The Chonburi - Pattaya Condo Market in 2026: 98,000 Listings Outside Bangkok

If you rank Thailand's property zones by how much is actually listed for sale and rent, the top of the table looks the way you would expect: Sukhumvit first, then Rama 9 and Ratchada. Both are central Bangkok. The third spot is not Bangkok at all. It is Chonburi, the coastal province that contains Pattaya, Jomtien, Sriracha, and the industrial heart of the Eastern Economic Corridor.

From Vurel's nightly read of 1.5 million listings across eleven Thai portals, Chonburi carried 98,144 active listings in August 2026. That is more than Sathorn and Silom. It is more than Phuket, Chiang Mai, and Hua Hin combined, which together hold about 67,600 listings against Chonburi's 98,144. For a market that most Bangkok-focused buyers treat as a side story, that is a lot of inventory.

This piece looks at what the listing data actually says about Chonburi in 2026: how the volume compares to Bangkok's biggest zones, what the median asking prices and rents look like, why one province supports this much supply, and where the data stops being useful.

The headline numbers

All figures below are median asking prices, not sold prices. Thailand has no public sold-price registry, so the asking side is the only public reference point, and everything here should be read with that in mind. The numbers come from Vurel's nightly read, August 2026.

Zone	Active listings	Median sale ask (THB)	Median rent ask (THB/mo)	Median sale ask per sqm (THB)
Sukhumvit	278,434	8.9M	35,000	154,286
Rama 9 and Ratchada	109,795	4.29M	21,000	102,083
Chonburi (incl. Pattaya)	98,144	5.65M	25,000	63,600
Sathorn and Silom	66,483	9.18M	32,000	162,162
Ratchathewi and Phaya Thai	64,423	8.24M	29,000	173,077
Nonthaburi	48,713	2.999M	12,000	38,750
On Nut and Bearing	48,134	4.0M	20,000	90,528
Phuket	27,065	14.9M	40,000	114,610
Chiang Mai	25,285	4.5M	24,000	49,083
Hua Hin and Cha-am	15,263	7.0M	30,000	70,313

Three things stand out.

First, the volume. Chonburi's 98,144 listings put it within striking distance of Rama 9 and Ratchada, a zone that sits on top of Bangkok's MRT spine and two decades of condo construction. No other provincial market comes close. Phuket, the most talked-about resort market in the country, holds roughly a quarter of Chonburi's listing count.

Second, the price level. Chonburi's median sale ask of 5.65 million baht is higher than On Nut and Bearing at 4.0 million, and higher than Rama 9 and Ratchada at 4.29 million. A coastal province out-asking two of Bangkok's core mid-market condo corridors is not what most people would guess.

Third, the per sqm figure. At 63,600 baht per sqm, Chonburi asks are less than half of Sukhumvit's 154,286 and roughly a third of Ratchathewi and Phaya Thai's 173,077. On a per sqm basis, Chonburi sits alongside Bang Na and Lasalle at 62,153 and Ramkhamhaeng at 60,870, which are outer Bangkok zones, not prime ones.

A higher median ticket price than Rama 9, but a per sqm ask at outer-Bangkok levels. Those two facts together tell you something about what is actually listed there.

Two markets wearing one label

The reason the medians look the way they do is that "Chonburi" is not one market. It is at least two, and they behave differently.

The beach condo market. Pattaya, Jomtien, Na Jomtien, Wongamat, Bang Saray. This is resort stock: sea-view towers, foreign-quota units, holiday lets, and a buyer base that has historically skewed toward foreign purchasers. Resort listings tend to be larger than Bangkok's investor-grade studios and one-bedrooms, and larger units push the median ticket price up while the per sqm number stays modest. A 90 sqm sea-view unit asking 6 million baht is a normal Pattaya listing. It would be a rounding error in the Sukhumvit data.

The EEC industrial corridor. Sriracha, Laem Chabang, Amata, Bang Saen, and the estates spread along the corridor. This side of the province runs on port logistics, petrochemicals, automotive plants, and the expatriate and Thai professional workforce those industries employ. Demand here is not seasonal and not sentiment-driven in the way resort demand is. Factories sign leases for engineers. Japanese firms have kept Sriracha rental demand steady for decades, and the EEC designation added new manufacturing investment on top.

The 98,144 listings are both of these markets summed together, plus everything in between. That is worth remembering every time you look at the zone-level median: it blends a sea-view market and a factory-belt market into one number. The 5.65 million median sale ask does not describe a typical Sriracha workforce condo or a typical Wongamat beachfront unit. It describes the midpoint of a stack that contains both.

This blending problem exists in every large zone, Sukhumvit included, but Chonburi is an unusually sharp case because its two halves serve almost non-overlapping buyer bases.

Why the volume rivals central Bangkok

Bangkok zones accumulate listings because of density: decades of condo towers along transit lines, plus a deep resale and rental churn. Chonburi got to 98,144 by a different route, and it is worth being explicit about what that count is and is not.

Supply has been built at scale for a long time. Pattaya has been a condo construction market since before most Bangkok corridors existed. Add the EEC investment wave and the housing built around industrial estates, and the physical stock is genuinely large.

Resort markets list hard. Holiday-let units get listed for sale and for rent at the same time. Owners who live abroad list through multiple agents. Agents in resort markets syndicate aggressively across portals. All of this pushes the listing count up relative to the underlying number of physical units.

That second point is a real caveat. Vurel does not merge duplicate listings across portals. If the same Jomtien unit appears on three portals through two agents, it counts more than once. This is true in every zone, Bangkok included, but agent-heavy resort markets probably duplicate more than owner-listed Bangkok resales do. So treat 98,144 as a measure of listing activity, not a census of unique units for sale. The comparison across zones is still meaningful, because every zone is measured the same way, but nobody should read the number as "98,144 distinct properties."

The rent side, and what yields look like on paper

Chonburi's median asking rent is 25,000 baht per month from Vurel's nightly read, August 2026. That is above On Nut and Bearing at 20,000, above Chiang Mai at 24,000, and well below Sukhumvit at 35,000.

A rough gross yield estimate can be derived by dividing annualized median asking rent by median sale ask. This is approximate in every direction: it compares two different pools of listings, uses asks rather than achieved prices on both sides, and ignores vacancy, fees, and taxes. With those warnings attached, here is the arithmetic.

Zone	Median rent ask x 12	Median sale ask	Approx. gross yield on asks
Chonburi (incl. Pattaya)	300,000	5,650,000	~5.3%
Sukhumvit	420,000	8,900,000	~4.7%
Hua Hin and Cha-am	360,000	7,000,000	~5.1%
Chiang Mai	288,000	4,500,000	~6.4%
Phuket	480,000	14,900,000	~3.2%

On paper, Chonburi's ask-on-ask yield of roughly 5.3 percent beats Sukhumvit and Phuket comfortably. The honest interpretation is narrower than it looks. The rental pool in Chonburi leans on the EEC corridor, where corporate and workforce tenancies keep rents firm. The sale pool leans on Pattaya resort stock. Dividing one by the other produces a number that no single landlord actually earns. If you are underwriting a specific unit, the zone medians are a starting sanity check, not a projection. Achieved rents on holiday lets are seasonal, and achieved sale prices sit below asks by a margin nobody can measure precisely because sold prices are not public in Thailand.

What the asking data can and cannot tell you here

It is worth being direct about the limits, because resort markets attract more optimistic arithmetic than most.

Everything above is an asking price. Sellers in slow resort markets are known for holding fantasy asks for years. A median ask is a median of what posters typed in, not of what buyers paid. The gap between ask and achieved price in Pattaya is unknowable from public data, and there is no reason to assume it is smaller than in Bangkok.

The zone median hides the split that matters. Sriracha and Jomtien are different markets that happen to share a province. If your decision depends on one of them, filter to that area and look at comparable listings directly rather than leaning on the zone number.

Listing counts include cross-portal duplicates. Covered above, but it bears repeating because it cuts the headline number down by some unknown factor.

Contact availability varies by portal. More than half of the listings Vurel reads carry a posted phone or LINE contact, around 56 percent, but coverage varies widely between portals: some post contacts on nearly every listing, while others post almost none. So which portal a listing sits on determines whether you can reach the poster directly.

What the data does support: Chonburi is, by listing volume, the largest property market in Thailand outside Bangkok, and it is not close. Its asking prices per sqm sit at outer-Bangkok levels while its median ticket sits above several inner-Bangkok corridors, which is exactly the signature of a market with larger units and a resort premium on part of its stock. And its rental side is priced more like a working city than a holiday town, which is the EEC showing up in the data.

Since Vurel's asking-price history goes back to March 2026, listings in the zone also carry their cut history: what a unit first asked, whether it has been reduced, and how long it sat between cuts. In a market where asks can be held far above achievable prices, that history is the most honest public signal of which sellers are actually meeting the market.

If you are looking at Chonburi

Start with the zone page at /area to see the current medians, then filter down to the district you actually care about, because the province-level number blends markets that should not be blended. Check the asking-price history on anything you shortlist: a Pattaya listing that has cut twice since March tells you more about its real price than the current ask does. And treat every number, including every number in this post, as the asking side of a negotiation that ends somewhere lower.

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Vurel reads 2.2 million listings from eleven Thai portals nightly, across every zone in Thailand, with asking-price history since March 2026 and posted contacts where portals provide them. The methodology, including what the data does not capture, is documented at /methodology, and there is a live sample at /sample.