# Property in East Pattaya, Pattaya Source: https://www.thailandpropertyinvestor.com/areas/pattaya/east-pattaya Updated: 2026-11-14 Publisher: Thailand Property Investor (Omnia Capital Group) East Pattaya is the inland side of Sukhumvit Road: Huay Yai, Lake Mabprachan, the Siam Country Club courses and the international schools. It is a market of gated estates and pool villas, bought by foreigners on registered leases. It suits families and golfers who want space and a garden. Suvarnabhumi is about 70 minutes away, and the beach and almost everything else need a car. ## Key facts - Airport: about 70 minutes to Suvarnabhumi (BKK) - Coast: Inland - Coordinates (longitude, latitude): 100.97, 12.91 - Best for: Families at the international schools; Golfers near Siam Country Club; Pool villas with gardens; Long-stay owners who drive East Pattaya is where [Pattaya](https://www.thailandpropertyinvestor.com/areas/pattaya) keeps its houses. Inland of Sukhumvit Road, around Huay Yai, Lake Mabprachan and the Siam Country Club courses, the market is gated estates and pool villas rather than towers, and the villas are good value for money. It suits families with children at the international schools, golfers, and long-stay owners who want a garden and are happy to drive. Foreigners buy on a lease, not freehold. ## What it is like to live there Life is suburban and built around the car. Estates of detached houses line the roads running east from Sukhumvit towards Siam Country Club and Lake Mabprachan, where a path for walking and cycling follows the shore. Central Pattaya is about 20 minutes away by road. Golf is the main draw. Siam Country Club has three courses here, the Old Course, Plantation and Rolling Hills, and Phoenix Gold is to the south. Bangkok Hospital Pattaya sits on Sukhumvit Road at the north-western edge of the district. See [healthcare](https://www.thailandpropertyinvestor.com/living/healthcare). Schools are the other. Regents International School Pattaya charges fees of THB 440,800 to 854,050 a year for 2026/2027, and Rugby School Thailand, further inland, THB 572,000 to 999,000. Regents teaches the IB and the British curriculum; Rugby is British. Compare them in [international schools](https://www.thailandpropertyinvestor.com/living/international-schools). ## The property on offer and what it costs Detached houses and pool villas, mostly in gated estates with shared roads and security. The land is the issue for a foreign buyer. Foreigners cannot own land in their own name, so the usual structure is a registered lease of up to 30 years on the land, with the house owned separately, sometimes under [superficies](https://www.thailandpropertyinvestor.com/glossary/superficies). Renewal options are contractual promises, not registered rights. Read [buying a villa in Thailand](https://www.thailandpropertyinvestor.com/guides/buying-a-villa-in-thailand) and [freehold vs leasehold](https://www.thailandpropertyinvestor.com/guides/freehold-vs-leasehold). Avoid any offer that relies on Thai nominee shareholders. It is illegal under the Land Code and the Foreign Business Act, and enforcement has tightened: [Thai company ownership risks](https://www.thailandpropertyinvestor.com/guides/thai-company-ownership-risks) explains why. Registering a lease costs 1% of the total rent over the term, plus 0.1% stamp duty. Add the price of the house and see the full cost of entry below. ## Who buys and why Families come for the schools and the space, golfers for Siam Country Club, and the area is popular with long-term expatriates and retirees. The case is use: a garden, a pool, and a short drive to school or the first tee. Ownership gives no right to stay, so check the [visa pathfinder](https://www.thailandpropertyinvestor.com/tools/visa-pathfinder) early. ## Rental demand Lets are long-term: families working on the Eastern Seaboard, and winter residents who take a house for the season. Lets of under 30 days need a hotel licence, which a private house does not have. A villa also carries pool, garden and repair costs that a condominium owner shares through a [common-area fee](https://www.thailandpropertyinvestor.com/glossary/common-area-fee), so net returns fall further below gross. Run your figures in the [rental yield calculator](https://www.thailandpropertyinvestor.com/tools/rental-yield-calculator). ## Getting there and around From the road towards Siam Country Club, Suvarnabhumi is about 70 minutes and central Pattaya about 20 minutes. U-Tapao is about 40 minutes away. You will need a car for almost everything. See [flights and getting around](https://www.thailandpropertyinvestor.com/living/flights-and-getting-around). ## What to watch for Title first. Confirm the land title and the lease registration at the [Land Office](https://www.thailandpropertyinvestor.com/glossary/land-office) before any money moves; [title deeds and due diligence](https://www.thailandpropertyinvestor.com/guides/title-deeds-and-due-diligence) lists the checks. Then the estate: ask who owns and maintains the roads, drainage and gates, what the monthly fee covers and how it has changed. Then liquidity. A leasehold house has a smaller pool of buyers than a freehold condominium, so plan to hold. If you want freehold and a beach instead, compare [Jomtien](https://www.thailandpropertyinvestor.com/areas/pattaya/jomtien) or [Na Jomtien and Bang Saray](https://www.thailandpropertyinvestor.com/areas/pattaya/na-jomtien). ## What to weigh - Foreigners cannot own the land. Villas are bought on a registered lease of up to 30 years, and renewal clauses are contractual promises, not registered rights. - Structures that rely on Thai nominee shareholders are illegal under the Land Code and the Foreign Business Act, and enforcement has tightened. - Estate roads, drainage and security are private. Check who maintains them, what the monthly fee covers and how it has changed. - Everything needs a car. Central Pattaya is about 20 minutes away by road. - A leasehold house has a smaller pool of buyers than a freehold condominium, so plan to hold. ## Questions ### Can a foreigner own a pool villa in East Pattaya? A foreigner can own the house and take a registered lease of up to 30 years on the land, but cannot own the land. Renewal options are contractual, not registered. Take independent legal advice on the structure before paying a deposit. ### Which international schools are near East Pattaya? Regents International School Pattaya charges fees of THB 440,800 to 854,050 a year for 2026/2027, and Rugby School Thailand, further inland, THB 572,000 to 999,000. Regents teaches the IB and the British curriculum; Rugby is British. ### How far is East Pattaya from the beach and the airports? From the road towards Siam Country Club, central Pattaya and the beach are about 20 minutes away and Suvarnabhumi about 70 minutes. U-Tapao is about 40 minutes from East Pattaya. ### Is East Pattaya good for golf? It is the golfing side of Pattaya. Siam Country Club has three courses here, the Old Course, Plantation and Rolling Hills, and Phoenix Gold lies to the south. ## Sources - [Regents International School Pattaya, contact and location](https://www.nordangliaeducation.com/risp-pattaya/contact-us) - [St Andrews International School Green Valley, Living on the Eastern Seaboard (travel times by area)](https://www.standrewsgreenvalley.com/?p=197) - [International Schools Database, Pattaya fees 2026/2027](https://www.international-schools-database.com/in/pattaya) - [Wikipedia, Pattaya (Huai Yai and city boundaries)](https://en.wikipedia.org/wiki/Pattaya) - [OpenStreetMap, coordinates of named places](https://www.openstreetmap.org/)