As an expert with 20 years of experience in the Thai real estate market, I have seen no shortage of attempts to foist illiquid properties onto trusting compatriots. But the video by the channel “My Thai Club,” titled “Real Estate in Pattaya 2026: An Honest Review for Living and Investing” — this is a new level of shamelessness. What we have before us is not analysis, but a cheap performance in which two employees of the same company stage an interview, trying to convince viewers that their subjective fantasies are the definitive truth.
If you are planning to buy property in Pattaya, forget everything you heard in this video. This is not expert content — it is 42 minutes of linguistic rubbish and factual errors wrapped in the glossy packaging of an “honest review.”
ACT 1: A ONE-AGENCY THEATRE AND “UNCOMFORTABLE” QUESTIONS DIRECTED AT THEMSELVES
The essence of the video is laughable: Ildar and Masha (bloggers who are also, by no coincidence, the advertising faces of the company) interview Khalid Redwan, the founder of the agency “Pattaya Real Estate Center.” In other words, employees of the very same organisation pretend to conduct an independent dialogue. At 00:51 Masha promises to ask “uncomfortable questions,” but what we hear instead is nothing but syrup and self-congratulation.
The absurdity: This is exactly like asking a mirror: “Mirror, mirror on the wall, who is the fairest of them all?” At 01:47Khalid declares that viewing properties independently is inadvisable because you might end up buying “a pig in a poke” — while at the same time asking you to take his own word for everything. The entire video is an attempt to monopolise the right to truth, backed by no independent data whatsoever.
ACT 2: A LINGUISTIC DEAD END AND VERBAL TICS
Listening to these “experts” is physically painful. The level of command over terminology — and even basic coherent speech — displayed by these “professionals” with 16 years of experience raises serious questions.
- 11:51 The verbal tic “kind of.” Khalid constantly uses “kind of” and “obviously” in an attempt to lend weight to his words.
- 13:53 A linguistic masterpiece: “chinyovnik.” In all seriousness, Khalid refers to the Chanot (the certificate of title) as “chinyovnik” — a garbled nonsense word. This is not a slip of the tongue; it is evidence that the man does not understand the basic terminology of the documents he has supposedly been working with for years.
- 36:40 “Apartments are going up in value… selling out fast.” The standard scare tactic aimed at anyone who wants to buy property in Pattaya. The classic manipulation technique: “Run, before it’s too late!”
ACT 3: FACTUAL ERRORS AND MANIPULATION OF FIGURES
Anyone who wants to buy property in Pattaya must rely on the law, not on Khalid’s fantasies.
- Investment visa 13:28: Khalid claims that the threshold for the visa rose from 10 to 15 million baht in 2024. This is a half-truth presented as dogma. In reality, the rules for obtaining investment visas in Thailand are far more complex, and simply holding a “chinyovnik” (as he calls it) worth 15 million does not guarantee automatic annual renewal without additional conditions.
- Thai quota 07:43: Khalid states that a foreigner in a company can own only 49%. This is correct, but he entirely glosses over the risks of ownership through Thai nominees, referring to it as “an option for those who want to live there for life” 08:03. For an “expert,” concealing the legal risks of losing property in a company with 51% Thai participation constitutes criminal negligence.
- Sales statistics 16:04: The claim that Riviera projects sell out within five months is marketing fiction. Anyone who actually monitors the market knows how many units have been sitting on the resale market for years.
ACT 4: AN 83-MILLION-BAHT PENTHOUSE AND ERRORS IN VALUATION
At 09:39 we are shown a penthouse, with great admiration being lavished on a “kitchen that goes up to the ceiling.” This is the level of assessment from a self-taught interior decorator, not an investor. Not a single word about the quality of the concrete, the air conditioning system or the Maintenance Fee, which for properties of this type can run to hundreds of thousands of baht per year.
WHY IS THIS VIDEO A DANGEROUS CIRCUS?
When you plan to buy property in Pattaya, you expect to see a risk analysis. But here, all we see is agents eating seafood 17:02 and discussing how expensive Dubai is compared to paradise-like Pattaya. This is not analysis — it is information charlatanism in a Thai setting.
Summary: The “My Thai Club” video is manipulative content produced by employees of one company for the purpose of self-promotion. They confuse terminology (“chinyovnik” instead of Chanot), conceal the risks of the Thai quota and play on emotions (“there’s snow in Moscow, but we’ve got prawns”).
If you genuinely want to buy property in Pattaya, do not be one of the “viewers” whom Ildar and Masha dispatch to Khalid for a “free consultation” 41:01. Remember: the free cheese in Thailand only comes in a mousetrap registered to a Thai company. Hire independent lawyers and do not trust agents who interview themselves.
Article note: A full analysis of every “umm” and “kind of” in this 42-minute video would fill volumes, but for a thinking investor, this is more than enough. What we have here are amateurs selling dreams through the distorting mirror of marketing.