Medians by area and bedroom count from live listings — not the "from ฿10,000" of adverts — plus the rules that apply everywhere: deposit, term, what is and is not included.
Updated October 2026
For a year-long stay Pattaya splits into four zones: Wongamat (north, quiet beach, the best buildings), Central (Second Road from Central Festival to Terminal 21 — noise and everything at hand), Pratumnak (the hill between Central and Jomtien, many newer mid-priced buildings) and Jomtien (a long beach, the widest choice of budget condos, 15–20 minutes from the centre).
Figures below are owners' asking rents in our listings on 18 October 2026 for a 12-month lease. Wongamat is our main book (180 condos for rent); the other zones are smaller samples, so both our numbers and typical market bands are given. A 6-month lease usually costs 10–20% more than the annual rate; month-to-month another 20–40%.
See live prices: Condos for rent in Wongamat · Rent index by building · Winter 2026/27 leases
Median = half the units cost less, half more. "From" = the cheapest unit in the sample today; sample size in brackets.
The most expensive zone and the only one where the 2-bedroom median clears ฿50,000: beachfront towers (Northpoint, Arom, Ananya, The Cove) pull the top of the range. Yet studios and one-bedrooms at Wongamat Tower, the Riviera, Serenity and Wongamat Privacy start at ฿12,000–17,000 — Jomtien money, by a quiet beach.
Our sample is small here (Centric Sea, City Garden); the typical market band is studio ฿12,000–18,000, 1-bed ฿18,000–35,000, 2-bed ฿30,000–60,000. You pay for having everything within walking distance; quietest are the buildings between Second and Third Road.
The hill between two bays: many 2015–2022 buildings (Unixx, The Cloud, Arcadia), compact units, 20–30% below Wongamat for similar quality. The catch: the beach is a long walk, so you need a bike or car.
The widest budget choice in Pattaya: typically studio ฿8,000–15,000, 1-bed ฿12,000–25,000, 2-bed ฿20,000–45,000 inland and ฿45,000–90,000 on the beach road (Riviera Jomtien, Jomtien Beach Condo, Copacabana). We hold a handful here and source more through partners on request.
Standard is two months' rent as a refundable deposit plus the first month in advance: on a ฿30,000 condo you hand over ฿90,000 at move-in. One month's deposit appears on cheap studios and with long-time landlords. The deposit comes back after inspection and the final utility bills, normally within 7–14 days.
Of our 208 condos for rent, 186 (89%) are offered on 12 months only, 4 on 6 months, and 18 are negotiable. Short leases are realistic in older buildings and in low season (May–September); from November to February a 6-month lease almost always costs more than the annual rate.
Furniture, air-conditioning, usually internet, and the building's common fee (paid by the owner). Not included: electricity (฿5–8 per kWh, ฿1,500–4,000 a month with air-con), water (฿300–600) and cleaning. Check which electricity tariff applies — some buildings bill at the management rate, which is above the government one.
Passport and visa are all a tenant needs. The lease is usually in English with a Thai copy for the TM30 (the immigration notice the owner files). The house book and residence letter for visa extensions are separate documents the owner also provides — agree this before signing.
In Thailand the owner pays the commission, not the tenant — normally one month's rent on a one-year lease. An agent asking you for money is not market practice.
One question, one answer.
Wongamat. From ฿17,000 for a studio or 1-bed at the Riviera or Wongamat Tower; from ฿45,000 for a sea-view 2-bed.
Central: Second Road between Central Festival and Terminal 21. Expect noise at night on low floors.
Pratumnak, or the buildings 10–15 minutes' walk from Wongamat beach (Wongamat Privacy, Serenity).
Jomtien. Studios from ฿8,000–9,000, a wide choice, Russian shops and schools nearby.
Yes — a 25–30 sqm studio in a 2010s building in Jomtien, on Pratumnak or near Third Road, usually without a view. On Wongamat beach the cheapest unit in our book today is ฿7,500 (a studio); the next are ฿12,000–15,000 at Serenity and Wongamat Tower.
By our Wongamat rent index, median asking rents for 1- and 2-bedrooms rose roughly 5–10% over 12 months; cheap studios barely moved, while the beachfront 2–3-bedroom segment rose more. Exact per-building figures update daily on the rent index page.
May to September: less demand, owners more willing to sign 6-month leases and give 5–10% off for a year paid upfront. The dearest months are November to February, when the winter residents arrive.
The lease and deposit are in baht. Many owners accept a transfer to a Thai account; transfers from Russia go via third countries or cash exchange. We will point out what works at move-in time, but the transfer itself is your responsibility.
We match the chanote (title deed) or house book against the owner's passport and show you the unit in person before any deposit. Money changes hands only on a signed lease carrying the owner's details — never "to hold it" from photos.
Prices are owners' asking rents in Wongamat Group listings on 18 October 2026 for a 12-month lease; samples for Central, Pratumnak and Jomtien are small and the market bands are from our transactions and may differ.
We send a shortlist from live listings — photos, floor, view — on WhatsApp, LINE or Telegram the same day. No fee for tenants.
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