property
The Pattaya Condo Rental Guide
How to find a good one and avoid a bad lease.
Published 15 March 2026 · Last updated 1 August 2026
Renting in Pattaya is straightforward, cheap by British standards, and full of small traps that cost a few thousand baht a month for a year. Most of them take thirty seconds to check.
What things cost
| Older building | Modern building | Beachfront / prime | |
|---|---|---|---|
| Studio | 6,000 – 9,000 | 9,000 – 14,000 | 15,000 – 25,000 |
| One bedroom | 9,000 – 14,000 | 14,000 – 22,000 | 25,000 – 45,000 |
| Two bedroom | 15,000 – 22,000 | 22,000 – 35,000 | 40,000 – 80,000 |
Rents drop noticeably for twelve-month commitments compared with monthly stays, and rise in high season. Negotiating is normal and expected.
The things to actually check
- Electricity rate: government rate or a marked-up building rate? Ask to see a recent bill.
- Water pressure on the top floors, at a busy time of day.
- Lifts: how many, how old, and what happens when one is out.
- Noise: visit after dark, and check what is on the ground floor and next door.
- Building management: are the common areas maintained? A tired lobby tells you a lot.
- Pool and gym hours, and whether they are actually open.
- Internet: which providers serve the building, and at what speed.
- Who pays for repairs, and how quickly they happen.
The contract and the deposit
- Two months' deposit plus one month up front is the common pattern.
- Get an inventory and photograph everything on the day you move in.
- Check the notice period and what happens if you need to leave early.
- Confirm who is responsible for the air conditioning service — it matters here.
- Make sure the person signing actually owns the unit, and get a copy of their identification.
- Ask the landlord to confirm they will file the required notification of a foreign tenant.
Sources and official information
We link to primary sources wherever one exists. Rules change — check the official page before acting on anything here.
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