Authored by the expert who managed and guided the team behind the Thailand Property Pack
Yes, the analysis of Bangkok's property market is included in our pack
Everything you need to know about condo prices in Bangkok in 2026 is covered in this guide, from average prices per square meter to neighborhood breakdowns and hidden costs.
We wrote this article for foreigners considering buying a condo in the Thai capital, with real numbers, honest insights, and practical advice based on official data.
We constantly update this blog post to reflect the latest market conditions and pricing trends.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bangkok.
Insights
- Bangkok condo prices vary by a factor of four or more depending on location, with central Sukhumvit condos costing around THB 200,000 per sqm while outer areas like Bang Na can drop below THB 80,000 per sqm.
- Foreign buyers must transfer funds from abroad in foreign currency and convert them through a Thai bank to legally own a Bangkok condo under the 49% foreign quota rule.
- Rental yields in Bangkok average 4% to 6% gross, but emerging areas like Rama 9 and Ratchada can reach 6% to 7% due to lower purchase prices and strong tenant demand from young professionals.
- The Bangkok condo market saw cumulative price growth of 15% to 25% in prime areas over the past five years, though outer districts with oversupply experienced stagnation or slight declines.
- Nearly 58,000 unsold condo units sit in Bangkok's inventory as of late 2024, creating a buyer's market where negotiating 5% to 10% off asking prices is realistic in many projects.
- One-bedroom condos in Bangkok are typically only 30 to 35 sqm, much smaller than Western standards, which surprises many foreign buyers expecting larger layouts.
- Monthly maintenance fees in Bangkok condos range from THB 40 to 80 per sqm, meaning a 50 sqm unit costs THB 2,000 to 4,000 monthly before utilities.
- Temporary government fee reductions from April 2025 to June 2026 lowered transfer fees from 2% to 0.01% for Thai nationals buying properties under THB 7 million, but foreign buyers still pay the standard 2% rate.
- Resale condos in Bangkok typically sit on the market for 180 to 240 days in 2025, up from 90 to 120 days in 2021, giving buyers significant negotiating leverage.
How much does a condo actually cost in Bangkok?
What is the average price per square meter for a condo in Bangkok in 2026?
As of early 2026, the average price per square meter for a condo in Bangkok is approximately THB 150,000 to 155,000, which translates to around USD 4,200 to 4,300 or EUR 3,900 to 4,000.
The realistic price range in Bangkok is extremely wide, spanning from THB 72,000 per sqm (around USD 2,000 or EUR 1,850) in budget outer areas to over THB 300,000 per sqm (around USD 8,300 or EUR 7,700) in prime central districts like Sukhumvit and Sathorn.
This enormous gap means the "average" can be misleading, since a condo near a BTS station in Thonglor can easily cost three times more than one located 20 minutes away in Nonthaburi or Bang Kapi.
How much does a one-bedroom, a two-bedroom and a three-bedroom condo cost in Bangkok in 2026?
As of early 2026, a one-bedroom condo in Bangkok typically costs between THB 4.5 and 6 million, which is approximately USD 125,000 to 165,000 or EUR 115,000 to 155,000, though sizes are usually only 30 to 35 sqm.
A two-bedroom condo in Bangkok ranges from THB 8.5 to 12 million (around USD 235,000 to 330,000 or EUR 220,000 to 310,000), with typical sizes between 55 and 70 sqm.
Three-bedroom condos in Bangkok are less common and usually found in higher-end developments, with prices starting around THB 15 million and reaching THB 25 million or more (USD 415,000 to 690,000 or EUR 385,000 to 645,000) for units of 90 to 120 sqm.
These prices assume mid-range to good locations with BTS or MRT access, and entry-level city condos can start around THB 3.8 to 4.2 million for smaller studios.
By the way, you will find much more detailed price ranges across surfaces and neighborhoods in our Bangkok property pack.
What is the cheapest condo a foreigner can buy in Bangkok in 2026?
As of early 2026, the realistic minimum price a foreigner can expect to pay for a condo in Bangkok is around THB 2.6 to 3 million, which equals approximately USD 72,000 to 83,000 or EUR 67,000 to 77,000.
At this price point, you are looking at studios or micro one-bedroom units of 23 to 28 sqm in outer districts like Bang Kapi, Bang Na, Lat Krabang, or areas near the Nonthaburi border, typically in older buildings with fewer amenities.
The main trade-offs at this price include limited public transit access, smaller living spaces, older building facilities, and importantly, the risk that the building's foreign ownership quota is already full, which would make purchase impossible for non-Thai buyers.
How much does a luxury condo cost in Bangkok in 2026?
As of early 2026, luxury condos in Bangkok start at around THB 12 to 18 million for a one-bedroom unit (USD 330,000 to 500,000 or EUR 310,000 to 465,000), with prices reaching THB 300,000 to 450,000 per sqm and ultra-prime projects exceeding THB 500,000 per sqm.
Luxury condos in Bangkok typically feature high-end finishes, branded residences, private lifts, infinity pools, extensive fitness facilities, concierge services, and often panoramic city or river views.
The neighborhoods known for luxury condos in Bangkok include Lumphini, Phrom Phong, Thong Lo, Chidlom, Wireless Road, and the riverside Charoen Nakhon area near ICONSIAM, where developments like Scope Langsuan, The Ritz-Carlton Residences, and Marque Sukhumvit command the highest prices.
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What is the usual price difference between new-build and resale condos in Bangkok in 2026?
As of early 2026, new-build condos in Bangkok typically carry a 15% to 25% premium over resale units in comparable locations, meaning a resale condo might cost THB 130,000 per sqm while a new launch nearby could be THB 150,000 to 160,000 per sqm.
One important factor that can significantly narrow or widen this gap in Bangkok is unit size: many new projects feature smaller units with higher price-per-sqm figures, while older condos often offer larger layouts at lower per-sqm rates, making direct comparisons tricky.
The current oversupply situation in Bangkok has also compressed this gap, as developers offer incentives like furniture packages, fee waivers, and guaranteed rental returns that effectively reduce new-build premiums for savvy negotiators.
Are condo prices rising or falling in Bangkok in 2026?
As of early 2026, condo prices in Bangkok are rising slowly, with year-on-year growth of approximately 2% to 4%, though this rate is modest compared to the double-digit increases seen before the pandemic.
The main factor driving Bangkok condo prices upward is rising construction costs, including higher material prices and wages, combined with increasing land prices in prime locations near mass transit lines and the central business district.
This price trend is not uniform across Bangkok: prime areas like Sukhumvit and Sathorn continue to see steady appreciation of 3% to 5%, while outer districts with oversupply issues have experienced stagnation or slight price corrections of 4% to 10% below peak levels.
You can also read our latest update about property price forecasts in Bangkok.
What has been the 5-year condo price trend in Bangkok in 2026?
As of early 2026, Bangkok condo prices in prime areas have grown approximately 15% to 25% cumulatively over the past five years, though this overall growth masks significant variation between locations and includes periods of stagnation during 2020-2022.
The peak period for condo price growth during this five-year span was late 2019 and early 2020, just before the pandemic, when year-on-year increases exceeded 10% in prime districts, followed by recovery-driven growth in 2023-2025 particularly in transit-connected luxury segments.
Mass-market condos in oversupplied outer Bangkok areas experienced much slower growth or even price drops during this period, highlighting how location quality has become the dominant factor in Bangkok's condo market performance.
Please note that you will find much more detailed price analyses and forecasts in our property pack covering the real estate market in Bangkok.
We made this infographic to show you how property prices in Thailand compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What extra costs should I expect when buying a condo in Bangkok?
What are the total transaction costs when buying a condo in Bangkok in 2026?
As of early 2026, the total transaction cost when buying a condo in Bangkok as a foreigner is approximately 6% to 9% of the purchase price, including all government fees, legal costs, and one-time payments to the building.
These costs include the transfer fee (2% of appraised value), stamp duty (0.5%), potential withholding tax (varies based on seller circumstances), legal fees (THB 50,000 to 100,000), and the sinking fund contribution (THB 500 to 1,000 per sqm for new builds).
The transfer fee at 2% is usually the largest single expense for foreign condo buyers in Bangkok, though negotiations with sellers sometimes result in splitting this cost, effectively reducing each party's share to 1%.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bangkok.
What hidden fees do condo buyers often overlook in Bangkok?
The most commonly overlooked fee for condo buyers in Bangkok is the sinking fund, a one-time upfront payment typically ranging from THB 300 to 500 per sqm (around USD 8 to 14 or EUR 8 to 13 per sqm) that can add THB 15,000 to 25,000 to a 50 sqm purchase.
Other hidden fees that frequently surprise first-time Bangkok condo buyers include foreign exchange transfer costs when sending money from abroad (often 1% to 2%), overpriced furniture packages pushed by developers, and unexpectedly high common area maintenance fees in luxury towers that can exceed THB 80 per sqm monthly.
These hidden fees typically become due at different stages: the sinking fund and first maintenance payment are collected at transfer, while furniture packages are often paid during construction for off-plan purchases, and FX costs occur when wiring purchase funds into Thailand.
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Which neighborhoods are best for buying a condo in Bangkok?
What are the most popular neighborhoods for foreign condo buyers in Bangkok in 2026?
As of early 2026, the top three most popular neighborhoods for foreign condo buyers in Bangkok are Sukhumvit (particularly Asok, Phrom Phong, and Thong Lo), Silom/Sathorn, and Ari, which together account for the majority of foreign transactions in the city.
These neighborhoods attract foreign buyers because they offer a concentration of international restaurants, embassies, multinational company offices, international schools, and top hospitals like Bumrungrad, combined with excellent BTS/MRT connectivity and an established expat community that makes daily life seamless for non-Thai speakers.
In these popular foreigner-friendly neighborhoods, typical condo prices range from THB 150,000 to 250,000 per sqm (around USD 4,200 to 6,900 or EUR 3,900 to 6,400 per sqm), with a standard one-bedroom costing THB 5 to 8 million and two-bedrooms from THB 10 to 15 million.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bangkok.
Which areas have the cheapest condos in Bangkok in 2026?
As of early 2026, the three areas with the cheapest condos in Bangkok are Bang Na, Bang Kapi, and Lat Krabang, along with border zones near Nonthaburi province, where prices can be 40% to 60% lower than central Sukhumvit.
In these affordable areas, typical condo prices range from THB 72,000 to 100,000 per sqm (around USD 2,000 to 2,800 or EUR 1,850 to 2,600 per sqm), with entry-level studios starting at THB 1.5 to 2 million and one-bedrooms from THB 2.5 to 4 million.
These lower prices come with trade-offs including longer commute times, limited nightlife and international dining options, and in some areas, oversupply issues that can make future resale challenging.
Which neighborhoods have the best rental demand for condos in Bangkok in 2026?
As of early 2026, the top three neighborhoods with the best rental demand for condos in Bangkok are Asok, Thong Lo/Ekkamai, and Silom/Sathorn, where vacancy rates for quality units remain below 10% compared to the citywide average of over 25%.
Typical rental yields in these high-demand neighborhoods range from 4% to 6% gross annually, with some well-positioned one-bedroom units in emerging areas like Rama 9 and Ratchada achieving 5% to 7% due to lower purchase prices.
The main factor driving rental demand in these neighborhoods is their concentration of multinational headquarters, embassies, and international schools, creating consistent demand from corporate tenants and expatriate families who prioritize walkability, dining options, and English-language services over price.
You can also read our detailed analysis about the rental yields for condos in Bangkok.
What neighborhoods should I avoid when buying a condo in Bangkok in 2026?
As of early 2026, condo buyers in Bangkok should generally avoid oversupplied outer zones with poor transit connectivity, including parts of outer Ratchada, suburban Bang Sue/Chatuchak clusters far from stations, and mass-launch developments near unfinished or underperforming transit lines.
The main reason these neighborhoods are considered less desirable is the severe oversupply situation, with vacancy rates reaching 15% to 17% in some areas, leading to price stagnation, rental income pressure, and resale challenges that can trap owners in underperforming investments for years.
Tourist-only zones with volatile seasonal demand, such as parts of Khao San Road and some riverside developments without strong local resident bases, also present risks for foreign buyers seeking stable long-term value.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Thailand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What is the condo buying process like in Bangkok?
What are the steps to buying a condo as a foreigner in Bangkok?
Buying a condo as a foreigner in Bangkok involves approximately 6 to 8 main steps, depending on whether you purchase new-build or resale, with the process being more straightforward than many other Asian markets.
The key steps are: selecting a unit that falls within the building's foreign quota, paying a reservation deposit (typically THB 50,000 to 200,000), signing the Sale and Purchase Agreement, transferring funds from abroad in foreign currency through a Thai bank to obtain the required Foreign Exchange Transaction (FET) form, conducting due diligence, and completing the ownership transfer at the local Department of Lands office.
The step that typically takes the longest is the fund transfer and FET documentation process, as Thai banks require proof that purchase funds originated from overseas and were converted into baht locally, which can take 1 to 3 weeks to process and verify.
Before starting the purchase process, foreign buyers must prepare their passport, proof of funds, bank statements, and should arrange for a Thai bank account to receive and convert their foreign currency transfer.
You can also read our blog article about what foreigners can buy and own in Bangkok.
How long does it take to complete a condo purchase in Bangkok?
The typical timeframe to complete a condo purchase in Bangkok, from accepted offer to ownership transfer, is 30 to 60 days for resale units, while new-build purchases depend entirely on construction completion timelines which can range from immediate to 2 to 3 years.
Factors that can significantly speed up the process include having funds already in Thailand, working with experienced legal counsel, and purchasing a unit with clear title and available foreign quota, while delays commonly arise from FET documentation issues, quota verification problems, seller document preparation, or Land Department scheduling backlogs.
Physical presence in Bangkok is not strictly required for the purchase, as power of attorney arrangements allow lawyers to handle the transfer on your behalf, though many buyers prefer to attend the Land Department transfer in person.
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What are the ongoing costs of owning a condo in Bangkok?
What are the typical recurring monthly condo costs in Bangkok in 2026?
As of early 2026, the typical total monthly condo cost in Bangkok, including maintenance fees and utilities, ranges from THB 4,000 to 8,000 (around USD 110 to 220 or EUR 100 to 205) for a standard one-bedroom unit of 35 to 50 sqm.
Monthly common area maintenance fees in Bangkok condos typically range from THB 40 to 80 per sqm (around USD 1.10 to 2.20 or EUR 1 to 2 per sqm), meaning a 50 sqm unit pays THB 2,000 to 4,000 monthly, with luxury developments charging up to THB 150 per sqm.
Sinking fund contributions in Bangkok are usually collected as a one-time payment at purchase rather than monthly, but some buildings charge small monthly additions of THB 10 to 20 per sqm to maintain reserve levels.
Monthly utility costs for a typical one-bedroom condo in Bangkok run approximately THB 2,000 to 3,500 (around USD 55 to 100 or EUR 50 to 90), covering electricity (primarily air conditioning), water, and internet, with air conditioning usage being the largest variable.
What are the typical annual condo ownership costs in Bangkok in 2026?
As of early 2026, the typical total annual condo ownership cost in Bangkok, including property tax and insurance, ranges from THB 5,000 to 15,000 (around USD 140 to 415 or EUR 130 to 385) for a standard unit, making Thailand one of the lowest annual holding cost markets in Asia.
Annual property tax (Land and Building Tax) for owner-occupied condos in Bangkok is effectively zero for properties valued under THB 50 million due to the primary residence exemption, while investment properties are taxed at only 0.02% to 0.30% of appraised value depending on value brackets.
Annual condo insurance in Bangkok typically costs THB 3,000 to 6,000 (around USD 85 to 165 or EUR 75 to 155), though this covers only the individual unit since building common areas are insured through the juristic person management.
Other significant annual costs Bangkok condo owners should budget for include occasional special assessments for major building repairs, annual general meeting fees, and potential increases in common area fees which buildings can raise with owner approval.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Thailand. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do expats and locals really say about buying condos in Bangkok?
Do most expats regret or recommend buying a condo in Bangkok in 2026?
As of early 2026, the general sentiment among expats about buying a condo in Bangkok is cautiously positive, with most recommending purchase only for those planning to stay 5 years or longer and prioritizing lifestyle benefits over short-term investment returns.
The most common reason expats give for recommending Bangkok condo ownership is the combination of relatively low purchase prices compared to other major Asian cities, minimal annual holding costs, and the ability to customize and truly settle into a space rather than dealing with landlord restrictions and lease renewals.
The most common reason expats give for regretting their Bangkok condo purchase is underestimating how difficult resale can be outside prime areas, particularly when they bought in oversupplied outer districts or during the pre-2020 boom at prices that have since stagnated or declined.
What unexpected challenges do foreign condo owners face in Bangkok?
The most common unexpected challenge foreign condo owners face in Bangkok is the surprisingly small unit sizes, with many buyers from Western countries shocked that a "one-bedroom" condo is often only 30 to 35 sqm, making furniture selection and daily living more cramped than anticipated.
Other unexpected challenges that frequently surprise foreign Bangkok condo owners include navigating juristic office communications conducted primarily in Thai, dealing with strict building rules about renovations and noise, experiencing poor resale liquidity when trying to exit outside prime areas, and discovering that maintenance fees can be raised substantially after purchase with limited owner recourse.
Many foreign owners also underestimate the complexity of managing a rental property remotely, including finding reliable tenants, handling maintenance issues across language barriers, and understanding Thai tenant rights that can make eviction difficult.
Finally, please note that we have made a list of potential risks, scams and pitfalls when buying a new property in Bangkok.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bangkok, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Real Estate Information Center (REIC) | Official real estate data arm of the Thai government under the Government Housing Bank. | We used REIC for Bangkok condo price indices and transaction statistics. We relied on it to anchor average prices and verify market trends. |
| Bank of Thailand (BOT) | Thailand's central bank publishing macroeconomic and property-related financial stability data. | We used BOT reports to validate price growth rates and market stability. We also cross-checked foreign demand trends and property indices. |
| CBRE Thailand | The largest international real estate consultancy in Thailand with comprehensive Bangkok coverage. | We used CBRE for prime, mid-range, and luxury pricing data. We relied on their segmentation of new-build versus resale condos. |
| Knight Frank Thailand | A globally recognized real estate advisory with long-running Bangkok research. | We used Knight Frank for Bangkok condo price bands and luxury benchmarks. We also used their neighborhood-level market insights. |
| JLL Thailand | A top-tier global property consultancy active in Thailand for decades. | We used JLL to cross-check rental demand by neighborhood and buyer profiles. We validated investor versus owner-occupier trends. |
| Government Housing Bank (GHB) | A state-owned bank central to Thailand's housing finance system. | We used GHB data for transaction costs, transfer fees, and typical buyer expenses. We also validated affordability metrics. |
| Department of Lands Thailand | The government body administering all property registrations and transfer fees. | We used official fee schedules for transfer, registration, and ownership structures. We relied on it for legal process accuracy. |
| Savills Thailand | A major international consultancy with Bangkok residential research capabilities. | We used Savills to validate pricing gaps between suburbs and CBD areas. We also used their buyer behavior analysis data. |
| Global Property Guide | An international property research platform with standardized methodology across markets. | We used Global Property Guide for rental yield comparisons and regional benchmarking. We verified Thailand-wide market trends. |
| Numbeo | A cost-of-living database aggregating housing costs with transparent methodology. | We used Numbeo cautiously to estimate utilities and recurring ownership costs. We cross-checked all figures with local reports. |
| Bangkok Post | Thailand's leading English-language newspaper often publishing REIC and BOT-cited data. | We used Bangkok Post articles only when they directly cited official datasets. We used them to contextualize local market sentiment. |
| Thailand Law Online | A consolidated legal reference used by practitioners and regulators for Thai property law. | We used it to confirm foreign ownership limits and condo legal structures. We cross-checked with Department of Lands guidance. |
| World Bank | An international institution providing macro and structural housing insights globally. | We used it to frame Bangkok's long-term urban demand and housing supply dynamics within the broader economic context. |
| Belaws Thailand | A legal services firm specializing in Thai property law for foreign buyers. | We used Belaws for accurate transaction cost breakdowns and legal process verification. We confirmed fee structures and requirements. |
| DDProperty | Thailand's leading property portal with extensive listing and demand index data. | We used DDProperty demand indices to understand rental market trends. We verified neighborhood popularity among tenants. |
We have made this infographic to give you a quick and clear snapshot of the property market in Thailand. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.