The Grand Panus

Chon Buri

Chon Buri province spans Thailand's Eastern Seaboard, just 90 minutes from Bangkok. Its star attraction is Pattaya — Thailand's second-largest beach resort city — but the province also includes the industrial hub of Si Racha (home to many Japanese expat families), the naval town of Sattahip, and the quieter beaches of Bang Saray and Na Jomtien. A massive infrastructure boom, including the EEC (Eastern Economic Corridor) and high-speed rail from Bangkok, is reshaping the region. Bang Lamung (Pattaya, Jomtien, Na Jomtien) — The resort core. Pattaya city has thousands of condos from budget to luxury. Jomtien is quieter and more family-oriented. Na Jomtien is booming with new luxury developments. Strong short-term rental market. Si Racha — Clean, orderly city with a large Japanese community due to nearby industrial estates. Good schools, hospitals, and a more suburban feel. Popular with working expats and families. Sattahip — Naval base area, quieter beaches, and more affordable. Growing interest from buyers priced out of central Pattaya. Mueang Chon Buri — The provincial capital. More Thai-oriented, less touristy. Convenient for those commuting to Bangkok or industrial zones. Budget retirees — Pattaya offers a full Western-amenity lifestyle at lower cost than Phuket or Bangkok Rental investors — Year-round tourism plus a large resident expat population drives steady demand Working expats — Si Racha and Laem Chabang for industrial/EEC corridor jobs Weekend-home buyers — Close enough to Bangkok for regular trips via motorway Pattaya is one of Thailand's most affordable coastal condo markets. Studios start from 1–2 million THB. Sea-view 1-beds range from 3–6 million THB. Premium beachfront projects in Na Jomtien or Wong Amat go for 80,000–150,000 THB/sqm. Rental yields of 5–8% gross are achievable for well-located, managed units. Houses in Si Racha or suburbs start from 3–5 million THB. Chon Buri is connected to Bangkok via the Motorway 7 (1.5-hour drive) and the planned high-speed rail (Bangkok–Rayong via Pattaya, under construction). U-Tapao Airport in Sattahip is being expanded into a third Bangkok-area international airport. Within Pattaya, songthaews (baht buses) are the main public transport — there is no rail system yet. Pattaya's reputation has evolved significantly — it now has family-friendly areas, international schools, and upscale dining alongside its entertainment scene. The EEC (Eastern Economic Corridor) is driving major infrastructure investment — property values in the corridor are expected to rise with the high-speed rail completion. Condo oversupply in some Pattaya sub-areas means buyers have strong negotiating power but should research carefully for rental potential. Beach quality in central Pattaya is modest — serious beach lovers should look at Jomtien, Na Jomtien, or the islands (Koh Larn).