What a 12-month lease really costs in each building, what landlords expect, and what to check before you pay a deposit.
Updated September 2026
Wongamat is the long-stay beach of Pattaya: quiet, walkable, and full of buildings designed for people who live in them rather than weekend renters. Of the 190-plus rental units we list today, more than 150 are offered on 12-month terms, a handful on 6 months, and almost everything comes fully furnished with a pool and gym in the building.
The rents below come straight from our current listings, so they move as the market does. Ask us for the live list — or filter it yourself on the properties page — and we'll take you to see the units the same week.
Asking prices from our live listings. Beachfront, high floor and a fresh renovation push a unit to the top of each band.
Serenity Wongamat (1-bed ฿12,000–15,000), Wongamat Privacy (2-bed from ฿17,500), Wongamat Tower studios and 1-beds (from ฿16,000), The Palm and Riviera studios (from ฿14,000–17,000). Comfortable, walk-to-beach, older or compact.
Riviera Wongamat 1–2 bed (฿17,000–65,000), Zire Wongamat (฿21,000–75,000), The Palm 1–2 bed, Baan Plai Haad (฿25,000–55,000 — our most-viewed building), Ananya Beachfront (from ฿24,000), Wongamat Residence 2-bed (฿30,000–35,000). This is where most long-stay tenants land.
Northpoint (฿40,000–200,000; large 2–5 bed beachfront), Arom Wongamat (฿40,000–150,000; new, beachfront), The Cove (฿150,000 for a beachfront 2-bed), The Palm penthouses to ฿110,000. Direct beach access, big terraces, sea from every room.
Studio ฿9,000–44,000 · 1-bed ฿12,000–60,000 · 2-bed ฿17,500–150,000 · 3-bed+ ฿55,000–200,000. Six-month leases run roughly 10–20% above the 12-month rate; monthly stays higher still.
What a normal lease looks like — anything far outside this deserves a question.
Two months' rent as security deposit plus the first month in advance on a 12-month lease; one month's deposit is common on 6-month terms. The deposit is returned within about 7–14 days of check-out, less any damage.
Furniture, air-conditioning, kitchen appliances, building common fees, pool and gym. Electricity is paid by the tenant at the government rate (about ฿4–5 per unit) in most buildings; water is small. Internet ฿500–700 a month.
12 months is the norm; 6 months exists in some buildings at a premium. Breaking a lease early usually forfeits the deposit — negotiate a 'diplomatic clause' upfront if your job could move you.
A Thai/English lease, inventory with photos, meter readings, and the TM30 residence report filed by the landlord or building. Keep all of it — immigration asks for the lease when you extend your visa.
Most Wongamat condos don't allow pets; parking is one space per unit in the newer towers; subletting on Airbnb is banned in every building here — don't plan on it.
The five things we do on every lease so you don't have to.
We check the title deed and the ID of the person receiving your deposit — the listing photos are not proof of ownership.
Photos age fast; we walk you through the unit, test the aircon and hot water, and record the inventory before you commit.
Deposit and rent go to the owner's Thai account by transfer with a receipt — never cash to an intermediary. We can hold the deposit in escrow if both sides prefer.
Filed within 24 hours so your 90-day reports and extensions go smoothly.
One contact in Thai and English for repairs, the juristic office and renewals. You'll never negotiate with a building manager alone.
Sometimes, at a monthly-stay rate that's 20–40% above the annual figure, usually in the older buildings. If you're testing the area before a longer commitment, tell us — we know which owners are flexible.
No. A passport is enough to sign; the lease then helps you get the visa (DTV and retirement files ask for proof of address). Read our long-stay visa guide for the details.
Usually 5–10% on a 12-month lease, more on units that have been empty for a while or in low season (May–October). Paying 6 or 12 months upfront also gets a better rate.
Nothing — the landlord pays our commission (one month on a 12-month lease). You get the same rent as walking in yourself, plus everything above.
Northpoint, The Palm and Baan Plai Haad for space and quiet; Riviera and Zire for fibre internet and co-working style lounges; Wongamat Residence and Serenity for the lowest budgets near the beach.
Prices are asking rents from our live listings and change without notice; terms vary by owner and building. Not legal advice — every lease we place is drafted in Thai and English and reviewed before signing.
Tell us your budget, bedrooms and move-in month. We'll send the units that match — with the building's real rent history, not a brochure.
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