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Pattaya real estate — blog, guides & listings

Pattaya property, explained honestly.

A Pattaya real estate blog by Fred von Keller — guides, local insight and the latest listings from Alan Bolton Property Consultants & East Coast Real Estate. Living and working here since 2012.

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Listings & sales handled by Alan Bolton Property Consultants — serving Pattaya since 1987, with East Coast Real Estate.

Fred von Keller, Pattaya real estate professionalAbout Fred →
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Hot right now

Hand-picked by Fred — worth a look this week.

Why So Many Foreigners Invest in Thai Real Estate in 2026
Buyer's Guide

Why So Many Foreigners Invest in Thai Real Estate in 2026

An honest look at why foreigners keep investing in Thai property — value for money, rental yields, resilient tourism, the Eastern Economic Corridor and high-speed rail transforming Pattaya, clear foreign-ownership routes and visa paths — plus the caveats every buyer should hear first.

30 July 2026
Fully Renovated 3 Bedroom House with Modular Mezzanine in Central Park 4, PattayaFor SaleFeatured

฿4,900,000

Fully Renovated 3 Bedroom House with Modular Mezzanine in Central Park 4, Pattaya

Jomtien

2 bed3 bath110 m²224 m² landP10263
Pattaya Property Prices 2026: What Your Budget Actually Buys
Buyer's Guide

Pattaya Property Prices 2026: What Your Budget Actually Buys

What ฿1M, ฿2M, ฿5M and ฿10M+ really buy in Pattaya — honest budget-by-budget guidance on size, location, quota and the costs the price tag hides.

19 July 2026
Modern 4-Bedroom Pool Villa at Lake Mabprachan, East PattayaFor SaleFeatured

฿9,900,000

Modern 4-Bedroom Pool Villa at Lake Mabprachan, East Pattaya

Mabprachan Lake

4 bed3 bath198 m²220 m² landABPC11236
Buying a Villa in Thailand in 2026: A Foreigner's Real Options
Buyer's Guide

Buying a Villa in Thailand in 2026: A Foreigner's Real Options

Thai company, leasehold, superficies or Sap-Ing-Sith? An honest guide to how a foreigner can safely buy a villa in Thailand in 2026 — why the old company route is now discouraged, how a reinforced leasehold actually protects you, and a real structuring example from one of my own listings.

23 July 2026
Land for Sale 400 m from Lake Mabprachan — 828 sqm Plot, East PattayaFor SaleFeatured

฿4,400,000

Land for Sale 400 m from Lake Mabprachan — 828 sqm Plot, East Pattaya

Mabprachan Lake

828 m² landP10065
1-Bedroom Condo for Sale at Olympus City Garden, Central PattayaFor SaleFeatured

฿2,200,000

1-Bedroom Condo for Sale at Olympus City Garden, Central Pattaya

Central Pattaya

1 bed1 bath27 m²P10163
The True Cost of Living in Pattaya in 2026: Real Monthly Budgets
Buyer's Guide

The True Cost of Living in Pattaya in 2026: Real Monthly Budgets

How much does it really cost to live in Pattaya in 2026? Realistic monthly budgets for rent, food, utilities, transport, healthcare and visas — from someone who lives here.

21 July 2026
Brand new 3 Bedroom Pool VillaFor Rent

฿70,000/mo

Brand new 3 Bedroom Pool Villa

Mabprachan Lake

3 bed3 bath230 m²ABPC11191
Dual Studio Investment Opportunity | 58 SQM | New Nordic VIP 2 | Pratumnak Soi 4For Sale

฿1,790,000

Dual Studio Investment Opportunity | 58 SQM | New Nordic VIP 2 | Pratumnak Soi 4

Pratumnak

2 bed2 bath58 m²P10176
VILLA DOMENICA, Siam Royal View, 6 Bed 7 Bath in East PattayaFor Sale

฿47,900,000

VILLA DOMENICA, Siam Royal View, 6 Bed 7 Bath in East Pattaya

East Pattaya

6 bed7 bath845 m²1050 m² landABPC0224

The Journal

Living Pattaya

Guides, local life, market notes and what's happening on the coast.

Buying a Villa in Thailand in 2026: A Foreigner's Real Options
Buyer's Guide

Buying a Villa in Thailand in 2026: A Foreigner's Real Options

Thai company, leasehold, superficies or Sap-Ing-Sith? An honest guide to how a foreigner can safely buy a villa in Thailand in 2026 — why the old company route is now discouraged, how a reinforced leasehold actually protects you, and a real structuring example from one of my own listings.

Why So Many Foreigners Invest in Thai Real Estate in 2026
Buyer's Guide

Why So Many Foreigners Invest in Thai Real Estate in 2026

An honest look at why foreigners keep investing in Thai property — value for money, rental yields, resilient tourism, the Eastern Economic Corridor and high-speed rail transforming Pattaya, clear foreign-ownership routes and visa paths — plus the caveats every buyer should hear first.

30 July 2026
The True Cost of Living in Pattaya in 2026: Real Monthly Budgets
Buyer's Guide

The True Cost of Living in Pattaya in 2026: Real Monthly Budgets

How much does it really cost to live in Pattaya in 2026? Realistic monthly budgets for rent, food, utilities, transport, healthcare and visas — from someone who lives here.

21 July 2026
Pattaya Property Prices 2026: What Your Budget Actually Buys
Buyer's Guide

Pattaya Property Prices 2026: What Your Budget Actually Buys

What ฿1M, ฿2M, ฿5M and ฿10M+ really buy in Pattaya — honest budget-by-budget guidance on size, location, quota and the costs the price tag hides.

19 July 2026
House Ownership in Thailand & the Nominee Crackdown: What Buyers Actually Need to Know
Buyer's Guide

House Ownership in Thailand & the Nominee Crackdown: What Buyers Actually Need to Know

The DSI nominee crackdown explained honestly: what foreigners can own, who is really at risk, why genuine companies are not the target, and the clean registered-leasehold route for owning a villa with peace of mind.

14 July 2026
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From the agencies

Latest Listings

The newest properties from Alan Bolton Property Consultants & East Coast Real Estate.

Fully Renovated 3 Bedroom House with Modular Mezzanine in Central Park 4, PattayaFor SaleFeatured

฿4,900,000

Fully Renovated 3 Bedroom House with Modular Mezzanine in Central Park 4, Pattaya

Jomtien

2 bed3 bath110 m²224 m² landP10263
1-Bedroom Condo for Sale at Olympus City Garden, Central PattayaFor SaleFeatured

฿2,200,000

1-Bedroom Condo for Sale at Olympus City Garden, Central Pattaya

Central Pattaya

1 bed1 bath27 m²P10163
Land for Sale 400 m from Lake Mabprachan — 828 sqm Plot, East PattayaFor SaleFeatured

฿4,400,000

Land for Sale 400 m from Lake Mabprachan — 828 sqm Plot, East Pattaya

Mabprachan Lake

828 m² landP10065
Modern 4-Bedroom Pool Villa at Lake Mabprachan, East PattayaFor SaleFeatured

฿9,900,000

Modern 4-Bedroom Pool Villa at Lake Mabprachan, East Pattaya

Mabprachan Lake

4 bed3 bath198 m²220 m² landABPC11236
Elegant 3-Bedroom Pool Villa in Exclusive Luxury VillageSale / RentFeatured

฿9,600,000 · ฿55,000/mo

Elegant 3-Bedroom Pool Villa in Exclusive Luxury Village

Huay Yai

3 bed3 bath340 m²372 m² landABPC10834
Large Top Floor Two Bedroom Two Bathroom Unit in Popular Pratumnak CondoFor Sale

฿6,300,000

Large Top Floor Two Bedroom Two Bathroom Unit in Popular Pratumnak Condo

Jomtien

2 bed2 bath122 m²ABPC11734
VILLA DOMENICA, Siam Royal View, 6 Bed 7 Bath in East PattayaFor Sale

฿47,900,000

VILLA DOMENICA, Siam Royal View, 6 Bed 7 Bath in East Pattaya

East Pattaya

6 bed7 bath845 m²1050 m² landABPC0224
Dual Studio Investment Opportunity | 58 SQM | New Nordic VIP 2 | Pratumnak Soi 4For Sale

฿1,790,000

Dual Studio Investment Opportunity | 58 SQM | New Nordic VIP 2 | Pratumnak Soi 4

Pratumnak

2 bed2 bath58 m²P10176
Show more properties →
Fred von Keller

Thinking of buying or selling in Pattaya?

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