# Jomtien vs Pratumnak: where to buy in Pattaya

Source: https://www.thailandpropertyinvestor.com/compare/jomtien-vs-pratumnak
Updated: 2026-11-14
Publisher: Thailand Property Investor (Omnia Capital Group)

Jomtien is where to buy for income, Pratumnak where to live. Jomtien has the long beach, Ocean Marina and gross yields of 6% to 7%, with small units and the most stock in Pattaya. Pratumnak is a wooded, low-rise hill with larger layouts: asking prices run from about THB 100,000 to 150,000 per sqm, against about THB 100,000 to 145,000 in Jomtien, where homes are smaller. Choose Jomtien to let, and Pratumnak for calm streets five minutes from the city.

| | Jomtien | Pratumnak |
| --- | --- | --- |
| Condominiums | THB 100,000 to THB 145,000 per sqm | THB 100,000 to THB 150,000 per sqm |
| Villas | n/a | n/a |
| Airport | 40 min, U-Tapao (UTP) | 45 min, U-Tapao (UTP) |
| Coast | Gulf of Thailand | Gulf of Thailand |
| Best for | Rental-led condominium purchases; Families and boat owners; Buyers who want the widest choice of sea-view units | Quiet residential living a short drive from the city; Long-stay winter owners; Mid-priced freehold condominiums with sea views |

## Choose Jomtien if

- rental income comes first: gross yields of 6% to 7% sit at the top of Pattaya's range
- you want a long, usable beach with a promenade from Dongtan to Na Jomtien
- you keep a boat, with Ocean Marina Jomtien at the southern end
- you want to live without a car, using the shared pickup taxis on the beach road
- you want the widest choice of sea-view units and the bargaining power that comes with it

## Choose Pratumnak if

- you will live in the unit through the winter and want shaded, low-rise streets
- you want more space for the money: a median listing of THB 6.6 million at a lower average price per sqm than Jomtien
- you sail, and want the Royal Varuna Yacht Club on the hill's western point
- you want central Pattaya a short drive away without living in it

## Beach or hill

The two districts meet at Dongtan Beach, where Pratumnak Hill comes down to the start of Jomtien. From there Jomtien runs south along a wide promenade to Na Jomtien: Thai families at weekends, long-stay Europeans and Russians in the cool season, seafood restaurants along the front. Pratumnak rises behind it, with the Big Buddha at Wat Phra Yai looking over both bays, Cosy Beach below the cliffs on the west side, and no large mall on the hill.

## Who you will sell to

Jomtien's buyers are mainly investors, and its studios and one-bedroom units compete with each other and with new towers, so a resale seller there is up against the developer next door. Pratumnak's buyers are mostly owner-occupiers: long-stay foreign residents, retirees and Bangkok families. Its larger units and lower stock suit a buyer who means to live in the flat and sell it to someone who will do the same.

## What to inspect

On Pratumnak, management varies sharply between the low-rise blocks of local developers, so read the juristic accounts and check how many units a single investor owns. In Jomtien there is still land to build on, and an open sea view from a second-row tower may not last. On either, find out what is planned next door. Pratumnak is one of Pattaya's improving pockets, and older plots near Cosy Beach are being redeveloped. [Title deeds and due diligence](https://www.thailandpropertyinvestor.com/guides/title-deeds-and-due-diligence) covers the documents, and the [rental yield calculator](https://www.thailandpropertyinvestor.com/tools/rental-yield-calculator) tests the numbers.

## Questions

### Which is cheaper, Jomtien or Pratumnak?

The ranges overlap: about THB 100,000 to 145,000 per sqm in Jomtien and THB 100,000 to 150,000 on Pratumnak. Building age and management move the price more than the district, so judge the building.

### Which has better rental yields?

Jomtien, at 6% to 7% gross. Pratumnak's rents are lower than Wongamat's and its yields sit in the middle of Pattaya's 4% to 7% range. Net returns in both are lower after common-area fees, letting fees and tax.

### Is Pratumnak quieter than Jomtien?

Most of the time. Pratumnak is mostly low-rise, with cafes and small restaurants instead of bars, though Walking Street is a few minutes away at the northern foot of the hill. Jomtien's beach road is busy and noisy at weekends, when visitors arrive from Bangkok.

### Which has more oversupply?

Jomtien. In May 2021 it held 44% of Pattaya's condominium supply and 7,474 unsold units, and new towers are still completing. Pratumnak held 17%, the second-largest share. In either, buy completed stock or from a developer with a record of finishing.

## 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)
- [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)
- [Pearl Property Pattaya, market report from live listings, data as of November 2026](https://pearlpropertythailand.com/pattaya-property-market-report)
- [International Schools Database, Pattaya fees 2026/2027](https://www.international-schools-database.com/in/pattaya)
- [Thaiger, Average house price in Thailand by region, 25 June 2026](https://thethaiger.com/guides/average-house-price-in-thailand-by-region-2026)