In four years of living here I have moved several times and seen the inside of more condos than I meant to. In summer 2023, six months after moving, I posted a list in the IT Party channel: twenty buildings that neighbours in Pattaya considered good value for money, with comments on the ones I had managed to visit. Prices have crept up since then, some of the verdicts have aged, and buildings that weren’t on that list have appeared in the area.
This is the same round-up, rewritten from scratch and expanded: it now covers 80 condos for long-term rent across three neighbouring areas. There are 29 on Pratamnak Hill and Thappraya Road, 27 in Jomtien and 24 in South Jomtien and Na Jomtien. It isn’t a ranking or an advert: the order is geographical, north to south, so that the list matches the map.
How this round-up works and where the prices come from
For each building there is a photo, a short description, the year it was completed, the number of floors and units, the main pros and cons according to residents’ reviews and a link to its location in Google Maps. Where I have been in person, I’ve added my own observations.
Prices. Rent is taken from listings for lets of a year or more: it is the typical asking price per month, not the result of haggling. A real contract often comes out cheaper, especially for a year and in the low season. 1BR is a flat with a separate bedroom, 2BR has two. Electricity, water and internet are almost never included in the price. Over three years asking prices have risen by 10–35%, and in places two-bedroom prices have gone up by half: a studio for 6,000–8,000 baht in a decent building is now a rarity.
Distances to the beach and markets are measured in a straight line. On foot the route will be longer, and in South Jomtien there are often no pavements at all.
Pratamnak, Jomtien or Na Jomtien: which area to choose
Pratamnak is a green hill between Pattaya and Jomtien: villas, parks, Cosy Beach and Dongtan beaches, and Walking Street a few minutes away by bike. It’s quiet, yet the market, cafés and pharmacies are within walking distance. I also count Thappraya Road at the foot of the hill as part of it. The area suits those who want quiet and greenery with the city close by.
Jomtien is a long beach, Jomtien Beach Road along the sea and Jomtien Second Road running parallel to it, a night market and hundreds of cafés. Songthaews run along the beach road, but reliably only as far as Chaiyapruek; beyond that they are irregular. This is where you’ll find the most “resort” condos with lagoons and slides. It suits those who want to live by the sea and get by without a bike.
South Jomtien and Na Jomtien cover everything south of Chaiyapruek, down to the Ocean Marina yacht club. It’s calmer, the buildings are newer and bigger, the beach is wider. The price for this is transport: public transport runs mainly along Sukhumvit, where white songthaews go to Sattahip, so living here without a bike or taxis is inconvenient.
To zoom in, scroll with Ctrl held down or spread two fingers
Condos on Pratamnak and Thappraya
1. Amari Residences
Formerly Sky Residences, now under the Amari hotel brand: 33 floors on the northern slope of the hill, closer to Bali Hai pier and Walking Street than any other building in the round-up. There is a restaurant, a bar, a pool, a sauna and a steam room, and the management is hotel-style. Mostly one-bedroom flats are let, and they cost more than average. Reviews complain about the narrow, dark driveway.
Completed: 2015
Floors: 33
Units: 279
Monthly rent: 1BR ~22,500฿, 2BR ~25,000฿
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2. The Cliff
One of the most popular rental buildings on the northern slope of Pratamnak: 27 floors by Nova Group, with a big choice of flats. It’s quiet and you can walk to Cosy Beach, but the building stands on a slope, and without a bike it’s inconvenient.
Completed: 2013
Floors: 27
Units: 426
Monthly rent: studio ~15,000฿, 1BR ~18,000฿, 2BR ~30,000฿
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3. The Point Pratumnak
A fifteen-storey building on the northern slope of the hill, closer to Bali Hai pier and Walking Street than to the beach. Two pools, on Level 9 and on the roof, where there is also a bar, plus a gym, a sauna and a jacuzzi. Residents praise the staff, and on public holidays fireworks are let off from the hill opposite. Don’t confuse it with The Cliff next door: that is a separate building by a different developer.
Completed: 2017
Floors: 15
Units: 119
Monthly rent: 1BR ~23,000฿
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4. Andromeda
A premium tower by the same developer as Cetus in Jomtien. From Level 26 up there are no more than four flats per landing and a panorama of the bay. Residents rate the building highly, but prices here are above the market too.
Completed: 2019
Floors: 36
Units: 216
Monthly rent: studio ~14,500฿, 1BR ~23,000฿, 2BR ~50,000฿
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5. City Garden Pratumnak
A tidy 2015 building a stone’s throw from Cosy Beach: two eight-storey blocks, a pool between them, a gym, a sauna, a steam room and a jacuzzi. Recent reviews say it is solidly built and well kept, and the internet is fast. The flats are small, and the pool gets little sun.
Completed: 2015
Floors: 2 blocks of 8 floors
Units: 157
Monthly rent: 1BR ~13,000฿
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6. Unixx South Pattaya
The tallest and most “urban” building in this part of the list: 46 floors and about 1,200 flats at the northern foot of the hill, about a kilometre from South Pattaya and Walking Street. The choice is huge, so it’s easy to find a flat quickly and haggle. The downside of the scale is queues for the lifts in high season and small flats: studios of 22–27 m², one-bedrooms of 33–36 m². A pool with a jacuzzi downstairs and on Level 6, a gym, a sauna.
Completed: 2015
Floors: 46
Units: ~1,200
Monthly rent: studio ~12,000฿, 1BR ~15,000฿, 2BR ~30,000฿
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7. The View Cozy Beach
A small tower next to Cosy Beach View and by the same developer, so the two are easy to mix up. The flats are spacious, and recent reviews praise the pool, gym and sauna. A high share of flats are up for rent, so there’s plenty to choose from.
Completed: 2009
Floors: 20
Units: 123
Monthly rent: studio ~14,500฿, 1BR ~18,000฿, 2BR ~38,000฿
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8. Cosy Beach View
A 24-storey high-rise above Cosy Beach, about 350 metres from the water. The main thing here is the rooftop pool and jacuzzi overlooking the bay and the sunset. The flats are bigger than average: studios of about 35 m², one-bedrooms of 45–49 m². On the downside, a skyscraper that has gone up next door now blocks some of the windows, so not every flat has a sea view: check the specific flat, not the photos in the listing. Some reviews complain that faults are fixed slowly.
Completed: 2014
Floors: 24
Units: 297
Monthly rent: studio ~15,000฿, 1BR ~19,000฿, 2BR ~28,500฿
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9. The Peak Towers
Two 30-storey towers by Cosy Beach: an infinity pool on the roof of Tower A, a second pool on Level 2 and a children’s pool in Tower B. The beach is less than half a kilometre away, with restaurants nearby where you can watch the sunset. A former resident who lived here for two years complained that the facilities are too small for so many flats: in high season the sunloungers and gym are taken, and in a storm it gets very windy on the upper floors. The price of the view: one-bedrooms cost more than the hill’s average.
Completed: 2016
Floors: 2 towers of 30 floors
Units: 474
Monthly rent: studio ~14,000฿, 1BR ~21,000฿
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10. Arcadia Center Suites
When I viewed it, it struck me as a bit exclusive, and it still is. A small Arcadia building deep in Thappraya Soi 4, set back from the road and therefore completely quiet. The flats are compact, 26–29 m², and there’s a lot of gold in the decor; to me it felt like too much, but some people like a lavish fit-out. The developer lets the flats in packages: the basic one includes shared internet, the pricier ones a dedicated high-speed connection and cleaning. A small pool, a decent gym. Check on site whether the building has a laundry.
Completed: 2021
Floors: 8
Units: 252
Monthly rent: 1BR ~11,000฿, developer packages from ~10,000฿ on a one-year contract
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11. Siam Oriental Plaza
Another Siam Oriental building, a separate eight-storey block on Pratamnak Soi 3. The main thing here is the roof: a pool, a gym and a sauna with a sea view. Owners write that the building is clean and quiet; there are complaints about the staff. The beach is about 700 metres away, all of it uphill.
Completed: 2015
Floors: 8
Units: 190
Monthly rent: 1BR ~14,000฿, 2BR ~26,500฿
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12. One Tower Pratumnak
A twenty-storey tower on Pratamnak Soi 4, less than three hundred metres from the sea. An infinity pool on the roof, a sea view from almost every flat, with Cosy Beach and a golf course nearby. Residents praise the building’s upkeep, but you can hear a fair amount between flats.
Completed: 2016
Floors: 20
Units: 218
Monthly rent: 1BR ~25,000฿, 2BR ~45,000฿
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13. Arcadia Beach Continental
The biggest Arcadia complex: five eight-storey blocks styled as a Mediterranean village, with clock towers between them, set around a 3,000 m² lagoon with waterfalls, plus an infinity pool on the roof of the clubhouse. There is a 24-hour laundry, a restaurant, a gym and a sauna. The flats are small, 26–36 m², and there are lots of neighbours: more than 1,300 flats, while the nearest beach is almost two kilometres away. On the other hand, a community of its own has formed here: residents have a building chat where you can ask about vacant flats and everyday details before you move in.
Completed: 2019
Floors: 5 blocks of 8 floors
Units: ~1,350
Monthly rent: studio ~10,750฿, 1BR ~12,000฿, 2BR ~25,500฿
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14. Siam Oriental Twins
An intimate building of 78 flats by the same developer as neighbouring Tropical Garden. The difference is in the square metres: one-bedrooms here are 47 m², two-bedrooms 69–84 m². There is a pool with a jacuzzi, a sauna, a gym and a shuttle. A good option for a couple who feel cramped in the Tropical Garden studios.
Completed: 2010
Floors: 7
Units: 78
Monthly rent: 1BR ~16,750฿, 2BR ~26,000฿
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15. Beverly Mountain Bay
A branded residence managed by Ramada on Pratamnak Soi 5: a pool with a sea view, two restaurants, a garden and a rooftop bar, mini golf. Hotel-style service, a new building. Prices vary widely, from 25,000 to 65,000 for a one-bedroom, and some flats are let as hotel rooms and aren’t available long term.
Completed: 2021
Floors: 22
Units: 201
Monthly rent: studio ~15,000฿, 1BR ~44,000฿ (wide spread), 2BR ~42,000฿
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16. Siam Oriental Tropical Garden
I lived here for two months, renting a one-bedroom, and had no complaints. Three blocks in the very centre of the hill: the Pratamnak market is two hundred metres away, pharmacies and cafés are close by, and you can walk to the beach. Lots of Russian-speaking neighbours. The pool is narrow and shallow and gets little sun, and the condition of the flats depends on the owner: some haven’t been updated in a long time, so view them in person.
Completed: 2015
Floors: 3 blocks of 8 floors
Units: 427
Monthly rent: studio ~11,000฿, 1BR ~18,000฿
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17. Arcadia Beach Resort
A big, clean resort complex: four blocks around a lagoon of about 4,000 m², extra pools, a gym on the lower floors, a large underground car park, a laundry. The flats are compact, 25–28 m², but cosy if you find one that’s been well refurbished. There was no wired internet in the building; agents offered an AIS router on a mobile plan, so check this before signing. Some reviews complain about leaks and thin walls. Residents have their own chat.
Completed: 2018
Floors: 4 blocks of 8 floors
Units: ~1,100
Monthly rent: 1BR ~11,000฿, 2BR ~22,500฿
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18. The Axis
It looks new, although it was completed in 2014; it’s simply well looked after. Two towers on Thappraya at the foot of Big Buddha Hill, attractive grounds and a terraced pool with a view of the city. There are almost no studios, and the one-bedrooms are spacious, from 43 m². The advice from my visit still stands: I was shown a studio on Level 2 above a restaurant with an extractor fan running non-stop, so check what’s under the windows.
Completed: 2014
Floors: 2 towers of 20 floors
Monthly rent: 1BR ~18,750฿, 2BR ~33,000฿
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19. Diamond Suites Resort
When I came here there were no vacant flats, but a peacock was strolling around the grounds; according to recent reviews, it screams loudly in the mornings. The complex itself seemed tired, with an old pool. Yet it has a strong point: low-rise blocks among greenery and big studios, from 35 to 50 m². If space matters more to you than newness, it’s worth a look, but first check the state of the pool and corridors.
Completed: 2013
Floors: 7 low-rise blocks
Units: 282
Monthly rent: studio ~13,500฿, 1BR ~18,500฿, 2BR ~25,000฿
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20. View Talay Residence 5
A small, quiet building of 79 flats right by the Pratamnak market. The flats are huge even in the “studio” category, from 56 m², and reviews praise the double glazing and the quiet. Don’t confuse it with View Talay 5 in Jomtien: that is a different complex.
Completed: 2009
Floors: 7
Units: 79
Monthly rent: studio of 56 m² ~16,000฿
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21. Laguna Bay 1 and Laguna Bay 2
Two small modern buildings on the quiet southern slope of the hill, less than half a kilometre from the beach and about 350 metres from the market. They are two neighbouring projects, so the list gives them a single entry. Both have rooftop pools with a sea view. Flats: studios of 25–29 m², one-bedrooms of 36–53 m². It’s calm here and unpretentious.
Completed: 2013 and 2015
Floors: 8
Units: 74 and 156
Monthly rent: studio ~11,000฿, 1BR ~15,000฿, 2BR ~20,000฿
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22. Sands Condominium
A high-rise two hundred metres from Pratamnak Beach, one of the quietest in the area. Here you pay for the location, not the finish: reviews call it basic, yet the one-bedrooms cost more than the hill’s average.
Completed: 2019
Floors: 27
Units: 283
Monthly rent: studio ~17,000฿, 1BR ~28,500฿
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23. The Panora
A new 38-storey high-rise on Pratamnak Soi 5 with pools on Level 4 and Level 29 and a view of the bay. One of the newest buildings on the hill, but also one of the most expensive: studios here cost as much as one-bedrooms next door.
Completed: 2022
Floors: 38
Units: 342
Monthly rent: studio ~25,000฿, 1BR ~29,000฿, 2BR ~65,000฿
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24. Supalai Mare
A large complex by the listed developer Supalai on Thepprasit, at the junction with Thappraya: a saltwater pool, a sauna, a gym, a rooftop lounge, a park and some twenty shops on site. It has some of the most affordable one-bedrooms among the new high-rises. But this is the urban part, not the beach part: the sea is more than a kilometre away, and you can hear the main road.
Completed: 2016
Floors: 3 towers, up to 35 floors
Units: ~1,150
Monthly rent: studio ~8,000฿, 1BR ~15,000฿, 2BR ~25,000฿
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25. Grande Caribbean
A very good, even slightly posh family complex: that’s how I remember it. A lagoon with pirate ships and a sandy “beach”, jacuzzis, a cinema room, an indoor children’s playroom, a spa and a gym. The tall blocks can be seen from far away. There is no rental office in the building, everything goes through agents, but the choice of flats is one of the widest on the hill. Prices have risen noticeably in recent years, especially for two-bedrooms. Foodmart is about 300 metres away.
Completed: 2015
Floors: 4 blocks of up to 30 floors
Units: ~1,060
Monthly rent: 1BR ~17,000฿, 2BR ~30,000฿
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26. View Talay 3
A View Talay beach complex right by Pratamnak Beach, about a hundred metres from the water. According to reviews it was solidly built, and the flats are large. Two-bedrooms here are expensive.
Completed: 2006
Floors: 2 blocks of 20 floors
Units: ~1,000
Monthly rent: studio ~16,000฿, 2BR ~50,000฿
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27. T.W. Jomtien Beach
A little-known small building for those on a budget: huge studios of 60–70 m² and the option to rent month to month. The fit-out in the flats is very old, so this is for those happy to rough it or to pay for a renovation themselves. The building stands on Thepprasit at the junction with Thappraya, about 400 metres from Foodmart. Don’t take a flat here without viewing it in person.
Completed: 2011
Floors: 3 blocks
Monthly rent: 1BR ~10,000–18,000฿
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28. View Talay 1
The first View Talay, from 1997, on the corner of Thappraya and Thepprasit. The cheapest way to live in this chain: studios here are 40-plus square metres. The building is old: slanted walls in the layouts, some flats need renovating, and the junction is noisy. Security, according to reviews, does a good job.
Completed: 1997
Floors: 2 blocks of 15 floors
Units: ~1,650
Monthly rent: studio ~10,000฿, 1BR ~16,000฿
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29. View Talay 2
A building with a large Russian-speaking community: two blocks, A and B, and almost two thousand flats. There are many inexpensive large studios, with the restaurants and shops of Thappraya nearby. The building dates from 2002, the sea view is partly blocked by neighbours, and the beach is about a kilometre away.
Completed: 2002
Floors: 2 blocks of 16 floors
Units: ~1,930
Monthly rent: studio ~15,000฿
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Condos in Jomtien
30. View Talay 5 (A–D)
One of the largest View Talays: almost two thousand flats in blocks A–D on Thappraya, two hundred metres from Dongtan Beach. Don’t confuse it with the small View Talay Residence 5 on the hill. The studios are spacious, 40–49 m², and they make up most of the rentals. The building is about twenty years old, so the condition of a flat depends on its owner.
Completed: 2007
Floors: 22
Units: ~1,970
Monthly rent: studio ~18,000฿
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31. Dusit Grand Park
A big low-rise resort on the Thepprasit side: six or seven blocks of eight floors and a lagoon of about 6,400 m² that wraps around the whole site, plus a children’s spiral slide. There is a gym, a steam room and a shuttle, with a 7-Eleven and a market nearby. The beach is about 1.2 km away, so you’ll need a bike or the shuttle. Don’t confuse it with the neighbouring Dusit Grand Park 2: the harshest reviews about thin walls refer to that one.
Completed: 2017
Floors: 6–7 blocks of 8 floors
Units: ~980
Monthly rent: studio ~10,000฿, 1BR ~14,000฿, 2BR ~28,500฿
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32. Jomtien Complex
Two 39-storey towers from the nineties by Dongtan Beach. Old stock with huge floor areas: studios here start at 65 m², with views of the bay, and the beach is about half a kilometre away. That’s why a “studio” costs more than in new builds: you pay for the square metres, not the year of construction.
Completed: 1995
Floors: 2 towers of 39 floors
Units: ~1,120
Monthly rent: studio ~18,000฿, 2BR ~35,500฿
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33. View Talay 7
A single View Talay tower on Thappraya, two hundred metres from Dongtan Beach. The studios are large, but prices are higher than in the neighbouring View Talays.
Completed: 2010
Floors: 27
Units: 936
Monthly rent: studio ~27,000฿
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34. Laguna Beach Resort 2
The middle one of the three Laguna Beach Resorts: four eight-storey blocks around a large lagoon in the side streets off Thepprasit. Studios here are among the cheapest in the area, and the choice is big. The downsides: dense development, small studios and more than a kilometre to the beach.
Completed: 2016
Floors: 4 blocks of 8 floors
Units: ~1,100
Monthly rent: studio ~7,750฿, 1BR ~15,000฿, 2BR ~35,000฿
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35. Jomtien Plaza Condotel
A 1989 condotel right by Dongtan Beach: beachfront, a hundred metres from the water. The flats are bigger than in new builds, and there is a pool, a gym and a spa. But for its age the building is expensive: a studio is about 25,000, a two-bedroom about 60,000.
Completed: 1989
Floors: 2 blocks, 30 floors
Units: 284
Monthly rent: studio ~25,000฿, 1BR ~30,000฿, 2BR ~60,000฿
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36. Dusit Grand Park 2
The second phase of Dusit Grand Park, completed in 2022: five low-rise blocks with a clubhouse, a gym, a sauna, a jacuzzi and a shuttle. Prices are fairly even. The beach is about one and a half kilometres away, and the rentals are mostly one- and two-bedrooms. Reviews mention thin walls more often for this phase than for the first.
Completed: 2022
Floors: 5 blocks of 8 floors
Units: 919
Monthly rent: 1BR ~15,000฿, 2BR ~30,000฿
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37. The Park Jomtien
Three low-rise blocks by Jomtien Second Road with flats that new builds hardly ever offer: from 118 m². A pool with a pagoda bar, a tennis court, a pond and a garden. A good option for a family that needs a big flat not far from the beach. Older reviews complain about the management.
Completed: 2010
Floors: 3 blocks of 8 floors
Units: 162
Monthly rent: 1BR ~28,000฿, 2BR ~35,000฿
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38. The Gallery Jomtien
Two eight-storey blocks at the start of Jomtien, about 300 metres from the beach and a stone’s throw from the night market. A rooftop pool with a sea view, a gym, a steam room, key-card access. The flats are compact. Their condition varies a lot from owner to owner.
Completed: 2012
Floors: 2 blocks of 8 floors
Units: 146
Monthly rent: studio ~12,000฿, 1BR ~14,500฿
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39. Laguna Beach Resort 3
A self-contained “resort town” with a 5,000 m² Maldives-style lagoon: sandy “beaches”, waterfalls, slides, a rooftop pool and about twenty shops and cafés on site. One of the cheapest options with a full set of resort facilities. The downsides from reviews: weak Wi-Fi and mobile signal in some flats, and complaints about the management company. The beach is about a kilometre away, across a busy road.
Completed: 2017
Floors: 7 blocks of 8 floors
Units: ~1,750
Monthly rent: studio ~9,750฿, 1BR ~13,000฿, 2BR ~20,000฿
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40. Laguna Beach Resort 1
The first and smallest Laguna Beach Resort: three blocks with a lagoon on Jomtien Soi 9, closer to the beach than the second and third phases. It has the cheapest studios in the chain. Only studios and one-bedrooms are up for rent.
Completed: 2015
Floors: 3 blocks of 8 floors
Units: 660
Monthly rent: studio ~8,000฿, 1BR ~15,500฿
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41. The Riviera Ocean Drive
One of the new Riviera high-rises in Jomtien, next door to Riviera Jomtien: 43 floors, an infinity pool, a sauna, a sunset bar and a restaurant, views of the bay. There are plenty of one-bedrooms for rent, so choosing is easy. Two-bedrooms are expensive.
Completed: 2022–2023
Floors: 43
Units: 512
Monthly rent: studio ~19,000฿, 1BR ~20,000฿, 2BR ~61,500฿
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42. Dusit Grand Condo View
A 36-storey tower on Jomtien Second Road with views of the sea and Koh Larn from the upper floors. Jomtien night market is less than 400 metres away, the beach about 500. The view here is cheaper than in beachfront buildings. The pool is small, with a narrow sunbathing area. According to reviews, there are sometimes free transfers to the beach and the hypermarkets.
Completed: 2016
Floors: 36
Units: ~500
Monthly rent: 1BR ~15,000฿, 2BR ~23,000฿
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43. Acqua Condo
A small development of two eight-storey blocks in a side street, about 250 metres from the beach according to descriptions. A rooftop pool with a sea view, a gym, a sauna, underground parking. A quiet option for those who don’t need slides and crowds round the pool.
Completed: 2014
Floors: 2 blocks of 8 floors
Units: 309
Monthly rent: studio ~14,000฿, 1BR ~16,000฿
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44. The Grand AD (Twin Tower)
Everyone just calls them Twin Tower: two 31-storey towers of The Grand AD on Jomtien Second Road. There are plenty of one- and two-bedrooms for rent, at average prices for the area. A former resident praised the cleanliness and the views. The beach is about 700 metres away. Sources describe the pet rules differently, so check.
Completed: 2015
Floors: 2 towers of 31 floors
Units: ~1,450
Monthly rent: 1BR ~13,750฿, 2BR ~30,000฿
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45. Copacabana Beach Jomtien
The new build in North Jomtien that you can see from everywhere: 59 floors, more than 1,600 flats, completed at the end of 2022. A beach club with two pools and a jacuzzi, a rooftop pool, a double-height gym, a shuttle. The night market is literally across the road. A choice for those ready to pay for the view. Reviews mention waiting for lifts (some lifts serve only their own floors) and complaints about the management company.
Completed: 2022
Floors: 59
Units: ~1,640
Monthly rent: 1BR ~24,000฿, 2BR ~58,000฿
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46. Jomtien Beach Condominium (JBC)
One of the oldest big buildings in Jomtien, from the early nineties: five blocks, two of them right on the beach and the rest across the road, with about 3,700 flats. The ground floors have shops, laundries, massage parlours and cafés. The building is old and the interiors vary: everything depends on the owner’s renovation. On the other hand, the sea is a few steps away and the night market is close. The price is best found out on site.
Completed: 1993–1994
Floors: 5 blocks, 15–18 floors
Units: ~3,700
Monthly rent: studio from ~14,000฿
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47. The Empire Tower
A new Matrix high-rise, completed at the end of 2023, in the second row from the beach, near Soi Boon Kanchana. Among the area’s new buildings it has some of the most affordable studios and one-bedrooms, and the choice of flats is big.
Completed: 2023
Floors: 24
Units: 440
Monthly rent: studio ~12,000฿, 1BR ~19,000฿, 2BR ~38,000฿
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48. Majestic Jomtien
An inexpensive five-storey building from the nineties near Soi Boon Kanchana: U-shaped blocks around a pool, a restaurant, a reception desk. The flats are large, the market and local cafés are nearby, and the beach is about a kilometre away. The complex needs renovating, and reviews complain about noise. It’s mostly studios that are let.
Completed: 1994
Floors: 5
Units: 179
Monthly rent: studio ~9,000฿
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49. Park Lane Jomtien
A big low-rise Matrix complex deep in Jomtien, one of the early lagoon projects: a lagoon of about 1,600 m², a green courtyard, a café on site. Some of the cheapest one-bedrooms with resort facilities. The building isn’t young, but according to reviews the management copes; parking is scarce, and the state of the flats varies.
Completed: 2010
Floors: 4 blocks of 8 floors
Units: 608
Monthly rent: 1BR ~10,500฿, 2BR ~22,000฿
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50. Paradise Park
One of Matrix’s first lagoon projects: three eight-storey blocks around a pool with a sloping entry and a jacuzzi, a laundry, a café by the water. A quiet side street, about 800 metres from the beach. Some of the cheapest one-bedrooms in central Jomtien, so look at the flat carefully.
Completed: 2012–2013
Floors: 3 blocks of 8 floors
Units: ~510
Monthly rent: 1BR ~8,800฿
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51. Amazon Residence
A budget resort next to Paradise Park: a three-tier “Amazon” lagoon with rocks, waterfalls and slides, a gym, a sauna, a shuttle. The flats are 35–40 m², bigger than typical budget studios. The side street is quiet, away from the bars, but during the school holidays the pool area is noisy. According to one description, pets aren’t allowed, but the rule is worth checking with the owner or the management company.
Completed: 2014
Floors: 4 blocks of 8 floors
Units: ~800
Monthly rent: 1BR ~11,000฿
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52. Atlantis Condo Resort
A themed family resort closer to the beach than its neighbours: the water is about half a kilometre away. A lagoon with a replica pirate ship, a waterfall, a slide and a children’s splash area, a 7-Eleven and cafés on site. Lots of two-bedroom flats and a large Russian-speaking community. Even so, reviews are noticeably cooler than for the neighbours: the most common complaints are noise at the pool on public holidays, motorbikes on the road at night and the varying condition of the flats.
Completed: 2015
Floors: 5–6 blocks of 8 floors
Units: 870–1,100 (sources differ)
Monthly rent: 1BR ~13,000฿, 2BR ~28,000฿
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53. The Orient Resort & Spa
A white “colonial” Matrix complex in a quiet side street near Soi Boon Kanchana: a lagoon with little bridges and a slide, a jacuzzi, a gym with a sauna. Residents often mention the well-kept grounds and polite staff. The beach is about 800 metres away.
Completed: 2018–2019
Floors: 3–4 blocks of 8 floors
Units: 526
Monthly rent: 1BR ~12,000฿, 2BR ~26,500฿
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54. The Riviera Jomtien
A high-rise on Jomtien Second Road and one of the best-equipped buildings in the area in its price range: a pool with a sandy sloping entry, a children’s pool, a gym on Level 7 and a second one on Level 42, a garden on Level 34. The beach is about 450 metres away. The flats are small, studios from 23 m². It’s popular with Russian-speaking residents and remote workers. Reviews advise filming the flat when you move in: deposit disputes do happen here.
Completed: 2019
Floors: 46
Units: ~1,070
Monthly rent: studio ~17,000฿, 1BR ~21,000฿
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55. View Talay 8
A View Talay beach high-rise on Jomtien Beach Road, beachfront. The security and upkeep get praise, but the flats are expensive: one- and two-bedrooms cost about 45,000 baht.
Floors: 30
Units: ~1,190
Monthly rent: 1BR ~46,500฿, 2BR ~47,000฿
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56. Seven Seas Condo Resort
A pink themed resort near Chaiyapruek: a huge lagoon with a pirate ship, a volcano slide and moai statues, a clubhouse with a gym and a steam room, and its own hotel block. Some of the cheapest studios in this part of Jomtien, about 700 metres from the beach. There is a large Russian-speaking community. The water-park atmosphere is a plus for families and a minus for those looking for quiet.
Completed: 2016–2017
Floors: 8 blocks of 8 floors
Units: ~1,520
Monthly rent: studio ~8,250฿, 1BR ~12,000฿
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Condos in South Jomtien and Na Jomtien
57. Baan Suan Lalana
An old green “little town” from 1991 made up of five-storey blocks with three pools, two tennis courts and saunas. It’s quiet, the grounds feel like a resort, the entrance is guarded, and the beach is about ten minutes’ walk away. The price of the quiet and space is age: some flats have needed renovating for a long time.
Completed: 1991
Floors: 5
Units: 459
Monthly rent: studio ~9,000฿, 1BR ~19,900฿
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58. Paradise Condominium
Not to be confused with Paradise Park: these are stepped white blocks from 1990 on Jomtien Soi 15, 400 metres from the southern end of the beach. Residents praise the large floor areas, thick walls and a good pool, and there are two markets nearby. The downsides: it’s noisy, and the flats haven’t been recently renovated.
Completed: 1990
Floors: n/a
Units: 420
Monthly rent: 15,000–35,000฿
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59. Cetus Beachfront
A slender 49-storey tower right on the beach, with a low-rise block next to it. A pool by the sea and an infinity pool with a lounge on Level 7. The one-bedrooms here are roomier than average, 40–57 m², and the upper floors have a sea view. According to residents’ reviews, it’s quiet and safe here. Prices are at beachfront level.
Completed: 2014–2015
Floors: 49 + a low-rise block
Units: ~310
Monthly rent: 1BR ~28,000฿, 2BR ~50,000฿
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60. Porchland 2
Two eight-storey blocks and only 154 flats: quiet, with no crowds and no water parks. There are no studios, and the one-bedrooms are spacious, 37–58 m². The downside is one lift per block. The beach is about 800 metres away. It suits a couple or anyone who values quiet and a small number of neighbours.
Completed: 2012
Floors: 2 blocks of 8 floors
Units: 154
Monthly rent: 1BR ~15,500฿
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61. Trio Gems
Three budget eight-storey blocks 400–500 metres from South Jomtien: a pool, a jacuzzi, a gym, a children’s playground. Demand is high in season, and the residents are mostly families. The flats are compact, and a year ago people complained about construction next door: noise from the morning, seven days a week.
Completed: 2017
Floors: 3 blocks of 8 floors
Units: 315
Monthly rent: studio ~9,000฿
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62. La Santir
A 27–29-storey Porchland high-rise set back inside the block, also known as Porchland 5. A big pool, a tennis court, a running track. Long-term residents note that it’s quiet here both day and night, and the sea is visible from the upper floors. Some of the lowest prices in the area. On foot the beach is about one and a half kilometres away, so you need a bike.
Completed: 2015
Floors: 27–29
Units: ~520
Monthly rent: studio ~7,500฿, 1BR ~12,000฿
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63. Aeras
A designer 38-storey tower right on the beach, in the calm southern part. A pool by the sea and an infinity pool on Level 5, a gym, squash, a library. The location is excellent, but some recent reviews contain warning signs: a pool that was closed for a couple of months, lift outages and cracks. Talk to residents before you sign.
Completed: 2017–2018
Floors: 38 + a low-rise block
Units: ~330
Monthly rent: studio ~15,000฿, 1BR ~27,500฿
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64. Lumpini Seaview Jomtien
An inexpensive option in South Jomtien from the big developer LPN: two 30-storey towers, a pool and a gym on the Level 6 podium, a sea view from the upper floors. Almost all the flats are studios of 22–26 m², and for long-term living many find them cramped. The Big Market is about 400 metres away.
Completed: 2014
Floors: 2 towers of 30 floors
Units: ~1,150
Monthly rent: studio ~10,500฿
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65. Espana Condo Resort
A Spanish-style themed resort by Blue Sky: pools with a canal and a tunnel, fountains, a children’s area with a slide, a gym with a sauna and a Turkish bath, a 7-Eleven on site. It looks striking, and the rent is moderate. The main complaint in reviews is soundproofing: you can hear the neighbours. The beach is about 750 metres away, and Sukhumvit is not far.
Completed: 2018–2019
Floors: 7 blocks of 8 floors
Units: ~1,090
Monthly rent: studio ~9,900฿, 1BR ~12,000฿, 2BR ~27,000฿
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66. Lumpini Park Beach Jomtien
Three LPN high-rises right by the beach with two infinity pools facing the sea, a gym and a sauna with a view and a lounge on Level 29. Beachfront at a moderate price, hence the popularity, including with Thais at weekends. The flats are small, some of them need updating, and faults are fixed slowly. The complaints mostly concern particular blocks, so check which one the flat is in.
Completed: 2013
Floors: 3 blocks of 30 floors
Units: ~1,850
Monthly rent: studio ~7,500฿, 1BR ~13,000฿, 2BR ~23,000฿
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67. Metro Jomtien Condotel
A high-rise from the eighties right on the beach, visible from far away all over Jomtien. The building is old, but the flats are unusually spacious: “studios” of 50–70 m², one-bedrooms of about 100 m². A big pool in the garden, tennis courts on the roof of the car park. The condition of the flats varies a lot, so a viewing in person is a must.
Completed: 1987–1988
Floors: 42–44
Units: ~550
Monthly rent: studio ~21,000฿, 1BR ~25,000฿ (wide spread)
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68. Reflection Jomtien Beach
Two glass towers right on the shore, of 55 and 42 floors: panoramic glazing, 180-degree views, big flats, with one-bedrooms of about 60 m². It’s one of the most expensive options in the area. On forums people wrote that the building is “a bit away from everything”, and that outsiders walk through the grounds to the beach. Pets used to be allowed; check the current rules with the management company.
Completed: 2014
Floors: 2 towers, 55 and 42 floors
Units: ~330
Monthly rent: 1BR ~30,000฿, 2BR ~60,000฿
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69. Venetian Signature
An inexpensive low-rise Blue Sky resort in “Venetian” style: pools, a gym, a sauna, a steam room, a children’s area. Sukhumvit is about 450 metres away, and from here the easiest way out is by white songthaew. The sea is about 800 metres away, so this isn’t a building for beach life but for those who want a lot of space for moderate rent: a two-bedroom of about 64 m² costs roughly 20,000 baht.
Completed: 2016
Floors: 4 blocks of 8 floors
Units: ~990
Monthly rent: studio ~9,500฿, 1BR ~11,500฿, 2BR ~20,000฿
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70. The Feelture
An eight-storey Porchland building by Sukhumvit, technically already in Na Jomtien: a big pool, a jacuzzi, a sauna, a gym, a restaurant. Inexpensive and modern, but without your own transport it’s inconvenient, and flats on the main-road side are noisy at night. Reviews complain about the lack of parking.
Completed: 2015
Floors: 8
Units: ~300
Monthly rent: 1BR ~12,000฿
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71. Neo Sea View
A budget complex across the road from Na Jomtien beach: four eight-storey blocks, a rooftop pool with a sunset view, and lots of cafés around. The flats are small, and the gym and pool get a hard time in recent reviews: the machines don’t work and the pool is shallow.
Completed: 2014
Floors: 4 blocks of 8 floors
Units: 308
Monthly rent: 1BR ~12,000฿
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72. Seven Seas Côte d’Azur
Pastel buildings along a canal with several pools and slides: one of the cheapest ways to live inside a big resort in Na Jomtien. As at the first Seven Seas, there is a large Russian-speaking community here. The beach is about 500 metres away, and the blocks are only eight floors high, so there are no queues for the lifts. But it’s noisy by the pools: lots of children, the slides start running in the morning, and reviews mention tired flats.
Completed: 2018
Floors: 7 blocks of 8 floors
Units: ~1,300
Monthly rent: studio ~8,500฿, 1BR ~15,000฿, 2BR ~25,000฿
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73. Veranda Residence
A quiet premium tower attached to the five-star Veranda Resort hotel: a 40-metre pool in a tropical garden, a gym overlooking it, a rooftop lounge. There are family flats with two and three bedrooms and full kitchens. Some may find the location cut off from the city.
Completed: 2017
Floors: 34
Units: ~330
Monthly rent: 1BR ~20,000฿, 2BR ~35,000฿, 3BR ~65,000฿
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74. The Riviera Monaco
One of the newest towers in the south, completed in 2021: an infinity pool and a gym on Level 21, a tennis court, showy lobbies. It offers one of the widest choices of long-term rentals in the south. The flashy, lavish style isn’t to everyone’s taste, and you pay more per square metre than next door. Songthaews don’t come here, and Sukhumvit is about 900 metres away.
Completed: 2021
Floors: 40
Units: ~410
Monthly rent: studio ~14,500฿, 1BR ~25,000฿, 2BR ~72,500฿
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75. Nam Talay
A simple, quiet building in a side street by Na Jomtien beach: a big pool in front of the entrance, a gym overlooking it, a rooftop garden with a sea view. Some of the cheapest studios in this part of town. The facilities are more modest than in the big neighbouring complexes, but the rent is usually lower too.
Completed: 2015
Floors: 13
Units: ~520
Monthly rent: studio ~8,500฿, 1BR ~15,500฿
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76. Whale Marina
A new low-rise complex by its own bay in the south of Na Jomtien: three blocks, pools, a sauna, its own boat moorings. Residents write that it’s clean and quiet and the flats are spacious. But there’s no path along the water: the rest of Na Jomtien can only be reached via the main road.
Completed: 2019
Floors: 3 blocks of 8 floors
Units: 364
Monthly rent: studio ~12,000฿, 1BR ~13,250฿, 2BR ~32,500฿
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77. Grand Florida Beachfront
A huge resort right on Na Jomtien beach: a pool park with some twenty themed zones, two clubhouses, a coworking space, areas for yoga and Muay Thai. One of the strongest “living on holiday” feelings in the whole round-up. But it’s also pricier than neighbours of the same type, and Jomtien night market is more than six kilometres away.
Completed: 2020
Floors: 7–9 blocks of 7 floors
Units: ~1,080
Monthly rent: studio ~15,500฿, 1BR ~21,000฿, 2BR ~40,000฿
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78. Mövenpick Residences
Residences attached to the Mövenpick hotel at the deserted end of Na Jomtien: hotel restaurants, a spa, a big pool, tennis, access to the beach. The flats are big, and the views are of the sea. One of the most expensive buildings in the round-up, and living here is easier with a car: Jomtien night market is more than seven kilometres away.
Completed: 2014
Floors: 37
Monthly rent: 1BR ~45,000฿, 2BR ~69,000฿
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79. Ocean Portofino
A V-shaped tower right by the Ocean Marina yacht club: yachts under the windows and 180-degree views. Some of the most spacious one-bedrooms in the round-up, 80–90 m². The building was completed in 2009, and for everything except the marina you’ll have to drive. A niche option for those who want space and quiet, and the city once a week.
Completed: 2009
Floors: 36
Units: ~270
Monthly rent: 1BR ~41,500฿
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80. San Marino
A thirty-two-storey tower in the Ocean Marina yacht club complex, next door to Ocean Portofino. A pool, a gym, a sauna, squash, tennis, a private beach and the marina under the windows. This is the most “grown-up” segment of the round-up: there are no studios or one-bedrooms, and flats start at 165 m².
Completed: 2014
Floors: 32
Units: 132
Monthly rent: 3BR ~67,500฿ (the building has no studios or one-bedrooms)
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What to check before renting a condo
People choose a building by its photos and pool, but they live by the contract. Here are a few questions worth asking at a viewing.
Electricity. It is charged either at the state rate or at the building’s own rate, and the latter can be almost twice as expensive. With the air conditioning on round the clock, the difference shows on every bill.
Deposit. It’s usually two months plus one month in advance. Film the flat on the day you move in, with the meters in shot: disputes when you move out are almost always about the deposit.
Who is letting. In big complexes the developer’s office, agents and private owners all operate, and their prices differ. The rental office is often cheaper and more transparent, while agents offer more choice.
TM-30. The notification of where you’re staying is filed by the property owner. Management companies usually do it themselves, private owners sometimes don’t know it’s their duty, and the problem usually comes to light when you extend your visa. How it works is in the TM-30 guide.
Internet and transport. Ask whether fibre is connected to the flat or whether you’ll have to use the Wi-Fi the building provides. And if you’re choosing South Jomtien or Na Jomtien, sort out a bike straight away: songthaews hardly go there.
If you’re looking at Bang Saray, there is a separate condo round-up for it. If you still have questions about a specific building, ask them in the community chats: there is almost always someone who lives next door.
