I understand your post was meant for another person but I wish to reply to some of the points you mentioned.
My retirement goal is to retire in front of beach. Wongamat seem peaceful enough for me. Nothing is perfect anyway but when I stayed there on one of my trips, I felt rural peace. 😄
The other point you mentioned is about avoiding foreigners. I want to be with similar situations as I am. Safety in numbers. Also, I don't want to standout among the locals. I want anonymity. The issue with many folks though is privacy and this is valuable to me so I really need to have a unit where folks can't view me from my balcony. Though I don't do it, I love the option to just be naked in my own abode. I know I would be paying premium for a property that meets this but hey, it's like sex on the balcony forever. 😄
While I do not like going to bars, I like the option to be close to some of those as needed distraction every now and then. There is a Baht bus that rides 24 hours a day in Wongamat road (Naklua 16 road) that takes me to heaven of Pattaya. My hope is the risk of safety issue is reduce by lessened trips to such area. Perhaps, 2x a month would suffice, preferably to meet up with friends I'd make there.
I would just rent and keep an eye for better prospects. As another poster mentioned, 10 years from now, the are could be different.