Na Jomtien and Bang Saray are the quiet southern end of Pattaya: a run of beaches between Sukhumvit Road and the sea, from Ocean Marina down to a fishing village known for its seafood restaurants. Asking prices sit below the central beachfront, U-Tapao is about 30 minutes away, and the yacht harbour is on the doorstep. It suits owners who want calm and a boat more than nightlife, and who will drive for shops and hospitals. The market is small, so resale is slow.
What it is like to live in Na Jomtien and Bang Saray
Na Jomtien is quiet, with fewer facilities and beaches made for rest. Bang Saray is a fishing community well away from the city's shops and traffic, and people come here to escape the congestion. The beaches follow one another south: Na Jomtien, Ban Amphur, then Bang Saray, with resort hotels, low-rise condominiums and villa estates behind them.
Ocean Marina Yacht Club, open since 1995, is the reason many owners choose the area. It is a full-service yacht harbour, with its marine services in one place. Families use Columbia Pictures Aquaverse, the water park beside Sukhumvit Road. Inland, the Buddha image carved into the hillside at Khao Chi Chan and the Silverlake vineyard are the local landmarks, and Phoenix Gold golf course is close by.
For a private hospital, an international school or a large supermarket, you drive north into the city.
Property in Na Jomtien and Bang Saray and what it costs
The stock is mixed: condominiums near the beaches and around the marina, resort villas, and house estates on the inland side of Sukhumvit Road. In May 2021 Na Jomtien held 8% of Pattaya's condominium supply and Bang Saray 1%, against 44% in neighbouring Jomtien.
Larger developers have noticed the land, and new condominium projects are expected here. Treat that as a sign of where development is heading, not as a reason to pay more today.
Condominiums are freehold for foreigners within each building's foreign quota. Villas and houses are bought on a registered lease, because foreigners cannot own land: see buying a villa in Thailand and freehold vs leasehold.
The price and the title
The contract
Advanced: appraised value
The Land Department's appraised value is usually below the agreed price, and the transfer fee is charged on it. Ask the developer or your lawyer for the figure. 80% is a working assumption, not a rule.
The home and your own costs
Total cost of buying
฿216,000
An estimate: 1.4% of the agreed price, paid on top of it.
- Transfer fee2% of the registered value, shared equally with the seller
- ฿120,000
- Sinking fundOne-off, 600 THB per sqm
- ฿36,000
- Legal review and due diligenceIndependent lawyer, contract and title review
- ฿60,000
- Price plus costs
- ฿15,216,000
In short
Plan for ฿15,216,000 in all: the price, plus 1.4% in buying costs.
Rates reviewed on 12 November 2026. Seller-side taxes (specific business tax and withholding tax) are normally the seller’s cost, but developers sometimes pass costs on by contract, so read the payment terms. This is an estimate, not a quotation.
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Who buys in Na Jomtien and Bang Saray and why
Boat owners, for the marina. Long-stay Europeans and retirees who want a beach without the crowds of the city centre. Bangkok families buying a weekend flat. The case here is use first and income second.
Rental demand in Na Jomtien and Bang Saray
Tenants are mostly seasonal: winter visitors in the cool months who want quiet and a pool. The pool of tenants is smaller than in Jomtien or the city centre, so units can sit empty between seasons. Base your plan on comparable monthly lets nearby, not on a developer's projection, and read rental yields in Thailand. Lets of under 30 days need a hotel licence: see short-term rental rules.
Getting to and around Na Jomtien and Bang Saray
U-Tapao is about 30 to 35 minutes by car from Ban Amphur and about 30 minutes from Bang Saray, some 26 km from the Na Jomtien beachfront. Suvarnabhumi is about an hour and a half from either. Everything runs off Sukhumvit Road, so plan on a car. See flights and getting around.
What to watch for in Na Jomtien and Bang Saray
Distance is the daily cost: hospitals, schools and the large shops are all in the city. Liquidity is the financial one. Between them, Na Jomtien and Bang Saray held 9% of Pattaya's condominium stock in 2021, so fewer buyers look here and a resale can take time. Buy something you would be content to keep.
Check what can be built next door, too. Land is still available and new projects are expected, so a sea view from a second-row building is not secure. If you want more services and a deeper resale market, compare Jomtien. For a pool villa with a garden, see East Pattaya.
