Thailand real estate: condos, villas and houses for sale in Pattaya, with an English-speaking agency

Thailand remains one of the most attractive real estate investment destinations in Southeast Asia. A mature market, favorable taxation, a moderate cost of living and a renowned tourism infrastructure make the Kingdom a prime target for those looking to diversify their assets, prepare for retirement or generate rental income in a strong currency.

On the East Coast, Pattaya has established itself as the capital of foreign real estate: nearly all of our 1,160 current listings are located here, with condos starting at 1.8M THB (approx. €47,000) and premium villas up to 14M THB. The 49% foreign quota on condominiums remains the key rule to master: we systematically check the quota letter with the juristic person before any reservation commitment, and we accompany every buyer to the Land Department on signing day.

For villas and land, since freehold is not permitted for foreigners, the 30-year leasehold (renewable twice for a contractual total of 90 years) remains the safest option. Setting up a Thai company is technically possible but subject to genuine-activity requirements that make it risky for most profiles: we consistently advise against it for purely residential use.

Gross rental yields in Pattaya, Jomtien and Bangsaray range between 6 and 8% for a well-located condo under long-term management, and can reach 8 to 12% with seasonal rentals (Airbnb, Agoda). In Ban Chang, boosted by the future EEC and U-Tapao airport, yields are stable around 6% with strong expat demand. In Koh Samui, luxury leasehold villas offer a mix of second home + rental profitability highly valued by international families.

On acquisition taxation, expect 6 to 7% in combined fees split between transfer (2%), stamp duty (0.5%), withholding tax (1%) and VAT on new builds where applicable. The annual property tax remains negligible. Funds must be transferred via an international transfer in foreign currency (FET — Foreign Exchange Transaction form) to enable freehold registration at the Land Department: this is a critical point that we coordinate with your bank from the reservation phase.