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Ultra luxury Pratumnak pool villa listing overviewFeatured listing · P10152
Villa exterior and poolIlluminated villa poolDouble-height living roomCustom car storage lifts

Pratumnak · close to the beach

Ultra Luxury
Pool Villa

THB 49,500,000

USD 1,480,861 · EUR 1,293,577 · GBP 1,104,650

Bedrooms5Bathrooms6Living area360 sqmLand size600 sqmFloors2MaintenanceTHB 0 / month

Company-name freehold title ownership. No common fee, custom car storage lifts, and a prime location close to Pratumnak Beach.

Investment information

Potential rent: THB 250,000 per month on a 1-year contract — THB 3,000,000 per year / 6.06% gross return.

Estimated net return: 5.52% — THB 2,730,000 per year, calculated after maintenance, rental agent commission and property tax.

Monthly rent and returns can be increased with 1–6 month rental terms.

View locationEnquire on WhatsApp

Property gallery · 20 images

Villa listing overviewVilla exteriorPool at duskVilla at nightPoolside viewPool and villaLiving roomOpen-plan interiorLiving and dining roomEntertainment areaNight living roomKitchen and loungeBar and living areaPrivate gymCustom home barSecondary kitchenPrincipal bedroomBedroom suiteCustom car storage liftsBathroom
Fireworks ocean view Axis Condominium listing overviewNew listing · CR6508
Private balcony Jacuzzi with city viewNature and ocean viewCondo kitchenAxis Condominium swimming pool

Axis Condominium · Pratumnak

Fireworks Ocean View
2 Bedroom Condo

THB 6,500,000

USD 193,279 · EUR 169,112 · GBP 143,855

Bedrooms2Bathrooms2Living area75 sqmFloor12Ownership typeForeign name freeholdMaintenanceTHB 35 / sqm / monthBuiltMay 2014ViewNature & fireworks ocean view

Private balcony Jacuzzi, close to the beach and city. Amenities include a swimming pool, Jacuzzi, sauna, steam room, gym, children’s play area and security. Annual maintenance: THB 31,500.

Investment information

Potential rent: THB 35,000 per month on a 1-year contract — THB 420,000 per year / 6.46% gross return.

Estimated net return: 5.43% — THB 353,200 per year, calculated after maintenance, rental agent commission and property tax.

Monthly rent and returns can be increased with 1–6 month rental terms.

View locationEnquire on WhatsApp

CR6508 property gallery · 12 images

CR6508 listing overviewPrivate balcony JacuzziNature and city viewPratumnak nature viewSwimming pool and city viewKitchen and dining areaDining and living areaLiving roomMain bedroomSecond bedroom and workspaceBathroomAxis Condominium infinity pool
New modern luxury Pratumnak pool villa listing overviewListing · ABPC0395

Pratumnak · 150 metres from the beach

New Modern Luxury 7 Bed 10 Bath Pool Villa For Sale Close To Pratumnak Beach!

THB 54,999,888

USD 1,635,441 · EUR 1,430,948 · GBP 1,217,236

Bedrooms6Bathrooms8Living area750 sqm interiorLand size600 sqm exteriorFloor3 storeysOwnership typeThai or Company Name Freehold Title OwnershipMaintenance fee0 THB / year

Reduced from 63M THB. Just 150 metres from Pratumnak Beach, this striking modern villa combines bold contemporary design with exceptional space, privacy and effortless luxury. A private elevator connects three impressive levels, while six-car parking, a private sauna and gym, billiards and cinema rooms create a resort-style home designed for entertaining — all with no maintenance fee.

Investment information

Investment Info: Can Rent for 280,000 Per Month For 1 Year Contract = 6.11 % Gross | 3,360,000 THB Per Year!

Net Return = 5.55 % Net | 3,050,000 THB Per Year!

Net Return Calculation = Gross Return - Maintenance Fee - Rental Agent's Commission Fee - Property Tax

Can Increase Monthly Rent & Return With 1-6 Month Rentals!

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ABPC0395 property gallery · 20 images

ABPC0395 listing overviewModern villa and poolVilla exteriorPool terracePool at nightVilla garden exteriorPrivate gardenLiving room with private elevatorContemporary living roomUpper floor landingPrincipal bedroom suiteDark luxury bedroomBedroom suiteLuxury bathroomBilliards roomPrivate cinema roomPrivate gymBasement floor planGround floor planUpper floor plan
Tropical coast at dusk

Pattaya News

More than a
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From yacht-club mornings to a table on the beach, Pattaya is a place to invest in the life you want to live.

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Thailand

Pattaya area guide

Where should you live or invest?

Explore Pattaya from north to south. Each area has a distinct pace, property market and lifestyle—use this guide to find the neighbourhood that fits your plans.

01 · Northern Pattaya

Naklua

An established Thai neighbourhood with local markets, seafood restaurants and a calmer residential rhythm near the coast.

  • Lifestyle: Local, relaxed and well connected
  • Best for: Long-term residents and value seekers
  • Investment: Steady rental demand with varied price points
02 · Northern coast

Wongamat

Pattaya’s premium beachfront enclave, known for quieter beaches, luxury condominiums and polished resort living.

  • Lifestyle: Upscale, peaceful and beach focused
  • Best for: Luxury buyers and second-home owners
  • Investment: Strong premium holiday and long-term rentals
03 · City north

North Pattaya

A convenient gateway to the city with Terminal 21, major hotels, restaurants and quick access to Wongamat and Naklua.

  • Lifestyle: Convenient, modern and lively
  • Best for: Urban residents who want beach access
  • Investment: Broad demand from tourists and professionals
04 · City centre

Central Pattaya

The heart of Pattaya for shopping, dining, nightlife and beach access, with nearly everything within easy reach.

  • Lifestyle: Walkable, energetic and highly convenient
  • Best for: City lovers and car-free living
  • Investment: High occupancy potential and strong liquidity
05 · City south

South Pattaya

A busy, central district connecting Walking Street, Bali Hai Pier, Pratumnak and the road toward Jomtien.

  • Lifestyle: Dynamic, central and diverse
  • Best for: Buyers prioritising access and activity
  • Investment: Tourism-led rentals in a strategic location
06 · Hillside coast

Pratumnak

A leafy hill between Pattaya and Jomtien, combining small beaches, cafés and a residential feel close to both centres.

  • Lifestyle: Quiet, green and close to everything
  • Best for: Retirees, couples and lifestyle buyers
  • Investment: Attractive value with year-round rental appeal
07 · Southern beach

Jomtien

A long beachfront community with restaurants, water sports and an easy-going atmosphere popular with residents and visitors.

  • Lifestyle: Casual, social and beach oriented
  • Best for: Families, retirees and rental investors
  • Investment: Deep rental market across many budgets
08 · Resort coast

Na Jomtien

A quieter coastal stretch with beach clubs, resorts, seafood dining and newer condominiums and pool villas.

  • Lifestyle: Relaxed, spacious and resort inspired
  • Best for: Second homes and luxury coastal living
  • Investment: Growth corridor with holiday-rental potential
09 · Inland Pattaya

East Pattaya

A large residential zone east of Sukhumvit with international schools, family homes, local restaurants and generous land plots.

  • Lifestyle: Suburban, practical and family friendly
  • Best for: Families, pet owners and villa buyers
  • Investment: Strong long-term tenant market
10 · Southern countryside

Huay Yai

A greener low-density area offering larger homes, privacy and access to motorways, golf courses and the Eastern Economic Corridor.

  • Lifestyle: Peaceful, spacious and car dependent
  • Best for: Villa owners and land-focused buyers
  • Investment: Long-term growth and development potential
11 · Southern coast

Bang Saray

A laid-back fishing-town coast with a village atmosphere, clean beachfront and access to attractions south of Pattaya.

  • Lifestyle: Calm, authentic and community focused
  • Best for: Retirees and tranquil second homes
  • Investment: Emerging market with lower entry prices

Map locations are approximate. Map data © OpenStreetMap contributors.

Investor resource

Investor Tax information

Pattaya follows national Thai tax laws. Personal Income Tax uses progressive brackets from 0% to 35% on net taxable income.

The tax year runs from January 1 to December 31, with filing due by March 31 (or early April online).

Residents spending 180+ days a year in Thailand are taxed on local and remitted foreign income.

Tax Brackets

  • 0 – 150,000 THB: Exempt (0%)
  • 150,001 – 300,000 THB: 5%
  • 300,001 – 500,000 THB: 10%
  • 500,001 – 750,000 THB: 15%
  • 750,001 – 1,000,000 THB: 20%
  • 1,000,001 – 2,000,000 THB: 25%
  • 2,000,001 – 5,000,000 THB: 30%
  • Over 5,000,000 THB: 35%

Standard Allowances & Deductions

  • Personal Allowance: THB 60,000
  • Employment Deduction: 50% of salary, capped at THB 100,000
  • Spouse Allowance: THB 60,000 (if the spouse has no income)
  • Child Allowance: THB 30,000 per child
  • Life Insurance: Deductible up to THB 100,000

Filing Information

Local filing in Pattaya: Managed via the regional Revenue Department branch covering Bang Lamung / Pattaya.

Filing forms: Use PND 90 for multiple income streams or PND 91 for salary-only earnings.

Remember to consult with a certified accountant to verify any new rates and information and to see how you can save money through write-offs and other tax benefits.

Thailand personal income tax rates chart

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A more personal approach

Meet Your Professional Property Advisor

My innate desire to help others led me to discover a unique way to merge my love for real estate with my passion for making a positive impact in people's lives.

What truly sets me apart is my ability to empathize with clients. I understand that coordinating the purchase of a home, investment or business is not merely a transaction but a significant life decision. Through patient listening and thoughtful questioning, I identify the needs, preferences and aspirations of each client, tailoring recommendations that align perfectly with their unique circumstances.

The joy I experience is not from helping agents to make sales, but from the smiles I see on customers' faces when they receive the keys to their new home or business that matches their desires and needs. My commitment to helping people and agents find the perfect property goes beyond the showroom, I often provide post-purchase guidance, ensuring a seamless transition into their new homes.

With my dedication to honesty, transparency and integrity, I aim to foster trust and provide world class service over and above any expectations placed before me to all my valued customers and business relationships.

Professional certifications

  • Master Certified Negotiation Expert Designation
  • The Art And Science Of Selling
  • Certified Negotiation Expert Designation
  • Former Real Estate Trading Services License from Canada
Jo Barbosa, Property Sales and Investments advisor

Ownership guide

Different ways to own a condo or villa in Pattaya

Foreign buyers have several ownership routes in Thailand. The right structure depends on the property, personal circumstances, intended use and professional advice.

Condominiums

Condo ownership is very straightforward with just two types of ownership as detailed below

  • Thai-name quota: Up to 51% of a condominium building can be held under Thai ownership.
  • Foreign-name quota: Up to 49% of a condominium can be owned by foreign buyers with full freehold/fee simple absolute title in your personal name.

Foreign freehold condominium title is often the simplest direct ownership route for overseas buyers.

Villas and land-based property

Foreigners generally cannot own Thai land directly, so villa ownership is structured around the building, land-use rights or a compliant Thai ownership arrangement:

  • Leasehold: A long-term registered lease giving the buyer contractual rights to occupy and use the land for up to 30 years.
  • Sap-Ing-Sith: A registered building ownership and land-use structure where the villa and land rights are documented on a separate title deed, allowing the right to occupy and use the land for up to 30 years and ideal for those who wish to use the property to seek financing.
  • Superficies: A registered right to own the physical structure/building on the land, allowing the right to occupy and use the land for the lifetime of the superficiary. Ideal for those who wish to build a villa and register building permits in the name of the foreigner/superficiary.
  • Usufruct: A registered right to use, live in or rent out the property for up to the lifetime of the usufructuary/usufructee.

These structures can suit Thai-spouse expats, foreigners with Thai business partners and some new developments using land-holding companies. Always obtain independent legal advice before committing.