# Property in Pratumnak, Pattaya Source: https://www.thailandpropertyinvestor.com/areas/pattaya/pratumnak Updated: 2026-11-14 Publisher: Thailand Property Investor (Omnia Capital Group) Pratumnak Hill is the headland that separates Pattaya Bay from Jomtien. It is leafy, residential and mostly low-rise, with small beaches at Cosy Beach and Dongtan and the Royal Varuna Yacht Club on its western tip. Prices sit in the middle of the Pattaya range. The district holds a large share of the city's condominium stock, so building selection matters. ## Key facts - Condominium asking prices: THB 100,000 to THB 150,000 per sqm (as of 2026-11-12) - Airport: about 45 minutes to U-Tapao (UTP) - Coast: Gulf of Thailand - Coordinates (longitude, latitude): 100.865, 12.918 - Best for: Quiet residential living a short drive from the city; Long-stay winter owners; Mid-priced freehold condominiums with sea views Pratumnak is the quiet middle of [Pattaya](https://www.thailandpropertyinvestor.com/areas/pattaya): a wooded hill between the two bays where condominiums ask about THB 100,000 to 150,000 per sqm. It gives you sea views, calm streets and a five-minute drive to the city, at a clear discount to [Wongamat](https://www.thailandpropertyinvestor.com/areas/pattaya/wongamat). The caution is supply. A large share of Pattaya's condominiums were built here, and not all of them have aged well. ## What it is like to live there The hill rises south of Bali Hai Pier and runs down to Dongtan Beach, where Jomtien begins. A royal residence on the summit gives the district its name, and the Big Buddha at Wat Phra Yai looks out over both bays. Most buildings are low-rise, so the streets are shaded and quieter than the seafront roads below. Life is local. There are cafes, small restaurants, massage shops and minimarts along Pratumnak Road and its sois, but no large mall on the hill. For hospitals, supermarkets and cinemas you drive into central Pattaya or Jomtien, both a short drive away. The beaches are modest. Cosy Beach is a short strip below the cliffs on the west side. Dongtan, on the south side, is longer and tree-lined. The Royal Varuna Yacht Club, a members' sailing club, sits on the western point. ## The property on offer and what it costs Stock is almost all condominium: low-rise blocks, a handful of high-rise towers on the lower slopes, and older buildings near Cosy Beach. Pattaya's beachfront and well-managed buildings sell for THB 100,000 to 150,000 per sqm, and the better Pratumnak addresses sit in that band. Typical asking prices sit well below Wongamat's. Foreign freehold is available within each building's 49% quota. See [can foreigners buy property in Thailand](https://www.thailandpropertyinvestor.com/guides/can-foreigners-buy-property-in-thailand) for the rules and [sending money to Thailand](https://www.thailandpropertyinvestor.com/guides/sending-money-to-thailand) for the foreign exchange paperwork you will need at transfer. A few houses and pool villas stand on the hill. Land here cannot be owned by a foreigner, so those are leasehold purchases. Read [freehold vs leasehold](https://www.thailandpropertyinvestor.com/guides/freehold-vs-leasehold) before considering one. ## Who buys and why Buyers are mostly owner-occupiers: long-stay foreign residents, retirees and Bangkok families. Pratumnak is one of Pattaya's clearest improving pockets for 2026, as older plots near Cosy Beach are redeveloped. That is a reason to look closely at what is planned next door to any unit you like. ## Rental demand Demand is steady and mostly monthly or seasonal, from winter visitors who want quiet and from people working in the city. Rents are lower than in Wongamat and purchase prices lower still, so yields sit in the middle of the Pattaya range of roughly 4 to 7% gross. Run your own case through the [rental yield calculator](https://www.thailandpropertyinvestor.com/tools/rental-yield-calculator), and read [rental income and tax](https://www.thailandpropertyinvestor.com/guides/rental-income-and-tax) for what is withheld. ## Getting there and around Suvarnabhumi Airport is about 120 km by road, and U-Tapao about 45 minutes south. The hill itself is steep. You will want a car or a scooter, since public transport on the hill is limited. ## What to watch for In 2021 Pratumnak held 17% of Pattaya's condominium supply, second only to Jomtien. Most Pattaya developers are local firms, and build quality varies. Inspect the common areas, ask for the juristic person's accounts and check how many units are owned by a single investor. Our guide to [title deeds and due diligence](https://www.thailandpropertyinvestor.com/guides/title-deeds-and-due-diligence) explains what to request. Views are the other risk. A sea view over a vacant plot is a view on loan. Compare with [Jomtien](https://www.thailandpropertyinvestor.com/areas/pattaya/jomtien) if a walkable beach matters more to you than quiet. ## What to weigh - Pratumnak held 17% of Pattaya's condominium supply in 2021, the second-largest share, so resale competition is real. - Many buildings are low-rise blocks from local developers, and management quality varies sharply from one to the next. - The hill's beaches are small, and Walking Street is only a few minutes away at the northern foot of the hill. ## Questions ### What is Pratumnak like compared with central Pattaya? It is residential and green, with low-rise condominiums, small hotels and local restaurants instead of bars. Central Pattaya is a short drive away, so you can use the city without living in it. ### What do condominiums cost on Pratumnak Hill? Asking prices run from about THB 100,000 to 150,000 per sqm for well-kept buildings, well below Wongamat. These are asking prices, so negotiate from them. ### Is there a beach on Pratumnak Hill? Yes, but small ones. Cosy Beach lies on the western side and Dongtan Beach on the southern side, where the hill meets Jomtien. ## Sources - [Knight Frank Thailand, Pattaya Condominium Market Overview, May 2021](https://content.knightfrank.com/research/1666/documents/en/pattaya-condominium-market-2018-thailand-2021-9299.pdf) - [Pearl Property Pattaya, market report from live listings, data as of November 2026](https://pearlpropertythailand.com/pattaya-property-market-report) - [Thaiger, Average house price in Thailand by region, 25 June 2026](https://thethaiger.com/guides/average-house-price-in-thailand-by-region-2026) - [Thaiger, Is buying a condo in Pattaya still worth it in 2026, 21 August 2026](https://thethaiger.com/thai-life/property/pattaya-condo-for-sale-worth-it)