Nestled on the east coast of Thailand, Pattaya is an attractive place for holidays and relocation. It is warm and sunny all year round, and the temperature rarely drops below a comfortable level. In addition, the city is famous for its sand beaches and clear seawaters. Here you can practice water sports or just relax on the sand beaches. Jomtien and Pratumnak are popular areas of Pattaya, where you can find high-quality and relatively inexpensive property in Thailand compared to other Asian countries, which many home hunters use a second home or buy-to-live option. Each area has its own characteristics and advantages. Let's have a closer look at these two destinations.
Content:
- Jomtien: location, infrastructure, property prices
- Pratumnak: location, infrastructure, property prices
- Jomtien and Pratumnak compared
- What the descriptions leave out: the downsides of both
- We will help you buy property in Thailand
- Frequently asked questions
Jomtien: location, infrastructure, property prices
Located in the southern part of Pattaya, not far from the city center, Jomtien stretches along the coast and runs into Na Jomtien and Bang Saray to the southeast, while to the north it borders Pratumnak Hill and South Pattaya. Jomtien is known for its beaches, entertainment options and fish markets. There are many restaurants, bars and other infrastructure facilities for both tourists and residents. Jomtien has beautiful beaches that are less crowded than in other areas of Pattaya. The most famous beach is the 6-kilometer Jomtien Beach.
Sights and interesting places to visit in Jomtien
There is plenty to see both in Jomtien itself and within half an hour’s drive of it:
- Waterpark Cartoon Network Amazone in Bang Saray, roughly 15 km to the south. The large amusement park features waterslides, pools and Cartoon Network themed rides. It is an ideal option for family holidays.
- Crocodile farm The Million Years Stone Park and Pattaya Crocodile Farm in the northern part of Pattaya, where you can see a large number of reptiles of different species and enjoy spectacular shows.
- Seawater aquarium. There are many places in Jomtien where you can observe marine life. One of them is the Underwater World Pattaya aquarium, where you can see a variety of fish species, coral reefs and other representatives of ocean flora and fauna.
Advantages of Jomtien for living and tourism
Advantages of Jomtien as a relocation and holiday destination:
- Excellent infrastructure. Jomtien houses water parks and theme parks, zoos, cabaret shows, nightclubs, spas, golf courses, massage parlors and much more. Whether you are adventurous, culture or nightlife lover, Jomtien has the right entertainment for any taste.
- Developed transport network. Jomtien has good transport accessibility and convenient connection with the center of Pattaya. Public transport runs here, including taxis, buses and motorcycle taxis (tuk-tuks). Car and motorbike rentals are also available.
- Quality medical service. Jomtien has a variety of healthcare facilities: dental clinics, hospitals, pharmacies. Almost all are well equipped and offer high quality service for residents and tourists.
Types and cost of property in Jomtien
There are various types of real estate in Jomtien, including:
- Apartments, which can start at 1.5 million baht (about $45,000) for a small studio unit or a one-bedroom apartment. More luxurious and spacious apartments in Thailand with two and three bedrooms can cost from 3–4 million baht (about $90,000–120,000) and more.
- Villas and townhouses. Prices for villas and townhouses depend on their living space, location and design. A small townhouse can cost between 2–3 million baht ($60,000–90,000). More spacious villas with a pool can be bought at the price from 5–6 million baht (approximately $150,000–180,000) and more.
- Commercial real estate. Prices for premises for restaurants, shops or offices depend on their size, location and other parameters and start from $60,000.
For reference: a square metre in Pattaya averages THB 67,000–75,000, rising to THB 100,000–150,000 by the sea and in premium projects. Jomtien sits closer to the lower end of that band, which is why buyers with modest budgets usually start here.
What makes Jomtien special is that it is able to meet the needs of different categories of people. Therefore, foreigners often prefer this particular area for relocation or buying a second home. Despite the abundance of entertainment venues, you can live here in a fairly calm secluded area. Many retirees choose it as a place to live because of the relaxed resort-like atmosphere. This area is also a great option for families with children as it offers plenty of parks, places for recreation and schools with an international curriculum. In addition, there are many opportunities for an active lifestyle, such as sports activities, including golf.
Pratumnak: location, infrastructure, property prices
Known as "Golden Hill" or "Buddha Hill," Pratumnak is an area located between South Pattaya and Jomtien, on a small hill, which offers beautiful views of the coast and nearby areas. The area is known for its quality residential real estate, including new off-plan developments in Thailand and finished projects. Many expats and tourists prefer this place because of the stunningly beautiful nature.
Attractions and interesting places to visit in Pratumnak
There is something to see both on the hill itself and nearby:
- Big Buddha Temple. A huge 18-meter-high Buddha statue is located on a hill in Pratumnak, which offers stunning views of Pattaya and the bay. This is a sacred place, where people come to pray and enjoy the silence — and the only major landmark inside the area itself.
- Botanical Garden Nong Nooch Tropical Garden lies about 18 km to the south, in the Sattahip district. It houses a variety of tropical plants and hosts colourful shows with elephants and dancers.
- The wooden Sanctuary of Truth, about 105 metres high, stands in Naklua on the northern edge of Pattaya, roughly 20 minutes’ drive from Pratumnak.
Pros of Pratumnak for living and tourism
The advantages of the area include:
- Picturesque coastlines and proximity to nature. The area is located next to several popular Pattaya beaches, surrounded by hills and parks.
- Developed infrastructure and good shopping opportunities. In Pratumnak there are small shops, supermarkets and local markets where you can buy food, everyday goods and souvenirs. Near the area, there are large shopping malls – Central Festival Pattaya Beach and Terminal 21 Pattaya with a large selection of shops, restaurants and cinemas.
- Well developed public transport system, making it easy to move around the area and to other parts of Pattaya. You can use taxis, motorcycle taxis (tuk-tuks) and local scheduled transport (songthaews). You can also rent a motorcycle or car.
Types and cost of property in Pratumnak
Compared to Jomtien, housing and commercial real estate prices are higher in Pratumnak, but thanks to beautiful nature and more relaxed atmosphere, many people still choose this place to move to. Here you can buy:
- Apartments. Prices start at 2 million baht (about $60,000) for a studio unit or one-bedroom apartment. More spacious apartments with two or three bedrooms can cost from 3–4 million baht (about $90,000–120,000) and more, depending on amenities, window views and other parameters.
- Townhouses and villas. The starting price for a small townhouse is 3 million baht (approximately $90,000). Luxurious and spacious villas in Thailand with a pool cost from 7–8 million baht (about $210,000–240,000).
- Commercial real estate. The cost of commercial units starts from 2 million baht (about $60,000).
Pratumnak is popular with foreigners. Many people choose this area for relocation, buying a holiday home or investing in property. It is an ideal place for those who are looking for privacy, a warm climate, beautiful nature and facilities necessary for a comfortable life - medical centers and shops.
Jomtien and Pratumnak compared
The two areas are half an hour apart yet live at a different pace. Here is what matters when choosing.
| Criterion | Jomtien | Pratumnak |
|---|---|---|
| Entry price | Studios from THB 1.5 million | Studios from THB 2 million |
| Terrain | Flat, everything within walking distance | A hill: most people drive to the beach and the shops |
| Atmosphere | A lively beach road, markets, cafés and a flow of tourists | Quieter and greener, lower density, many villas and premium projects |
| Letting | Steadier demand at lower rents | Higher rents, but a tenant takes longer to find |
| Who it suits | Families with children, people living without a car, budgets up to THB 3 million | Those after quiet and a sea view who are ready to pay for it |
"Clients choose between these two areas by the pictures, but transport usually decides it. With no car and no plans for one, Jomtien is easier: flat and everything close by. With a car, Pratumnak wins on quiet and views, and the price difference pays for itself in quality of life."
— a property consultant in Pattaya
What the descriptions leave out: the downsides of both
Area guides usually list only the good parts. Here is what to check in person before you buy.
- Jomtien: the beach road is noisy well into the night, and in high season parking near the sea becomes a quest. The closer to the water, the louder and the dearer.
- Jomtien: some older condominiums date from the 1990s. Maintenance fees there are low and the state of the common areas matches. Inspect the lifts, the roof and the pool, not just the unit.
- Pratumnak: a hill means a gradient. Without a bike or a car the walk to the shop in the heat wears you down, and taxis cost more than the map suggests.
- Pratumnak: the choice of shops and cafés is thinner, and bigger errands mean a trip to the malls of South Pattaya.
- Both areas: if you are buying to let, check the building regulations. Daily rentals without a hotel licence are prohibited, and in Pattaya this is one of the most common sources of disputes with management.
We will help you buy property in Thailand
Pattaya is a sought-after tourist destination, so buying property here can be a smart investment solution. You can rent out your property, resell it for a higher price or simply enjoy your life in one of the most developed areas in Thailand.
Our website is a real estate platform, which offers a huge number of various types of property deals, including apartments, villas, land plots and commercial premises. You can easily explore the many property listings and choose the one that suits your goals and budget. Our search filters help you tailor your search according to your requirements.
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Frequently asked questions
Where is a condo cheaper — Jomtien or Pratumnak?
In Jomtien: studios start at about THB 1.5 million against 2 million in Pratumnak. Per square metre, Jomtien sits nearer the lower end of the city’s THB 67,000–75,000 band.
Which area is better for letting?
Demand is steadier in Jomtien but rents are lower. Pratumnak commands higher rents, though finding a tenant takes longer, especially out of season.
Can you live in Pratumnak without a car?
You can, but it is inconvenient: the area sits on a hill and walking to the shop or the beach in the heat is wearing. Most residents use a bike or taxis.
Are these areas suitable for families with children?
Families usually choose Jomtien: flat terrain, parks, international schools and everything within walking distance.
Can I let a unit out on a daily basis?
Only with a hotel licence. Without one, daily letting breaks the Hotel Act, and in Pattaya it is a frequent source of disputes with building management.