Monthly rental in Pattaya: short lease or one year?
One-month, three-month, six-month or one-year lease in Pattaya: the share of each term in 159 listings on October 20, 2026, and rents compared like for like.
Published on 5 min readData as of October 20, 2026
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Monthly rental in Pattaya: what the listings say
How long do you need to commit to rent in Pattaya? To answer with numbers rather than impressions, we counted the minimum lease asked in the listings RENT KHA reads around the clock. On October 20, 2026, the database holds 159 listings online for Pattaya and its surroundings, posted between October 14 and October 20, 2026.
Of these 159 listings, 118 (74%) state a minimum lease; the other 41 (26%) say nothing, and then you have to ask. Among the 118 that mention one, the one-year lease dwarfs the rest: 83 listings ask for 12 months, or 70%. Next come 17 listings at 1 month (14%), 9 at 6 months, 6 at 3 months, 2 at 10 months and 1 at 2 months.
Grouped the way RENT KHA’s Areas page does it, 24 listings accept a lease of 3 months or less (20%), 9 ask for 4 to 6 months (8%) and 85 require at least 7 months (72%). This is one week of listings, just before the tourist high season, and these shares will be tracked over the months.
| Minimum lease | Listings | Median rent | 1-bed condo |
|---|---|---|---|
| 3 months or less | 24 (20%) | ฿16,000 | ฿20,500 |
| 4 to 6 months | 9 (8%) | ฿22,000 | ฿16,500 |
| 7 months or more | 85 (72%) | ฿20,000 | ฿16,000 |
Short term rental in Pattaya: 1 to 3 months
The 24 listings open to leases of 3 months or less are almost all condos (22 of 24), and none is a house. They are mostly small places: 10 studios and 8 one-bedroom condos. Their median rent, ฿16,000 a month across 23 rents, therefore looks lower than that of long leases, but the comparison mixes different places.
Like for like, the short lease costs more. For a one-bedroom condo, the median is ฿20,500 with a lease of 3 months or less, against ฿16,000 with a lease of at least 7 months, or 28% more. The figure rests on 8 listings on one side and 40 on the other: it is an order of magnitude, not a rule.
These listings talk in months, not nights. In Thailand, renting a place for less than 30 days in principle falls under the hotel law, and many buildings ban nightly rentals in their rules. The shortest lease found in the database is one month.
Rentals with a lease of 3 months or less
27+ listings this month · updated 3 hours ago
Six-month lease in Pattaya: the rare middle ground
Six months is the term that suits many people, and it is the rarest in the listings: only 9 ask for 4 to 6 months, and 7 of those 9 are in Jomtien. Their median rent is ฿22,000; for the 6 one-bedroom condos among them, it is ฿16,500.
If you are aiming for six months, do not limit yourself to the listings that show it. Many 12-month listings do not say whether the owner would accept less: ask the poster directly, before the viewing.
Long term rental in Pattaya: the one-year lease is still the norm
The 85 listings asking for at least 7 months make up most of the market, and 83 of them ask for exactly 12 months. That is where all the choice is: 64 condos, but also the 21 houses, townhouses and villas that state their lease, all of which ask for at least 7 months.
Their median rent is ฿20,000 a month across 85 rents, pushed up by larger places: 33 of these listings have two bedrooms or more. For a one-bedroom condo, the long lease gives the lowest median of all, ฿16,000 across 40 listings.
For a house with a garden, a place with two bedrooms or more, or simply the best price for the same size, the one-year lease remains the simplest route.
Where to find a short lease in Pattaya
Jomtien concentrates the short leases: 10 of its 39 listings that state a lease accept 3 months or less (26%), and 7 more ask for 4 to 6 months. Pratumnak leans much more towards the year: only 3 listings out of 16 go down to 3 months, and 13 ask for at least 7 months.
Elsewhere the numbers are small: 2 listings out of 6 in Wongamat, 1 out of 6 in Central Pattaya, 1 out of 5 in North Pattaya. In East Pattaya and the neighbouring sectors, the 5 listings that state a lease all ask for 12 months.
Deposit, notice and breaking the lease
For a one-year lease, the most common practice is a deposit of two months’ rent plus the first month paid in advance. For a short lease, the deposit is often one month. Whatever the term, the deposit is paid at signing, never before the viewing.
Read the early termination clause before signing a one-year lease. Leaving before the end often costs the deposit; some owners accept a more flexible clause, such as an early exit with one or two months’ notice. It is negotiated at signing, not when you are about to leave.
The lease should also state how electricity and water are billed, and the owner must report a foreign tenant to the immigration office (form TM30), whatever the length of the stay.
Short or long lease: how to choose
You are coming for a season, one to three months: look for a studio or a one-bedroom condo, in Jomtien first, and expect a slightly higher rent than by the year for the same place. Listings that accept it are few, so it pays to watch the new ones rather than search once.
You are staying six months: aim for Jomtien, and also ask the posters of one-year leases. You are settling in: the one-year lease opens the whole market, from studios to East Pattaya houses, at the best price for the same size.
On RENT KHA, the “Minimum lease” filter shows the listings whose minimum lease is at most 3, 6 or 12 months; a listing that does not state its lease does not show up there. With access, from ฿100 a month, an e-mail alert tells you as soon as a listing matching that search is posted.
Frequently asked questions
Can I rent a condo by the month in Pattaya?
Yes. On October 20, 2026, 17 listings accept a one-month lease and 24 a lease of 3 months or less, mostly studios and one-bedroom condos, in Jomtien first.
Is a short lease more expensive in Pattaya?
For a one-bedroom condo, the median is ฿20,500 a month with a lease of 3 months or less, against ฿16,000 with a lease of at least 7 months, or 28% more. The gap rests on 8 short-lease listings: it is an order of magnitude.
What deposit for a one-year lease in Pattaya?
The most common practice is a deposit of two months’ rent plus the first month paid in advance. It is paid when signing the lease, against a receipt, after the viewing.
Can I rent a condo by the night in Pattaya?
In Thailand, renting a place for less than 30 days in principle falls under the hotel law, and many buildings ban it in their rules. The listings RENT KHA gathers are rentals by the month and longer.