South Pattaya is most definitely the place where the party is at.
Home to Pattaya’s most famous (or infamous) location – Walking Street – and a whole host of the best shopping opportunities in Pattaya, including the Central Festival, Mike’s, Royal Garden Plaza and the TukCom IT malls, South Pattaya is a thriving, frenetic 24/7 paradise for both shoppers and party-goers alike. The area’s easy-going and vibrant atmosphere is the main attraction for a large percentage of visitors to Pattaya and so is the part of the city that has always been in the highest demand and is unlikely to change any time in the near future.
With South Pattaya having been the original nucleus of the city, this means that the area has now seen close to fifty years of development. For this reason, South Pattaya is the one part of the city where vacant plots for building are now very few and far between. This means that new developments coming onto the market tend to be some of the most expensive in the area. For investors, however, the higher prices are still worth paying, because this is the most popular area for both short-term and long-term rental clients. As a result, both occupancy rates and rental yields are among the highest you will find anywhere on the Eastern Seaboard.
South Pattaya covers an area approximately 3.5km long by 2km wide. Its northern border is separated from Central Pattaya by Pattaya Klang; to the west it is bordered by the sea to the north and by Thappraya Road to the south, which separates the area from Pratumnak Hill. To the south, Thepprasit Road forms the boundary with Jomtien, while Sukhumvit is the dividing line on the eastern side, separating the area from ‘the darkside’ and Eastern Pattaya.
While the lack of available building plots means that there are fewer options in this part of the city than other areas such as Jomtien or Pratumnak Hill, there is still a wide range of projects to choose from, with something available no matter how low (or high) your budget may be.
Money no object? Then Waterfront is probably going to be the project for you. Located on one of the most prime pieces of land in the city – right between the iconic ‘Pattaya City’ sign and the Bali Hai Pier – this stunning-looking 49-storey tower offers incredible sea views from all apartments. Naturally condos in such an exclusive five-star development don’t come cheap, currently starting at THB 9.6 million, but rental revenues are also going to be equally as impressive.
If you can’t afford Waterfront but still want to be within staggering distance of Walking Street, City Garden is one of the few realistic alternatives as it is located in a quiet street between Second Road and Soi Buakhao. It is also the perfect choice for anyone who wants a unit that’s ready to move into right away, as the development was completely finished in January 2012. There are currently just a handful of studio and one-bedroom apartments remaining here, but still a good selection of two-bedroom units.
Situated just around the corner from City Garden are two more luxurious developments in the area, located opposite one another. Both of them will be managed by leading hotel chains. Centara Avenue Residence and Suites was launched in 2011 and now has only Thai Company ownership units remaining. The newer and larger Golden Tulip Hotel & Residence, which is located on a large 11-rai site, was only launched last autumn and so still has good availability remaining.
Head around 600m back from these two developments, to just the other side of Third Road, and you will find one of the more affordable options in South Pattaya. City Center Residence was launched in the spring of 2012 and consists of three buildings surrounding one of the larger pools you’re likely to find in this part of town.
Located just south of Third Road, Novana Residences is also one of the more affordable options for city centre property. Construction on the project is now well underway, having started in January 2012. Due to the great success of this conveniently located development, there are no more units remaining under foreign ownership now.
Towards the southern end of the area – on the Thappraya Road close to where South Pattaya joins with Pratumnak Hill and Jomtien – are two relatively new developments. Treetops is a sleek, white 12-storey tower which is surrounded by greenery and offers stunning sea views from its rooftop terrace. Between the tower and the road are a selection of townhouses and shophouses. With fully-furnished studio apartments here starting from a mere THB 1.3 million, Treetops is currently the most affordable option for anyone looking to buy in this area.
Located 300m south of Treetops is the Grande Caribbean Condo Resort, which also features a tower from where there are excellent sea views from all but the lowest floors. This tower – called The Cruz – is substantially taller at 30-storeys. In addition to the tower, Grande Caribbean also contains four other eight-storey buildings located around a huge lagoon-style pool, containing a total of 1,112 apartments, which makes this the largest resort in South Pattaya.