Greetings from Bangkok. We’re exploring options for a month-long rental in Pattaya, but with a bigger goal in mind: we're searching for a place to eventually call home in retirement.
 

We love Bangkok—its energy, culture, and convenience—but we’re craving more of a beach or mountain lifestyle with cleaner air. Here’s what we’re looking for in a potential long-term base:
 

• Seaview or mountain view with a balcony

• Secure building

• World-class gym nearby

• Walkable neighborhood ecosystem (cafés, grocery, gym – minimal car/moto reliance)

• Good air quality

• Access to quality groceries and organic food (we splurge on food)

• Proximity to town—urban access without being in the heart of nightlife

• College-town feel a plus (we’d love to plug into volunteer opportunities)

• Hospital reasonably nearby

• We’re open to paying a premium for a place that ticks these boxes
   

We’ve searched globally—Boracay, Baguio, Da Nang, and Nha Trang each had pieces of the puzzle. We’ve also explored Phuket, Samui, and Hua Hin and haven’t given up on any of them—we’re still actively exploring all three as we have this feeling that we have not idnetified the right areas yet. But we’d like to give Pattaya a proper look, especially the places where there is a walkable ecosystem. (I seem to recall that some condo buildings have attempted to build these kinds of neighborhoods around them, for example.)
 

If you know of neighborhoods, buildings, or hidden gems that might fit in Pattaya (and beyond), we’d be grateful for your wisdom.

This may be of use.......

 

 

Thanks for sharing this thread @CharlieH — some colorful reading. Will research JV Mansion and possibly Bright House. Somebody also reached out with a Riviera Jomtien suggestion.
 

A great sea view with balcony, good gym, walkable neighborhood, and a kitchen all remain important.  Thanks again. 🙏🏼

Siam Royal View... Hilltop living overlooking Pattaya.

Look at Jomtien.

 

La Royale/The Residence

https://www.hipflat.co.th/en/projects/la-royale-tqqtvp

 

Reflection

https://www.hipflat.co.th/en/projects/reflection-oeprld

Truly grateful, @Ralf001 and @HappyExpat57. Great ideas also. Will research! 🙏🏼

     In your shoes, I'd center my search on Wongamat.  I think it checks a number of your boxes:

* There are a number of nice condo projects right on the beach or nearby, most with their own good gym.  You mentioned Riviera Jomtien--there is also a Riviera Wongamat, equally nice.

* Two hospitals nearby--Bangkok Pattaya and Pattaya International.

*  Several good grocery stores nearby, including the new Best, Lotus's, Big C Marina, and Tops at T21. 

* Close to T21 and Central Festival malls, with Naklua Fish Market also nearby.

* Lots of restaurants, both stand alone and at the malls.

* Quieter, upscale area but close or not too far from a lot of things.

     Having lived in south Jomtien, central Jomtien, Pratamnuk, south Pattaya, north Pattaya, and Wongamat, I would choose Wongamat for beachside.   There are a number of mega projects going up or in the works for Jomtien and they will make that area-already very bad for traffic--even worse.  

     One alternative I might mention is the Darkside, where my spouse and I ended up after a number of condo stops all over Pattaya.  I think a previous poster mentioned Siam Royal View,  a very nice project also on the Darkside.   We are in a different area--near Lake Mabprachan and the Motorway--and we like it a lot.  

    Although we are on the eastern side of Sukhumvit, we can jump on the Motorway and be at T21, Lotus's, Index,  the hospital, etc., in an easy drive of 15 minutes or so.   For less than the price we sold our 1 bedroom seaview condo for, we built a 4-bedroom pool villa in a nice project.   We traded a seaview for a lot more space, including a home gym, and have no regrets.  The Darkside is booming with lots of new projects to choose from, should you want to go in a slightly different direction.

    As I've said many times, one of the great things about Pattaya is the number of diverse neighborhoods it has, each with its own vibe.  You'll likely find one that's just what you're looking for, or comes closer than about anywhere else.    Along with the variety of neighborhoods is a huge selection of housing at all price points, both as rentals and to own.   It's really an abundance of choice--and that's all to the good.   Have fun with your search and good luck.  

Simply brilliant, @newnative! Appreciate also learning about your journey from the sea view 1BR condo to your spacious villa, and your big-picture assessment of Pattaya.

We've got some exciting research ahead. We will aim to stay in Wongamat and assess the area. Particularly keen to identify any walkable neighborhoods and to compare the beach to other beaches around Thailand. All the best!

The air may well be cleaner than Bangkok, but it is pretty polluted in Pattaya town these days and getting worse. Good luck. 

8 hours ago, Remain Calm said:

Simply brilliant, @newnative! Appreciate also learning about your journey from the sea view 1BR condo to your spacious villa, and your big-picture assessment of Pattaya.

We've got some exciting research ahead. We will aim to stay in Wongamat and assess the area. Particularly keen to identify any walkable neighborhoods and to compare the beach to other beaches around Thailand. All the best!

Thanks.  Have fun with your search.

The Base, it is fantastic. 

Delete

 

Not sure I'd say anywhere in Pattaya has what I consider a walkable ecosystem, I personally find the state of the pavements and the built up concrete/non-green environment one of the biggest drawbacks living here now. It doesn't have a "college feel" and I felt the air quality deteriorated significantly this year. 

 

I think in all the other points it's as good a place as any because I doubt anywhere can match all your requirements . Be interested to hear your thoughts after your one month sortie, good luck.

3 hours ago, jacko45k said:

The air may well be cleaner than Bangkok, but it is pretty polluted in Pattaya town these days and getting worse. Good luck. 

Thank you for this bracing gust of reality, @jacko45k. Air is pretty important and may obviate a lot of my pretenses of living a healthy lifestyle after 15 years of "smoking" the pollution in Bangkok.

1 hour ago, bkk6060 said:

The Base, it is fantastic. 

Indeed -- it looks extremely promising for a getaway! Thanks so much for the tip @bkk6060

1 hour ago, Fat is a type of crazy said:

Delete

 

Despite what I gather was an abortive post, remain curious about your handle @Fat is a type of crazy 😀

11 hours ago, kinyara said:

Not sure I'd say anywhere in Pattaya has what I consider a walkable ecosystem,

Walkable in the sense of being close to everything without needing a car/ motorbike is one thing.

 

But nowhere is truly walkable and enjoyable because it's not pedestrian friendly. The sidewalks are cramped. Why are there no tree-lined streets? And the traffic is heavy, making it stressful to walk anywhere. 

 

Just drive to the beach and walk there if you want to keep your cortisol levels low. 

 

24 minutes ago, Remain Calm said:

Despite what I gather was an abortive post, remain curious about your handle @Fat is a type of crazy 😀

My knowledge is a bit limited to Jomtiem - I like the area from the main night market down to the other night market. A bit quiet for some. Easy to get to Pattaya.

Beach nice to look at and walk on but no good for swimming. Air pollution a big factor for long term stay - was there for March and about a week was pretty terrible but rest fine - during May to October has been fine. Phuket better option of course for beach and air. 

I like Copacabana - but rooms a bit small and new apartment block next door taking some outlooks - but nice pools, gym, facilities etc. New Copacabana on Second road could be good. 

Cetus looks nice with some bigger rooms and good facilities.

Sea View Beach Condos has a new block being built on the beach that could be good. The existing buildings are basic and rooms small but there's been some nice renovations combining two rooms. Nice outlook. Gym terrible. Pools nice.

38 minutes ago, kinyara said:

Not sure I'd say anywhere in Pattaya has what I consider a walkable ecosystem, I personally find the state of the pavements and the built up concrete/non-green environment one of the biggest drawbacks living here now. It doesn't have a "college feel" and I felt the air quality deteriorated significantly this year. 

 

I think in all the other points it's as good a place as any because I doubt anywhere can match all your requirements . Be interested to hear your thoughts after your one month sortie, good luck.

Great insights also, @kinyara.

But at least Pattaya might offer a convenient place to escape with a beach vibe without having to get on a plane. Will continue the quest for the walkable ecosystem in Asia that ticks the boxes. Shall return as we explore. 🙏🏼

Thanks for the frank assessments, @Fat is a type of crazy and @save the frogs. The air quality issue is disappointing to pick up as a persistent theme. As is the sidewalk/pedestrian safety point. We love the grittiness of living in these environments... to a point!

Apropos of nothing, also plan to check out Albania in a few months.

On 4/18/2025 at 9:53 AM, Remain Calm said:

• Seaview or mountain view with a balcony

• Secure building

• World-class gym nearby

• Walkable neighborhood ecosystem (cafés, grocery, gym – minimal car/moto reliance)

• Good air quality

• Access to quality groceries and organic food (we splurge on food)

• Proximity to town—urban access without being in the heart of nightlife

• College-town feel a plus (we’d love to plug into volunteer opportunities)

• Hospital reasonably nearby

• We’re open to paying a premium for a place that ticks these boxes
   

We’ve searched globally

Have a look at Vung Tau, Vietnam.

 

I worked there for a few years, it ticks most boxes. 

 

I've lived in Pattaya over 20 years, it's day is done.... Too many foreigners (expats) here now. 

 

 

 

On 4/18/2025 at 9:03 AM, newnative said:

     In your shoes, I'd center my search on Wongamat.  I think it checks a number of your boxes:

* There are a number of nice condo projects right on the beach or nearby, most with their own good gym.  You mentioned Riviera Jomtien--there is also a Riviera Wongamat, equally nice.

* Two hospitals nearby--Bangkok Pattaya and Pattaya International.

*  Several good grocery stores nearby, including the new Best, Lotus's, Big C Marina, and Tops at T21. 

* Close to T21 and Central Festival malls, with Naklua Fish Market also nearby.

* Lots of restaurants, both stand alone and at the malls.

* Quieter, upscale area but close or not too far from a lot of things.

     Having lived in south Jomtien, central Jomtien, Pratamnuk, south Pattaya, north Pattaya, and Wongamat, I would choose Wongamat for beachside.   There are a number of mega projects going up or in the works for Jomtien and they will make that area-already very bad for traffic--even worse.  

     One alternative I might mention is the Darkside, where my spouse and I ended up after a number of condo stops all over Pattaya.  I think a previous poster mentioned Siam Royal View,  a very nice project also on the Darkside.   We are in a different area--near Lake Mabprachan and the Motorway--and we like it a lot.  

    Although we are on the eastern side of Sukhumvit, we can jump on the Motorway and be at T21, Lotus's, Index,  the hospital, etc., in an easy drive of 15 minutes or so.   For less than the price we sold our 1 bedroom seaview condo for, we built a 4-bedroom pool villa in a nice project.   We traded a seaview for a lot more space, including a home gym, and have no regrets.  The Darkside is booming with lots of new projects to choose from, should you want to go in a slightly different direction.

    As I've said many times, one of the great things about Pattaya is the number of diverse neighborhoods it has, each with its own vibe.  You'll likely find one that's just what you're looking for, or comes closer than about anywhere else.    Along with the variety of neighborhoods is a huge selection of housing at all price points, both as rentals and to own.   It's really an abundance of choice--and that's all to the good.   Have fun with your search and good luck.  

I agree.   The Riviera Wongamat also has an abundance of condo's for sale and for rent.  You wouldn't happen to know anyone selling a condo there, would you?  

9 hours ago, KhunHeineken said:

I agree.   The Riviera Wongamat also has an abundance of condo's for sale and for rent.  You wouldn't happen to know anyone selling a condo there, would you?  

No

On 7/19/2025 at 1:41 PM, newnative said:

No

Would your wife know anyone selling a condo in Wongamat? 

17 minutes ago, KhunHeineken said:

Would your wife know anyone selling a condo in Wongamat? 

     No.  We haven't lived in Wongamat for a number of years.

19 hours ago, newnative said:

     No.  We haven't lived in Wongamat for a number of years.

So, Wongamat is not a good "investment."  I mean, you only buy where property increases in value, right?   

5 hours ago, KhunHeineken said:

So, Wongamat is not a good "investment."  I mean, you only buy where property increases in value, right?   

     We buy where we want to live, not where we think we will make money.  We have lived all over Pattaya and our properties increased in value wherever we lived.   We wanted to try living in Wongamat so we bought a condo there.  That's what we always do--buy to live in, for a time, until we get restless.  We also wanted to try a bigger condo, as we had been living mostly in studios and 1-2 bedrooms. 

    Wongamat turned out to be a good investment--and we enjoyed living there, for a time.  We took a big financial risk though, buying a large 3-bedroom condo wreck.  We didn't know what we would find--there could have been some awful, very expensive, surprises lurking.  But we liked: 

as close to the ocean as any condo in Pattaya, with gorgeous seaviews

small condo project with no illegal daily renters

condo lived like a small bungalow, with an outside entrance  with window boxes on one side and a nice, big balcony on the ocean side, with access from the LR and the MBR.

northwestern exposure, not direct west sun

easy proximity to places we went to:  T21, the hospital, Central Marina, Lotus's, Central Festival, Index, Home Pro, restaurants, etc.

nice surroundings--The Palm condo next door and Baan Plai Haad condo--also nice--across the street

beautiful, wide teak floors, and a good floorplan

very nice condo grounds, covered parking, and a nice pool

foreign quota

     A few negatives but the pluses outweighed them--you always need to balance the two, in my opinion.  We did a good renovation, enjoyed living there for a time, sold at a profit, and moved on to our final Pattaya condo, at Northshore, before moving to the Darkside when covid hit and nudged us into changing our lifestyle to living in pool villas.  

 

I don't think Pattaya is what you are looking for. Good idea on the monthly rental before you decide.

 

The thread is old. Did you make a permanent move to Pattaya? How do you like it?

Hey @Mark1969 ! Warm (literally!) Greetings from Pratumnak Hill's Lunch Box Cafe. We are embarking on our third week here in Pattaya. The first week we spent at Siam@Siam just to get the Central feel. Then moved to a condo at Viewtalay 7. Next stop is a Cozy Beach Condo. It's not Santa Monica, but it's not trying to be. Enjoy the Muscle Factory, the Sands Sauna, the beach walking areas, and a few other places. Could see this as a reasonable ecosystem.

In my limited but meaningful experience, the more beautiful the beach/mountain environment, the less sustainable it is. Either because of suboptimal infrastructure (Boracay/other remote places in SEA) or because it's bloody expensive (San Diego/Lake Como/Switzerland). Certainly open to learning. Hold my views a bit loosely.

The tentative goal now is a large two-bedroom space in an older building with a direct sea view in Pratumnak Hill. Either that -- or just to remain in the large, low-rise older condo in Bangkok where I currently live with my partner and preposterously old mother. I'm not sure buying anywhere in Thailand makes financial sense, but we shall see what the market offers in the next couple of years. We will also be checking out Malaysia soon. Cheers, sir!

Pratamnak Soi 5 (plus minus 1) area. Not sure about organic food though