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Pattaya property planning
Convert currencies and Thai land measurements, explore mortgage repayments, test rental assumptions and prepare a clearer transfer-cost conversation. Each tool is designed for early-stage planning—not to replace a bank, lawyer, accountant or official Land Office calculation.
Start with an estimate
Change every assumption to reflect your own situation. The figures update only inside your browser and are not submitted to MuangThai.
Use a current reference rate to translate a property budget. Your bank, card provider or transfer service will normally apply its own rate and fees.
Live data loads only when you request a conversion.
Reference rates are supplied by the open-source Frankfurter API and may reflect the latest available working-day data. They are not executable transfer quotes.
Translate a title-deed measurement in rai, ngan and square wah into square metres and square feet.
Fixed conversions: 1 rai = 1,600 m²; 1 ngan = 400 m²; 1 square wah = 4 m²; 1 m² = 10.7639 ft².
Model a standard repayment loan using a property price, down payment, interest rate and term.
This assumes a constant interest rate and equal monthly payments. It excludes bank fees, insurance, rate changes and eligibility rules. Foreign-buyer financing is lender- and case-specific.
Separate headline gross yield from a more realistic net operating estimate that accounts for occupancy, annual costs and initial purchase costs.
Net yield here means estimated net operating income divided by purchase price plus entered purchase costs. It excludes finance, income tax, capital growth, major refurbishment and selling costs.
Model the standard registration fee and selected seller-side taxes without pretending that an individual seller’s withholding tax can be calculated from one property value.
This is a planning model, not a Land Office quote. Individual withholding tax depends on statutory calculations including assessed value and holding period, so it is deliberately excluded. Temporary measures, mortgage registration, legal fees, commission and other transaction costs are also excluded. Confirm the exact basis and current rates with an independent Thai lawyer, accountant and the Department of Lands.
Read the result carefully
Property decisions become clearer when the assumptions behind the result are visible. These three checks matter more than a perfectly formatted number.
Try lower occupancy, higher annual costs and a less favourable exchange rate. A decision that still works under pressure is more informative than a best-case result.
Gross yield ignores vacancy and operating costs. Net operating yield is more useful, but it still does not include every tax, finance or eventual sale cost.
Transfer taxes and finance eligibility depend on the people, property, legal structure and current rules involved. Obtain written figures before signing or transferring funds.
Tool questions
Short answers to the most important questions about using these property planning tools.
No. The converter uses a current reference rate. A bank, card issuer or transfer provider can apply a different customer rate, margin and transaction fee, so request an executable quote before moving money.
Possibly, but eligibility is not automatic. Availability and terms depend on the lender, residency, income, property, loan currency and borrower profile. Some buyers also consider finance in another country or developer payment arrangements.
No. Yield compares rental income with the amount invested. Total return may also include financing, tax, capital gains or losses and selling costs. The calculator’s net figure is an operating estimate, not a forecast or guaranteed return.
One rai equals 1,600 square metres, one ngan equals 400 square metres and one square wah equals 4 square metres. The converter combines all three title measurements before producing the metric and imperial results.
Not necessarily. The planner shows selected standard components and excludes individual withholding tax because that calculation needs more transaction-specific information. Eligibility for reduced registration fees and all current charges must be confirmed for the actual transfer.
Turn the estimate into a property plan
Share the figures that matter to you and Dena can help narrow the Pattaya property search to realistic options.
