North Pattaya vs South Pattaya
The short answer
South Pattaya is the cheaper entry: its median condo sells for 52% less than in North Pattaya.
South Pattaya yields more: a median 8.4% gross against 5.4% in North Pattaya.
Side by side
| North Pattaya | South Pattaya | |
|---|---|---|
| Condos tracked | 30 | 30 |
| Median sale price | ฿8.70M | ฿4.13M |
| Median gross yield | 5.4% | 8.4% |
| Flood level (0-5) | — | — |
Biggest buildings in North Pattaya
- Baan Rimpha฿50.58M
- Silver Beach฿22.62M
- View Talay Residence 6฿22.20M
Biggest buildings in South Pattaya
- Zensiri Midtown Villas฿20.67M
- Edge Central Pattaya฿7.42M
- Grand Solaire Pattaya฿6.38M
How this is measured
Prices and yields are medians across every building we track on each side, from live sale and rent listings on hipflat, DotProperty, DDProperty and FazWaz. Yield is gross: 12 x median monthly rent divided by median sale price, before tax, vacancy and CAM fees. Flood levels come from the BMA Drainage Department layer and only exist for Bangkok khet. Refreshed weekly.
North Pattaya vs South Pattaya — frequently asked questions
Is North Pattaya or South Pattaya cheaper for a condo?▾
South Pattaya is the cheaper entry: its median condo sells for 52% less than in North Pattaya. North Pattaya: ฿8.70M. South Pattaya: ฿4.13M.
Which gives a better rental yield, North Pattaya or South Pattaya?▾
South Pattaya yields more: a median 8.4% gross against 5.4% in North Pattaya.
Does North Pattaya or South Pattaya flood more?▾
We score flood risk for Bangkok khet only, and neither North Pattaya nor South Pattaya sits inside that layer. Ask the building juristic office what happened in the last monsoon.
Which should I buy in?▾
If the entry price decides it, South Pattaya. If rental income decides it, South Pattaya. The gap between the best and worst building inside one area is wider than the gap between these two areas, so use this to pick the area, then compare buildings.
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