Pattaya The Cost of an Extra Condo Bedroom

Subtracting a citywide one-bedroom average from a citywide two-bedroom average produces a number that looks cleaner than the underlying market. Two-bedroom units are usually larger and often differ in floor, view, bathrooms, furnishing, condition and ownership quota at the same time.

The comparison below uses three Pattaya projects with enough active one- and two-bedroom sale listings in September 2026: The Base Central Pattaya, Centric Sea Pattaya and Unixx South Pattaya. These are asking prices, not recorded transaction prices. Listings that appeared to describe the same unit through near-identical floor, area and price details were not counted twice where the duplication was apparent.

Project identity and bedroom type are held reasonably constant; view, quota and fit-out are not always disclosed consistently. The figures therefore describe the gap between comparable project groups, not a pure price assigned to a second bedroom.

Most observations are from 13–22 September 2026. That makes the result a current market snapshot rather than a standing Pattaya benchmark.

At The Base Central Pattaya, 13 one-bedroom listings produced a median asking price of THB 3.60 million and a median floor area of 29.9 sq m. Six two-bedroom listings came to THB 7.50 million and 57.15 sq m. The within-project difference is THB 3.90 million, about 108%, together with 27.25 sq m of extra space.

Centric Sea Pattaya shows a smaller full-price gap. Ten one-bedrooms had a median of THB 3.49 million at 36.95 sq m, while nine two-bedrooms were at THB 6.80 million and 60 sq m. That is an additional THB 3.31 million, roughly 95%, for about 23.05 sq m more floor area.

Unixx South Pattaya sits lower in absolute price. The median across 20 one-bedroom listings was THB 2.775 million at 35 sq m; ten two-bedroom listings were THB 5.59 million at 62.3 sq m. The gap is THB 2.815 million and 27.3 sq m.

Despite different price levels, the three projects point in the same direction. Removing the cheapest and most expensive listing from each bedroom group leaves the price medians unchanged, which limits the effect of obvious extremes. A specific unit can still move well away from those medians because of floor, view, quota or condition.

The medians below are based on three project-level groups rather than all Pattaya listings. Sale prices are September 2026 asking prices; the rent row is left without a synthetic market median because fresh comparable two-bedroom rental data are not available across all three projects.

Every project adds substantial floor area together with the second bedroom. The median increase across the three project groups is 27.25 sq m, with the lower quartile still around 25.15 sq m. The full purchase-price gap therefore covers far more than an extra room.

At The Base Central Pattaya, the median unit size rises from 29.9 to 57.15 sq m; at Centric Sea, from 36.95 to 60 sq m; and at Unixx, from 35 to 62.3 sq m. The published project layouts point the same way: The Base one-bedrooms start around 29 sq m while two-bedrooms start around 50.5 sq m, and Centric Sea moves from about 27.5 sq m to about 57.5 sq m.

Larger units are not automatically cheaper per square metre in these groups. The median of the project-level figures is about THB 95,700/sq m for one-bedrooms and THB 104,600/sq m for two-bedrooms. That prevents a simple story in which the whole difference is merely extra floor area.

Dividing the purchase-price gap by the added area gives roughly THB 103,000–144,000 per additional sq m depending on the project. It is a useful expansion-cost measure, not a bedroom price, because floor, view, quota and layout remain embedded in it.

A larger condo can raise annual common-area charges when the building bills by floor area. The exact increase for these three projects cannot be stated responsibly without current juristic-person documentation because public portals disagree on the rates.

Centric Sea is listed at THB 45/sq m by PropertyHub and THB 55/sq m per month by FazWaz. Unixx shows an even wider conflict: THB 35 versus THB 50/sq m. FazWaz states THB 40/sq m for The Base Central Pattaya, while PropertyHub leaves the project fee blank. Those portal figures are useful leads, but they are not treated here as confirmed building tariffs.

A Department of Lands answer dated 24 April 2026 ties condominium-owner expenses to the juristic-person rules and resolutions under Sections 18 and 40 of the Condominium Act. Recurring common charges and a one-off sinking fund therefore need to be kept separate and verified against the specific building's current documents.

Rental listings also become uneven quickly. Unixx has enough fresh September examples to show the order of magnitude: one-bedrooms commonly ask around THB 13,000–16,500 per month and two-bedrooms around THB 21,000–30,000. The Base has too few fresh two-bedroom rentals, while Centric Sea has far fewer two-bedroom offers than one-bedrooms. A combined three-project rent median would mix periods and thin data, so it is not reported as a market result.