on.My full answer Buying & selling · Asked by a married couple“My wife is Thai. Should we just buy the house in her name?”You can, but think hard about what happens if the marriage ends, and get independent legal advice first.My full answer Buying & selling · Asked by a first-time buyer“What fees will I pay on top of the price when I buy a condo?”The seller pays the agency's commission. The transfer fees at the land office are usually split 50-50.My full answer Buying & selling · Asked by an investor“Off-plan or resale: which would you buy?”Both have their place. Off-plan spreads the payments and gives you something brand new; resale means you see exactly what you're getting.My full answer Buying & selling · Asked by a buyer watching the market“Is now a good time to buy in Pattaya, or should I wait?”It's a buyer's market. There are fire sales all the time if you're registered with the agencies and ready to move fast.My full answer Buying & selling · Asked by an investor“What rental return can I realistically expect from a condo?”Realistically 5 to 6% a year over ten years, once you take out maintenance, wear and tear and empty months.My full answer Buying & selling · Asked by an owner who lives abroad half the year“Can I put my condo on Airbnb when I'm not using it?”Not by the day or week. Lets need to be at least a month, and most buildings won't allow anything shorter.My full answer Buying & selling · Asked by an overseas owner“I live overseas. Can I rent out my condo without being there?”Yes, but not entirely from abroad. You need someone on the ground, and about 90% of overseas owners use an agency.My full answer Buying & selling · Asked by an owner thinking of selling“How do I work out what my condo is really worth before I sell?”Ignore the asking prices around you, and ask two or three agencies for a valuation. Overpricing is the biggest mistake sellers make.My full answer Buying & selling · Asked by a buyer on a budget“I've found a cheap condo in an older building. Is it worth doing it up?”Be careful. Plenty of people renovate beautifully and then can't sell at the price they want, because the building is still old.My full answer Buying & selling · Asked by a reader“What's the biggest mistake foreigners make when buying here?”Using freelance agents. There's no licensing for estate agents in Thailand, so accountability starts and ends with one person.My full answer Renting · Asked by a couple trying Pattaya before they commit“Can I rent a condo for three to six months instead of a full year?”Six months is possible with some owners, usually at a slightly higher rent. Twelve months is the norm.My full answer Renting · Asked by someone moving next month“How much do I need up front to rent a condo, and is there an agency fee?”Usually two months' deposit plus one month's rent in advance. The renter pays no agency fee.My full answer Renting · Asked by a remote worker“What should I budget for a decent one-bed condo?”Around ฿20,000 a month. Our average across both agencies is just over ฿18,000 for a one-bed of 30 to 45 square metres.My full answer Renting · Asked by a first-time renter“Friends lost their whole deposit at the end of a lease. How do I avoid that?”It mostly happens to people who rented direct or through a freelancer. A proper agency mediates when there's a disagreement.My full answer Renting · Asked by a family of four“What does a family house with a pool cost to rent?”Roughly ฿40,000 to ฿50,000 a month with a pool, or ฿30,000 to ฿40,000 without.My full answer Pets · Asked by a couple moving with a dog“We're bringing our dog. Will we find a condo that allows pets?”It's hard. Very few condos allow pets, so most pet owners end up renting a house, usually in East Pattaya.My full answer Pets · Asked by a runner“Are the street dogs dangerous? I like to run.”Only in certain remote spots, and in my experience they only come at you if you startle them.My full answer Retiring · Asked by a retiree planning a move“How much a month do I really need to retire comfortably in Pattaya?”A single person in a one-bed condo, eating out every meal, spends roughly ฿50,000 to ฿55,000 a month. Cook some meals and it drops a lot.My full answer Retiring · Asked by a 58-year-old planning to retire“What do I need for a retirement visa?”You need to be 50 or over and show ฿800,000 in a Thai bank account, or an income of ฿65,000 a month, or a combination.My full answer Retiring · Asked by a reader“What catches retirees out most when they move here?”Culture shock, mostly assuming things work the way they do back home.My full answer Retiring · Asked by a retired couple“Which part of Pattaya would you pick for a retired couple?”Jomtien. It's quieter, you're right by the sea, and there are lots of retired couples, so it's easy to make friends.My full answer Retiring · Asked by a retiree“Do I really need health insurance, or can I just pay as I go?”Get insurance. Uninsured patients who can't pay can be turned away by private hospitals and sent to a government one.My full answer Visas · Asked by a remote worker“I work online for a UK company. Which visa should I get?”Most remote workers use the DTV, the Destination Thailand Visa: five years, up to 180 days per entry, with around ฿500,000 in savings.My full answer Visas · Asked by someone in their forties“Is the Thailand Privilege (Elite) visa worth the money?”Only if you're sure you'll never want to work here. It isn't a work visa, and it can't be converted into one.My full answer Visas · Asked by someone buying a guesthouse“Which visa do I need to work in my own business?”A Non-Immigrant B, the business visa, alongside a work permit. It's what I'm on.My full answer Visas · Asked by someone planning a recce trip“How long can I stay without a visa while I look around?”Since 15 September 2026, most Western passports get 30 days on arrival, with one 30-day extension at Jomtien immigration.My full answer Money & banking · Asked by someone moving next month“Can I open a Thai bank account as a foreigner?”Yes, but it's much harder than it used to be. You basically have to prove you live here, not that you're a tourist.My full answer Money & banking · Asked by a retiree“What's the cheapest way to move money from home to Thailand?”Wise is still a good option, but high street banks are now reasonable too. Always check the exchange rate, because that's where the cost is.My full answer Families & schools · Asked by a parent of two“Is Pattaya actually safe for kids? People back home think we're mad.”Very safe, in my experience. In over 20 years I've never felt my kids were at risk from crime. The real danger is the roads.My full answer Families & schools · Asked by a family relocating for work“What do international schools in Pattaya cost?”Roughly ฿300,000 a year at the lower end to over ฿1 million at the top, depending on the school and year group.My full answer Families & schools · Asked by a family of four“Where in Pattaya do families with kids actually live?”East Pattaya: it's close to most of the international schools, it's mainly houses, and it's where the kids' activities are.My full answer Business · Asked by someone looking at a café“Do I need a Thai partner to own a business here?”For most businesses, yes. A Thai partner usually holds 51%, and it has to be a genuine partner, not a nominee.My full answer Business · Asked by a regular visitor“I'm thinking of buying a bar in Pattaya. Talk me out of it?”Bars are the businesses I see fail most, often because the owner is their own best customer.My full answer Business · Asked by someone looking at a restaurant“What should I check before buying an existing business?”The finances and why the seller really wants out, then two hidden things: whether the staff will stay, and whether every licence is in place.My full answer Cars & getting around · Asked by a holidaymaker“How much deposit do car rental companies in Pattaya take?”The standard is ฿5,000 for a small car, and many companies charge ฿8,000 for a bigger one.My full answer Cars & getting around · Asked by a driver renting for a month“How do I know a rental car's insurance is actually valid?”Check that it's insured for hire and rental use, not private use. You're entitled to see the policy.My full answer Cars & getting around · Asked by a first-time visitor“Should I rent a scooter or a car?”A car, if your budget allows it. Only rent a scooter if you're an experienced, confident rider.My full answer Cars & getting around · Asked by someone who has just moved“When do I need a Thai driving licence, and how do I get one?”If you live here and you're here to stay, get one. With your home licence it's mostly paperwork and a few quick tests.My full answer Cars & getting around · Asked by a family flying into Suvarnabhumi“Should I pick up a hire car at the airport or get a taxi to Pattaya?”Take a taxi, around ฿1,500, and sort out a car once you've arrived. And I run a car rental company.My full answer
Answers come from my own experience and articles, and are up to date as of November 2026. Rules on visas, property and banking in Thailand change often, so check the current position before you act on anything here.
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