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If you are interested in being informed of the Pattaya real estate market, you will want to read this. Whether you want to buy, sell or rent a condo or house in Pattaya, this is a must read. New project announcements and updates are provided, and look carefully for great resale values.
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Relocating to Pattaya? This is a must read article.
Whether you are moving to Pattaya for a new job, for retirement or just to get off the treadmill for a year, you will need a place to call home. If you’ve never spent more than week or two on holiday in Pattaya, it’s probably a good idea to rent for a year or so before seriously considering buying. The beauty of Pattaya is that there is an impressive selection of options to suit your lifestyle and your budget.

Where should I live?

We get this question all the time. Although Pattaya is known for its world class nightlife, it has grown into much more than that over the past decade. Here you will find the best shopping in the region, the best golf in Thailand, fine dining, beaches, and scores of activities for families. Pattaya also hosts numerous festivals which attracts thousands; music, fashion, food & other festivals are hosted here.

If convenience and access to public transport is of paramount importance to you, Central Pattaya is the place to be. Central Festival, The Avenue, Big C and several supermarkets are all within a walk or short baht bus ride. If you’re

single or a young couple, this is also the place to be. If you have young children living at home, you may be better served in a quieter neighborhood away from the entertainment center. Residential options range from budget, to moderate to 5-stars on the beach. 

Wongamat Beach is extremely popular with expats who work in area industrial estates, especially for singles or young couples with 1 or 2 children. You may need to hire a taxi to get into town to do

your grocery shopping and for a night out. But convenience stores, cafes, restaurants and area hotels offer all the services for your daily needs. Wongamat is home to some of the most luxurious condos in the Pattaya area, both high rise and low rise. You also have easy access to Sukhumvit Road.

Pratumnak Hill and Jomtien Beach are both close enough to Pattaya to access essential services, yet removed from the sights and sounds of the city center. Both of these neighborhoods offer a mix of houses and condos, although houses on this side of Sukhumvit are quite expensive. Both areas also have nice beaches and daily conveniences within easy access.

A private home in the suburbs of East Pattaya may work best for you

If you have a larger family or otherwise want to spread out and maybe enjoy a private pool, East Pattaya is the top choice
, especially for expat families with children in one of the area’s international schools. Although many holiday makers consider East Pattaya to be “too far”, in reality you can drive to Pattaya in 10 to 15 minutes from most homes.  Access to highways and industrial estates is easier from here. In East Pattaya you will find mostly detached homes and town homes in gated communities.
How much will I pay to rent a condo or house in Pattaya?
• 10,000 THB to 35,000 THB / month

Condos and homes in this budget price range include small studios or 1 bed room condos in the city center or along the shoreline, as well as larger condos and detached homes in locations away from the beach or the city center. Small 2 bed room homes in East Pattaya start from around 15,000 per month

 35,000 THB to 75,000 THB / month
This moderate price range will fetch a 1 or 2 bed room luxury condo along the shoreline or city center, 3-plus bed room homes (some with private pools) in the

suburbs east of Pattaya, and modest homes on the west side of Sukhumvit. Land prices along Pattaya's shoreline are expensive so you will find mostly condos at or near the beach.

• 75,000 THB to 125,000 THB / month

This price range will land you a luxurious condo or home pretty much anywhere in the Pattaya area. Condos will be 2 to 3 bed rooms and houses in this price range are in secure gated communities with private pool. Amenities & services in this price range are generally much better than properties in the lower prices.

 125,000 THB and higher / month

Corporate executives with a big family who need a 4-plus bed room home in an exclusive gated community in the burbs will find what they need. This budget will also fetch 3 bed room or larger condo in a modern building in the best beachfront or city center locations. 

Should I use a realtor?
You should definitely use a realtor to help you with your property search. Property owners here pay all realtor fees, so there is no cost to you in securing your home.

The well established companies offer a wider selection of condos and homes and are not pitching only one property or building. They know not only what is available now, but what is coming back on the market in the coming months.

And your realtor is best positioned to negotiate the best price with fair terms and conditions. They will represent you in your interactions with property owners and advocate for you to repair damages, return security deposits, etc. You will be well served to use a good realtor.

When should I start looking?
This question is actually a bit tricky. You want begin your search far enough in advance so you can see several options yet not too far in advance, as your top choice may not be available when you're ready to move here. 2 to 3 months in advance is enough time, especially if you start your research online and identify some target buildings or estates.

When you do find the ideal home, don't hesitate locking in a lease. Top homes are normally leased before the current tenant moves out, and the most popular properties have strong demand and are snapped up quickly by lucky tenants.
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The Riviera Wongamat Beach will be comprised of 979 residences in two high rise towers (40 and 43 storeys)  on a 7.2 rai plot of prime real estate on Naklua Road soi 16. Designed by Steve Leach and Associates, The Riviera is truly at the leading edge of imaginative modern design.

The location in this affluent section of town is only a 2 minute walk to Wongamat Beach. The Riviera is positioned about halfway between Northpoint and The Palm, both of which are 5-star residences.  Some of the Pattaya area's finest hotels, including the Centara Grand Mirage, are also neighbors.

The actual placement of the towers on the project site was very well planned, as I learned from a recent conversation with Winston Gale, Managing Director of Riviera Group. According to Winston, "The architects carefully studied the surrounding areas specifically to determine the best placement of both towers to ensure the best possible view channels were established. I reviewed numerous designs from our architects and sweated the details before signing off on the placement of the towers" says Mr. Gale.  

The result is that buyers can choose full on views to the West to Koh Larn, views to the south and Pattaya Bay, and views to the north and northwest to the Laem Chabang coast and the Sanctuary of Truth.  I have studied the various options carefully and can objectively assist you in choosing the placement which is best for you.

Developer: The Riviera Group
Rating:  Exclusive
Priced from:  80,000 per sq.m.
Other projects from this developer:  The Palm
Location:  Naklua Rd. Soi 16
Scale: High Rise
Land size: 8.2 rai (3.3 acres)
# of buildings: 2
# of floors: 43 and 40
# of units: 979
EIA status:  Approved
Start:  Q2 2014
Completion: Q4 2017
Building amenities: click here
Sinking fund: 500 THB / sq.m.
Maintenance:  50 THB per sqm
Unit configuration
317  studios - 27 to 31 sq.m.
584 one bed - 35 to 50 sq.m.
78 two bed - 70 to 84 sq.m.
Unit types may be combined to make larger unit sizes and designs.
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Construction progress is impressive at The Riviera Wongamat Beach
As you can see from the photos, which were taken the middle of September 2015, this project is well underway. They have reached the 8th floor and noticeable progress is being made each week. For those who don't like to buy off plan projects until progress is made on construction, this may be a good time to take a fresh look at this project.
Early investor wants to pass on their savings to you!
This is a great opportunity for you to buy into The Riviera Wongamat, just a few steps from Wongamat Beach. Arguably Pattaya's most affluent neighborhood, we expect to see significant capital appreciation between now and project completion.

Prices range from 90,449 to 129,000 per sq.m. with the following benefits:
  • Price per sq.m. is below current developer pricing
  • Payment plan: 5% deposit +  for Thai quota or 15% for Foreign quota
  • Prices include a furniture package 157,000 THB
  • Although these are resale units, new contract will be direct with the developer
Specific units available from this early investor are listed below.
We've been hard at work sourcing some exceptional properties for our clients. You will see some of the best values on the market today. I hope you like what you see here.
 
Call +6689-685-2198 to schedule a viewing
Phontep Garden Ville 3 bed, 135 sqm, 88 tw, 3.9 M
Nice pool villa at a modest price
Why I like it: The British owner of this home has taken good care of the home since he purchased it several years ago. The home has been modernized throughout, and a large swimming pool suitable for a proper swim has been installed. Location is within easy access to the Bangkok-Pattaya motorway, The Regent's School and numerous industrial estates.
The Trust South Pattaya  1 bed, 29 sqm, 2.1 M
Brand new - ready to move in
Why I like it: The Trust South Pattaya is conveniently located just off of Sukhumvit Road offering easy access to the motorway and area conveniences and attractions. Built by SET listed developer Q House, you know you are getting value for your money. This unit is sold fully furnished, so it is ready to move in or to let out if you are looking to buy a turnkey investment property.
Wongamat Residence 2 BR, 118 sqm, 8.5 M
Excellent rental history at 45,000 per month
Why I like it: This low-density condo 150 meters to Wongamat Beach is positioned on a higher floor and offers nice sea views. With only 2 bed room units in the building, many residents are owner-occupants, while others are corporate executives who work in the area. Residents of this condo are entitled to use the facilities at Long Beach Hotel located just next door to the condo.
Chock Chai 5 3 BR,185 sqm, 90 tw 3.5 Million
Affordable family house near Tara Pattana School
Why I like it: This 3 bed room home is located in this popular estate on Soi Khao Noi. This location is a growing area as a new condominium complex and a new shopping mall are being built just opposite the entrance to the estate. So look for land and house prices here to increase in coming years. The  position of the home opposite the communal pool is convenient 
Pattaya Tower 2 BR, 150 sqm, 7.9 Million
Steps to Pattaya Beach - walk to everything
Why I like it: If you like to spread out and enjoy time at home with your family or entertain guests, and you want a good value in a prime location, this property could very well be for you.  Living space is 150 sqm, and you have two bed rooms both with en-suite bath room. Your 8-seat dining set and full sized kitchen are ideal for hosting dinner parties.
Oasis Park 2 bed, 220 sqm, 105 tw, 4.3 M
Leverage this investor's buying power
Why I like it: This spacious pool villa in East Pattaya is currently undergoing a total renovation. Freshly painted, new kitchen, brand new air conditioners and all new furniture throughout. The experienced investor-builder buys properties at the lowest possible price, completes a quality renovation, and then sells at below market prices, passing the savings on to you.
Northshore 2 bed, 117 sqm, 16,950,000 M
"03" front, corner unit - best price for this type
Why I like it: Residents of Northshore love living here, and of all the units in the building, the "03" corner units with the larger sized balcony are the most cherished. Just look at the amazing, unblocked sea views of Pattaya Bay and the islands and you will see why.  The southwest view channel offers the most brilliant sunset views in Pattaya. Priced to sell so hurry!
The Base 2 BR, 51 sqm, 4.6 M Thai; 5.4 M Foreign
Front corner unit in Tower 1 facing south
Why I like it: If you're a night owl and like to party all night, this is for you. The unit is positioned on a high floor of Tower 1 facing south, so you will enjoy nice sea views. Tower 1 is also preferred because it has a rooftop pool for residents of that building. The Thai investor bought in Thai name, but the unit can be converted to foreign quota at an added cost of 800K if a buyer so desires. 
Supamitr Villas 4 BR, 400 sqm, 129 tw, 6 M
Main house + 2 bed room annex in Central Pattaya
Why I like it: If you have been looking for a spacious home in the center of Pattaya, you are probably accustomed to being told that you cannot find a 4 bed room house without paying a ridiculous amount. The 2 bed room main house and the 2 bed room annex is ideal for those with an extended family or who host guests regularly. All this for around $170,000 USD. Don't wait!
El Grande 4 BR,500 sqm,150 tw,  10.5 Million
Over 5,300 sq.ft. for less than $300,000 USD?
Why I like it: If you check around all of the websites and agencies around Pattaya, you will be hard pressed to find such a stately home with over 5,300 sq.ft of living space, private pool and 4 en-suite bed rooms for this price. If you're in the market for a luxury home conveniently located to golf courses, international schools and highways, this is a must view.
To be consistent with our "Relocating to Pattaya" theme, we have reconfigured our rental properties section to include information about some of the more popular rental buildings and estates, grouped by price range. We hope that this new format is more helpful to you in evaluating which options are best for you. If you see a condo building or housing estate you like, let us know your specifications and we'll source something for you.

We have included 3 properties in each of three different price bands to give you an idea about what you can expect to get for your money. We will add other buildings to this in future months. This expanded format is for you, so please let us know what you think.

NOTE: properties listed below are illustrative of rentals in various price bands. We have many more rentals in Pattaya, so please visit our website for more options.
Budget Rentals: 9,500 THB - 35,000 THB / month
Novana Residence, Pattaya 3rd Rd. - from 9,500 / month
Novana Residence is a modern condo located just off of Pattaya 3rd Road in South Pattaya. This condo is known as offering exceptional value for expat residents on a modest budget. All conveniences are a short baht bus or motor taxi ride away.

Transportation: You're on the baht bus route and motor bike taxis are plentiful. 10 to 20 minutes walk to conveniences, Pattaya Beach and entertainment.
Property Information
- Year completed: 2014
- Scale: low-rise condominium
- Number of buildings: 1
- Storeys: 8
- Total units: 170
Facilities & Amenities
Lap pool, fitness room, garden area, covered parking, security gate and guards, CCTV, high-speed lifts. On public transportation route.
Nova Mirage, Wongamat Beach - from 16,000 / month
Nova Mirage is a modestly priced resort-style condo just a short walk to Wongamat Beach. This affluent neighborhood boasts many 5-star hotels and condominiums, so if you want to rub elbows with the rich and famous, this could be home for you.

Transportation: Can walk to Wongamat Beach, conveniences & restaurants, need car, motorbike or taxi to get into Pattaya for shopping and entertainment.
Property Information
- Year completed: 2007
- Scale: low-rise condominium
- Number of buildings: 3
- Storeys: 8
- Total units: 489
Facilities & Amenities
Lap pool, leisure pool, fitness room, garden area, covered parking, security gate and guards, CCTV, high-speed lifts, laundry, convenience store, cafe.
The Meadows, East Pattaya - from 33,000 / month
The Meadows is a residential community of mostly 2-storey and 3-storey townhouses with a few detached pool villas scattered around. With modern design in an estate with good security and nice communal pool and garden, this is a nice option if you want to enjoy more living space.

Transportation: You will need a car or motorbike to get around here. Easy access to the Motorway and Sukhumvit Highway.
Property Information
- Year completed: 2007
- Scale: houses and towhhouses
- Storeys: 1, 2 and 3-storey homes
- Total units: 50
Facilities & Amenities
Communal lap pool, garden area, gated security and CCTV, 8 meter wide roads, trash collection, garden service, housekeeping service
Value Rentals: 35,000 THB - 75,000 THB / month
Wongamat Residence, Wongamat Beach - from 45,000 / month
Wongamat Residence is a low-density condo at Wongamat Beach with 2 bed room units starting from 108 sq.m. If you want a cheap studio this is not for you, but you will find spacious accommodation at a reasonable price. Residents are privileged to use all hotel facilities at the 4-star Long Beach Hotel located just next door to the condo.

Transportation: Can walk to Wongamat Beach, conveniences & restaurants, need car, motorbike or taxi to get into Pattaya for shopping and entertainment.
Property Information
- Year completed: 2006
- Scale: low rise condominium
- Number of buildings: 1
- Storeys: 7
- Total units: 66
Facilities & Amenities
Swimming pool, covered parking, high speed lift, key-card security with CCTV. Use of hotel facilities including beach front pool and fitness center.
Siam Ocean View, Pratamnak Hill - from 40,000 / month
Siam Ocean View is a boutique resort-style condo in a quiet Pratamnak Hill enclave off the beaten path. Units are spacious and the building has a modern vibe to it. 

Transportation: some basic conveniences are a short walk away. If you want to go into Pattaya for shopping, dining or entertainment, you will need to hire a motor taxi or private songtaew to get you there.
Property Information
- Year completed: 2009
- Scale: low rise condominium
- Number of buildings: 1
- Storeys: 7
- Total units: 79
Facilities & Amenities
Swimming pool, covered parking, high speed lift, key-card security with CCTV. 
The Ville, Chaiyapruek 2 Jomtien - from 45,000 / month
The Ville Jomtien is ideally located just off of Soi Chaiyapruek 2 with easy access to Sukhumvit Road and Pattaya Bypass Road. From this location, you can drive to the beach in 5 minutes, and you can be in the center of Pattaya within 10 minutes.

Transportation: this community is geared for families who work in the area, and a car is essential for getting around. The bypass road will provide you quick and easy access to Sukhumvit highway and the Bangkok-Pattaya motorway.
Property Information
- Year completed: 2014
- Scale: gated housing estate
- Total units: 67
Facilities & Amenities
Communal pool and garden area, state-of-the-art security, wide roads, trash collection
Luxury Rentals: 75,000 THB - 125,000 THB / month
Northshore Condo, Pattaya Beach - 2 beds from 75,000 / month
The most popular units at Northshore Condo are the "03" and "04" front 2 bed room corners. Rental prices for these choice units start from 75,000 per month. The front "09" 3 bed room units are also scarcely available. Rental prices for smaller units start from around 40,000 baht. If you really are keen to rent one of the choicest units, don't dawdle because these units get snapped up within days of being offered to the market.

Transportation: many residents here are C-level employees of area companies and are provided with a car and driver. But if driving is not your thing, don't worry because you can walk anywhere. To the beach, shopping, dining, everything. If you are tired or just lazy, public transport buzzes by regularly on both ends of your soi.
Property Information
- Year completed: 2006
- Scale: high rise condo
- Number of buildings: 1
- Storeys: 28
- Total units: 187
Facilities & Amenities
Communal pool, fitness, sauna, covered parking, high speed lifts, BBQ area, concierge, laundry and housekeeping, state-of-the-art security, and more
Northpoint Condo, Wongamat Beach - 2 bed from 65,000 / month
Rental units at Northpoint are in high demand, and tend to be taken up within days of being offered on the market, and normally before existing tenants move out. Corporate executives from many area companies live here, as this is a 5-star residence all the way. Many of the residents are families, so the building is very child friendly. Neighbors include 5-star hotels such as Centara Grand Mirage Hotel and other luxury condos.

Transportation: as with other Wongamat Beach condos daily conveniences are within walking distance. If you want to head into town, then it is best to hire a taxi.
Property Information
- Year completed: 2010
- Scale: skyscraper
- Number of buildings: 2
- Storeys: 54 (south) and 46 (north)
- Total units: 370
Facilities & Amenities
Several adult and kids pools, water slide, playground, tennis, sauna, covered parking, state-of-the-art security, high-speed lifts, private cabana area adjacent to beach.
Whispering Palms, Mabprachan - from 85,000 / month
Whispering Palms is a secure, gated community located southeast of Mabprachan Lake in East Pattaya. Residents here include mainly expat executives working for area companies. Several families here have children enrolled at international schools nearby

Transportation: this community is geared for families who work in the area, and a car is essential for getting around. Highway 36 provides easy access to Highway 7.
Property Information
- Year completed: 2007
- Scale: gated housing estate
- Total units: 30
Facilities & Amenities
Security guards, wide roads, trash collection, pool & garden service, on site management
If now is finally the time for you to make that big move to Pattaya, I hope you take the time to look at some of the popular rental properties we have highlighted for you here. It was a fair amount of work to compile and present to you here. If you appreciate the value in this compilation, I hope you call me and let us help you with your home search here in Pattaya.

When conducting your property search, remember that rentals in popular condos and estates are in high demand and are taken up quickly. If you find something that ticks most of the boxes for you, make a deposit and lock it up before someone else snaps it up. This is not a sales pitch, but the reality of the rental market here.


This month we've taken a break from the "Pattaya New Projects News" section. To be truthful, there is not many new project launches of note.

Waterfront Suites & Residences is in the news. On 10 September, according to a Tulip Group spokesperson, an application for permit renewal to resume construction was accepted by Pattaya City Hall. City engineers have up to 45 days to review the application and plans and to issue the permit. Tulip Group remain optimistic that they will be granted this permit at the conclusion of City Hall's process.


We will continue to monitor project status and provide further updates as available.

 
Michael Barricelli Managing Director
michael@bigmangoproperties.com

Mobile:            +66-89-685-2198 (English)
Office:              +66-38-377-040
Line & Skype:  bigmangomike

www.bigmangoproperties.com


Ratree (Puk) Kaennakham (Thai), Pattaya
puk@bigmangoproperties.com
Mobile: +66-86-831-4110
Line ID: Pukroiet1


Big Mango Properties
77/91 Boonsampan Rd (Khaonoi)
Nong Prue, Banglamung
Chonburi, Thailand 20150









 
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