Buying in Pattaya, in plain English

Bars, agogos, night clubs, restaurants and hotels change hands constantly in Pattaya. Done properly it's a fast way into a running income — done carelessly it's the classic way to lose money. The difference is due diligence.

What you're actually buying

Most business listings are a lease takeover: you pay a one-time takeover price for the fit-out, equipment, name and goodwill, then pay monthly rent to the landlord under a new or transferred lease. Freehold businesses (like our hotel and building listings) include the property itself, usually via a company transfer.

The checklist we run on every listing

• Lease: remaining term, renewal options, rent increases, landlord consent to transfer
• Licences: alcohol, food, entertainment — valid and transferable
• Trading history: real monthly numbers, not a napkin estimate
• Staff: contracts, salaries, who stays after handover
• Company transfer: debts and liabilities checked by a lawyer before signing
• Your work permit and visa position for running it legally

A realistic timeline

From offer to keys usually takes 2–6 weeks: agree the price, verify documents, transfer the lease and licences, count the stock, hand over. We coordinate every step.

Yes — but the rules depend on what you're buying.

Condos: the simplest route

Foreigners can own condominium units outright (freehold) as long as foreigners hold no more than 49% of the building — the "foreign quota". A condo in foreign quota is fully yours: your name on the title deed, inheritable, sellable.

Houses and villas: leasehold or company

Foreigners cannot own land directly. The two common structures are a 30-year registered lease (often with renewal options) or ownership through a Thai limited company. Both are widely used; we explain which structure a specific villa uses before you view it.

Before you pay anything

• Title deed type — Chanote is the strongest
• Foreign quota confirmation from the building's juristic office
• Outstanding common fees or utility debts on the unit
• Funds transferred from abroad with the FET form for foreign-quota registration
• Transfer taxes and who pays what — in the contract, not a handshake

Contracts run 6 or 12 months (12 gets the better price). Expect a two-month security deposit plus the first month up front. Electricity and water are on top — check the rate per unit in the contract, as some buildings mark electricity up above the government rate.

Photograph the room and meter readings on day one, get the deposit terms in writing, and confirm what "fully furnished" includes. We walk the inventory with you at check-in and check-out — that's how deposits come back in full.

We sell faster when the listing is honest and complete — that's the whole strategy.

• Honest valuation based on recent sales — not a flattering number to win the listing
• Professional photos, done at our cost
• Buyers handled natively in English and Thai
• For businesses: lease terms, licences and trading history packaged into a verified listing
• Transfer handled end-to-end, taxes calculated in advance