Jomtien, Pattaya: who it suits, the beach and what condos cost

Where Jomtien is

Jomtien (จอมเทียน) is the southern part of Pattaya City, beyond Pratumnak hill. Administratively it sits in Nong Prue subdistrict, Bang Lamung district: the city’s own directories give addresses as “Moo 12, Jomtien Beach”. There is no official boundary; the name covers the beach and the blocks along it.

At its northern end Thappraya Road climbs over the hill to the centre; to the south Jomtien runs into Na Jomtien subdistrict, which belongs to Sattahip district and has its own page. The name is old: in the history of Pattaya published by the city, the army of the future King Taksin camped “at Jomtien” in 1767 on its way to Chanthaburi.

Official statistics do not count Jomtien’s residents separately, because DOPA reports by subdistrict. The part of Nong Prue inside Pattaya City had 67,228 registered residents in December 2025, but that also includes Pratumnak and the south of the centre.

Who Jomtien suits

• People who want a beach quieter than the central one. The city describes Jomtien as a beach with tree shade and fish restaurants along the shore; the beach road runs 3 km
• Water-sports fans. The city lists water-skiing, jet skis, windsurfing and banana boats
• People who work in or visit the centre but want to live away from its noise. Central Pattaya mall is 9.5 km away, about 11 minutes without traffic, or 10-20 baht by songthaew at the city’s 2019 fare
• Anyone flying via U-Tapao. The terminal is 37.0 km from the beach, 39 minutes without traffic and 6 km closer than from the centre
• Buyers who want to look at projects under construction. Since 2021, 9 projects with Jomtien in the name have had an environmental impact assessment approved or filed, among them The Riviera Santa Monica Jomtien (approved 2025-09-01) and Nebu Residences Jomtien (accepted for review 2025-10-22)

Who should look elsewhere

• Anyone who wants a nightlife bar on the doorstep. The bars, clubs and cabaret shows the city describes are around Pattaya Beach and Walking Street, 9-10 km away
• Anyone who needs a hospital within walking distance. The nearest inpatient hospital, the 60-bed private Jomtien Hospital, is 6.2 km from the beach (7 minutes without traffic); the city hospital is 7.7 km and Bangkok Hospital Pattaya 9.9 km
• Families who want a school next door. Nong Prue’s three international schools are in moo 13 and 3, and the subdistrict is large, so check each school’s address on the map. The other eight international schools of Bang Lamung district are in other subdistricts
• People looking for an undeveloped bay. Jomtien’s beach road is lined with hotels and condos, and the Treasury register has 49 buildings with Jomtien in the name; for lower density look at Na Jomtien, 7.3 km to the south

Jomtien by the numbers

The Treasury valuation is used for taxes and fees when a sale is registered; it is not a sale price. Method: all residential units, with or without a balcony (only separate balcony rows, commercial units and other areas are dropped); the median per floor, then per building across floors, then across buildings. For Jomtien we took the 49 buildings in Nong Prue whose name contains “จอมเทียน”. Buildings in Jomtien without that word in their name are missed, which is why the subdistrict median is shown alongside. We do not publish rents until we have our own dated data.

Jomtien Beach

Water quality: at the PCD monitoring point in the middle of Jomtien Beach the MWQI was 81.8 out of 100 in the 2025-07-03 sample, “good” on the department’s scale (above 80 up to 90). That is one sample from July 2025, in the rainy season, not continuous monitoring, and the PCD does not certify the beach for swimming on that basis. We do not rank beaches in different areas on a single sample. We found no official wave data for the beach. In the Thai Meteorological Department normals for Phatthaya station, December to February have 2-3 rainy days a month and September and October 16-17. The monthly table is on the Pattaya page, and what to expect in the shoulder season is in Pattaya in October.

Condos and new projects in Jomtien

The Treasury register lists 49 residential condominiums in Nong Prue with Jomtien in the name. The lowest median valuation is Jomtien Suite Condotel 2 (THB 22,300/m²); the highest are Copacabana Beach Jomtien (107,000) and The Riviera Jomtien (84,500). These are completed buildings with titled units.

In ONEP’s Smart EIA Plus database, these projects with “Jomtien” in the name have had an environmental impact assessment approved or filed since 2021 (hotels and the hospital excluded):

Limits: the search was by name, so projects in Jomtien without the word are missing, and a “Jomtien” project may actually be in neighbouring Na Jomtien. Only large buildings need an EIA. Approval shows the project passed review; it does not confirm tenure or completion dates.

Currently for sale in our catalogue, 17 projects in Jomtien (developer-stated data, checked 2026-10-17):

All Pattaya projects with filters are in Pattaya property. If you are buying as a foreigner, start with how freehold, the 49% foreign quota and leasehold work: tenure and the remaining quota must be confirmed for each project.

Living in Jomtien: schools, hospitals, shops, transport

Schools. The Ministry of Education private school register (OPEC) lists three licensed international schools in Nong Prue subdistrict: Thara Pattana (Moo 13), Mooltripakdee (Moo 3, Chaiyapornwithi 25) and Burapha Phatthanasat (Moo 13, Soi 81). Nong Prue is large, so “in Nong Prue” does not mean “in Jomtien”: check the address on a map. The other eight international schools in Bang Lamung district are in other subdistricts, for example Regents International School Pattaya and Rugby School Thailand. Among Nong Prue’s state schools on the OBEC list (2020 data), the largest are Wat Suthawat and Ban Noen Phlap Wan, each with just over 2,000 pupils.

Hospitals. The Ministry of Public Health list of private inpatient hospitals (HSS, 2026-07-31) has four in Pattaya, one of them named after Jomtien:

Routes: to Jomtien Hospital, to Pattaya City Hospital and to Bangkok Hospital Pattaya, OSRM, 2026-10-17. In the open HA data, Jomtien Hospital’s accreditation ran to 2026-09-19 and Bangkok Hospital Pattaya’s to 2026-08-21; check with the hospital whether it has been renewed.

Shops. On OpenStreetMap as of 2026-10-17, within 1.5 km of the middle of the beach there are 28 convenience stores (17 7-Eleven, 5 FamilyMart), a Lotus’s Minimart supermarket, The Village shopping centre and three markets, including The Big Market Jomtien and Yai Mak Market. We checked locations on the map only.

Transport. According to the city in 2019, Pattaya has no regular city bus. Songthaews (baht buses) run from Jomtien to the centre via Thappraya Road, and there is a route to Na Jomtien. The city gave an average fare of 10 baht per ride and 20 baht for a full route in February 2019; we found no newer official fare. Otherwise it is ride-hailing apps, motorbike taxis and your own scooter; licence rules are in can I ride a scooter with a car licence. Getting in from the airports is covered in the Pattaya airport guide.

Seasons and weather

TMD’s Phatthaya station, 1991-2020 normals: 1,105.8 mm of rain a year, half of what Phuket Town gets. It is dry from December (11.7 mm) to February (19.9 mm); the wettest months are September (213.6 mm) and October (224.5 mm, 17 rainy days), and by November rain drops to 56.6 mm. Month by month: Pattaya in October and in November.

Jomtien vs its neighbours

Sources: Treasury (snapshot 2024-08-05, our calculation) and OSRM routes on OpenStreetMap (2026-10-17) from Jomtien Beach, Cosy Beach on Pratumnak, Na Jomtien Beach and Central Pattaya mall. Jomtien Beach to Na Jomtien Beach is 7.3 km, about 8 minutes.

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