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Villas for sale in Pattaya
Looking to buy a villa in Pattaya? Tell us the bedrooms, land size, budget and area, and we look for one and help you check the title deed and the pool before you pay a deposit. Buyers pay no fee. Foreigners cannot own the land in their own name, so most foreign buyers use a registered lease; our guide for foreign buyers explains the options.
No villas for sale listed right now
Tell us the bedrooms, land size, budget and area on WhatsApp or LINE and we will look for one.
What should you inspect before buying a pool villa?
- The title deed type and the plot size in rai, ngan and square wah, against the survey on the deed.
- The building permit and the house registration book for the villa.
- The pool: age of the pump and filter, cracks or leaks, and who installed it.
- The roof, drainage and garden levels, which show their weak points in the rainy season.
- Road access to the plot and any shared estate fees.
How can a foreign buyer own a villa?
A foreign buyer usually leases the land for up to 30 years, registered at the Land Office, and holds the villa under a registered superficies. Promises of automatic renewals beyond 30 years cannot be relied on; the Supreme Court voided a prepaid 30 plus 30 plus 30 arrangement in 2023. Holding land through a Thai nominee is illegal. A Thai buyer can own house and land outright.
Read our title deed guide and check the full transfer costs in our guide to taxes and fees before you agree a price.
Where are the villas for sale?
Most villas for sale are inland in East Pattaya, on larger plots around Mabprachan Reservoir and Siam Country Club, where landed property is usually held on leasehold by foreign owners. There are fewer villas near the coast, and they cost more.
Questions people ask
Do I pay 09Wi a fee?
No. Tenants and buyers pay 09Wi nothing. The seller pays our commission.
Can a foreigner buy a pool villa in Pattaya?
A foreigner can own the villa itself under a registered superficies and lease the land for up to 30 years. Foreigners cannot own the land in their own name.
Can I rent the villa out to holiday guests?
Nightly holiday letting needs the right licence. Get legal advice on licensing before you buy a villa to rent out by the night. Letting it for a month or more on a normal lease is simpler.
What does the transfer cost?
A 2% transfer fee on the appraised value, plus the seller's withholding tax and either specific business tax or stamp duty, and about 1.1% of the total rent to register a lease. The contract sets who pays what.
Are the villas sold furnished?
Some are and some are not. Ask what is included before you agree a price; furniture can be part of the negotiation.
Tell us what you are looking for
Send the area, budget and
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