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
Is January 2026 a good time to buy a property in Bangkok, or should you wait for better conditions?
In this article, we break down the current housing prices in Bangkok and show you what the data really says about whether prices are fair, whether they might drop, and whether finding tenants or selling later will be easy.
We constantly update this blog post with the freshest data we can find, so you always get a clear picture of where the Bangkok property market stands.
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.
So, is now a good time?
Rather yes, January 2026 is a good time to buy property in Bangkok if you are patient and willing to negotiate, because the market clearly favors buyers right now.
The strongest signal is the roughly 27 months of unsold condo inventory in Bangkok, which means sellers are under pressure and you have real bargaining power.
Another strong signal is the temporary mortgage relaxation allowing up to 100% loan-to-value until June 2026, which makes financing easier than it has been in years.
Other important signals include the Bank of Thailand's policy rate cut to 1.25% in December 2025, mild price growth of just 0.5% to 1% year-over-year, and new rail lines like the Yellow and Pink lines boosting certain neighborhoods.
The best strategy right now is to focus on transit-adjacent condos or family townhouses in established areas like Sukhumvit, Rama 9, or Bang Na, negotiate hard for discounts, and hold for at least 5 years if you plan to rent out or resell.
This is not financial or investment advice, we do not know your personal situation, and you should always do your own research before making any property decision.
Is it smart to buy now in Bangkok, or should I wait as of 2026?
Do real estate prices look too high in Bangkok as of 2026?
As of January 2026, Bangkok property prices do not look bubble-high because official indices show only mild growth of around 0.5% to 1% year-over-year, which suggests prices are more stagnant than stretched.
One clear on-the-ground signal is that developers in Bangkok are negotiating heavily and offering promotions, which you typically only see when prices are at their limit and buyers have leverage.
Another telling sign is the roughly 27 months of unsold condo inventory in Bangkok, a level that usually means sellers cannot push prices higher without losing buyers to the competition.
You can also read our latest update regarding the housing prices in Bangkok.
Does a property price drop look likely in Bangkok as of 2026?
As of January 2026, the likelihood of a meaningful property price decline in Bangkok over the next 12 months is low, because the data points to a soft market rather than a collapse.
A plausible downside-to-upside range for Bangkok property prices in 2026 would be somewhere between a 3% decline and a 3% gain, which means flat to slightly moving in either direction.
The single most important factor that could trigger a price drop in Bangkok would be a sharp tightening of credit conditions, such as banks pulling back on mortgage approvals or the government reversing its LTV relaxation.
However, credit tightening is unlikely in the next few months because the Bank of Thailand just cut rates in December 2025 and extended easier LTV rules until June 2026, signaling they want to support the market rather than squeeze it.
Finally, please note that we cover the price trends for next year in our pack about the property market in Bangkok.
Could property prices jump again in Bangkok as of 2026?
As of January 2026, the likelihood of a renewed price surge across Bangkok is low to medium, because while financing conditions are supportive, heavy condo supply keeps a lid on citywide gains.
A plausible upside range for Bangkok property prices in 2026 would be between 2% and 5% in specific high-demand pockets, such as transit-adjacent areas or family-sized rentals near international schools.
The single biggest demand-side trigger that could drive prices to jump in Bangkok would be sustained low interest rates combined with the 100% LTV window pulling forward buyer demand before June 2026.
Please also note that we regularly publish and update real estate price forecasts for Bangkok here.
Are we in a buyer or a seller market in Bangkok as of 2026?
As of January 2026, Bangkok is clearly a buyer-leaning market, especially for condos, because the oversupply of unsold units gives purchasers strong negotiating power.
The estimated months-of-inventory for Bangkok condos sits around 27 months based on REIC data, which is well above the 6-to-9 months that typically signals a balanced market, meaning buyers can take their time and push for discounts.
While we do not have a precise share of listings with price reductions for Bangkok, the widespread developer promotions and willingness to negotiate suggest that a significant portion of properties are effectively being offered below initial asking prices, confirming that sellers have limited leverage right now.
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.
Are homes overpriced, or fairly priced in Bangkok as of 2026?
Are homes overpriced versus rents or versus incomes in Bangkok as of 2026?
As of January 2026, Bangkok homes appear closer to fairly priced than overpriced when you compare purchase costs to rents and incomes, though some new launches can stretch beyond what rents justify.
The estimated price-to-rent ratio in Bangkok currently falls between 15 and 22 times annual rent (gross yields of 4.5% to 6.5%), which is within the range typically considered reasonable for a major Asian city rather than dangerously inflated.
The estimated price-to-income multiple in Bangkok for a typical dual-income professional household earning 60,000 to 120,000 baht per month puts comfortable purchase prices around 3 to 7 million baht for condos and townhouses, which matches where most of the market's active inventory sits.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Bangkok.
Are home prices above the long-term average in Bangkok as of 2026?
As of January 2026, Bangkok property prices sit roughly 40% above their 2011 baseline in nominal terms according to the Bank of Thailand's condo index, but this gain has been spread over many years rather than a sudden spike.
The estimated recent 12-month price change in Bangkok is only around 0.5% to 1% for most property types, which is well below the faster growth rates seen in the years before the pandemic and signals a market that has cooled significantly.
When you look at inflation-adjusted (real) prices using BIS data, Bangkok is above its early-2010s level but has not shown the vertical takeoff that typically signals a late-cycle bubble, which suggests the market is elevated but not dangerously so.
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What local changes could move prices in Bangkok as of 2026?
Are big infrastructure projects coming to Bangkok as of 2026?
As of January 2026, the biggest infrastructure projects affecting Bangkok property prices are the recently opened Yellow Line (Lat Phrao to Samrong) and the Pink Line extension toward Muang Thong Thani, both of which are already reshaping demand in their corridors.
The Yellow Line is fully operational, while the Pink Line extension is in advanced stages and expected to boost areas like Chaeng Watthana and the Impact Arena zone, making properties near these stations more attractive for both buyers and renters.
For the latest updates on the local projects, you can read our property market analysis about Bangkok here.
Are zoning or building rules changing in Bangkok as of 2026?
The single most important zoning change being discussed in Bangkok is the comprehensive city plan update, which could shift allowable building densities in various corridors and affect how much new supply can be built in certain areas.
As of January 2026, the net effect of likely zoning changes on Bangkok property prices is uncertain because plan revisions are still being debated and can be delayed or altered by political factors, so buyers should treat any "upzoning" potential as a bonus rather than a sure thing.
If these zoning changes do go through, the areas most affected would likely be major transit corridors and inner-city zones where developers could build taller or denser projects, which could mean more future supply competing with existing condos.
Are foreign-buyer or mortgage rules changing in Bangkok as of 2026?
As of January 2026, mortgage rules in Bangkok have temporarily become easier while foreign-buyer rules remain mostly stable, and the combined effect is supportive for near-term demand without major structural changes on the horizon.
There are no significant new foreign-buyer restrictions being actively considered right now, and the main legal path for foreigners remains condominium ownership under Thailand's Condominium Act, which allows up to 49% foreign ownership per building.
The most important mortgage rule change is the Bank of Thailand's temporary LTV relaxation allowing up to 100% financing in certain cases, which runs until June 30, 2026, making it easier for first-time buyers and those purchasing entry-level homes to get full financing.
You can also read our latest update about mortgage and interest rates in Thailand.
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.
Will it be easy to find tenants in Bangkok as of 2026?
Is the renter pool growing faster than new supply in Bangkok as of 2026?
As of January 2026, the balance between renter demand and new rental supply in Bangkok is roughly even in prime areas but tilted toward oversupply in mid-market and outer condo zones where new launches have picked up significantly.
The strongest renter demand signal in Bangkok comes from returning expatriate professionals and foreign employees, particularly in the Sukhumvit core (Asoke, Phrom Phong, Thong Lo) and Sathorn, where JLL reports improving vacancy conditions.
On the supply side, CBRE and Cushman & Wakefield report thousands of new condo units launched in 2025, which adds to rental competition especially in areas like Rama 9, On Nut, and outer Bangkok where developers have been most active.
Are days-on-market for rentals falling in Bangkok as of 2026?
As of January 2026, days-on-market for rentals in Bangkok's prime areas are estimated to be falling slightly, with well-priced units in central locations typically renting within 2 to 4 weeks compared to softer periods.
The difference between "best areas" and weaker areas in Bangkok is significant: prime Sukhumvit and Sathorn units move in 2 to 4 weeks, while mid-market or outer-zone condos with lots of competition can sit for 1 to 3 months if priced ambitiously.
One common reason days-on-market falls in Bangkok's prime areas is the under-supply of larger family-sized units and well-maintained apartments near international schools, which creates bidding pressure when these rare formats become available.
Are vacancies dropping in the best areas of Bangkok as of 2026?
As of January 2026, vacancies are dropping in Bangkok's best rental areas, particularly in prime apartment segments along Thong Lo, Ekkamai, Phrom Phong, and Sathorn, according to JLL's latest market reports.
Vacancy rates in these prime areas are lower than the overall Bangkok market, where condo oversupply keeps citywide vacancy elevated, meaning landlords in central locations face less competition than those in outer zones with heavy new supply.
A practical sign that these best areas are tightening first is that landlords in Thong Lo and Phrom Phong are now more frequently receiving multiple inquiries within the first week of listing, whereas a year ago similar units would sit for several weeks before attracting serious interest.
By the way, we've written a blog article detailing what are the current rent levels in Bangkok.
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Am I buying into a tightening market in Bangkok as of 2026?
Is for-sale inventory shrinking in Bangkok as of 2026?
As of January 2026, for-sale inventory in Bangkok is not shrinking overall because the condo segment still carries heavy unsold stock and new launches have rebounded, keeping buyer choice abundant.
The estimated months-of-supply for Bangkok condos sits around 27 months based on REIC data, which is well above the 6-to-9 month range that typically indicates a balanced market, confirming that inventory remains elevated rather than tight.
Are homes selling faster in Bangkok as of 2026?
As of January 2026, homes in Bangkok are selling slightly faster than the weakest trough of the past few years, but the pace is still not "fast" because the large inventory overhang means many listings require pricing realism and patience.
The estimated year-over-year change in median days-on-market for Bangkok is a modest improvement, with JLL reporting positive net absorption in luxury segments, but mass-market condos still take longer to sell due to heavy competition.
Are new listings slowing down in Bangkok as of 2026?
As of January 2026, new listings in Bangkok are not slowing down because developers have ramped up launches significantly in 2025, with CBRE and Cushman & Wakefield both reporting large year-over-year increases in newly launched condo units.
The seasonal pattern for new listings in Bangkok typically sees more launches in the second half of the year after the rainy season, and the current level is not unusually low but rather reflects developers pushing supply back into the market after a cautious period.
Is new construction failing to keep up in Bangkok as of 2026?
As of January 2026, new construction is not failing to keep up with demand in Bangkok's condo market, where supply is ample and even oversupplied in many zones, though certain family-sized formats and prime low-rise segments can feel tight because they are harder to mass-produce.
The recent trend in new condo completions and launches shows meaningful pipeline activity according to CBRE and Cushman & Wakefield, meaning the overall housing stock is growing rather than falling short.
The main bottleneck limiting new construction in Bangkok is not permitting or labor but rather developer caution about adding to already-heavy inventory, so the constraint is market-driven rather than regulatory or supply-chain-driven.
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.
Will it be easy to sell later in Bangkok as of 2026?
Is resale liquidity strong enough in Bangkok as of 2026?
As of January 2026, resale liquidity in Bangkok is moderate overall, meaning homes can sell at realistic prices but speed and success depend heavily on location, property type, and pricing discipline.
Median days-on-market for resale homes in Bangkok varies widely: well-located units in prime Sukhumvit, Sathorn, or established family corridors can sell within 1 to 3 months, while commodity condos in oversupplied zones may take 6 months or longer, which is above a "healthy liquidity" benchmark of under 3 months.
The property characteristic that most improves resale liquidity in Bangkok is proximity to a BTS or MRT station, because transit-adjacent units attract both local and foreign buyers and command more consistent demand even in soft markets.
Is selling time getting longer in Bangkok as of 2026?
As of January 2026, selling time in Bangkok is slightly longer than it would be in a truly hot market, but it has stabilized compared to the weakest period and is not dramatically worsening for realistically priced properties.
The current median days-on-market in Bangkok ranges from roughly 2 to 4 months for well-located and fairly priced properties, stretching to 6 months or more for overpriced or poorly positioned listings, which is a realistic low-to-high range across most listings.
One clear reason selling time can lengthen in Bangkok is the sheer volume of competing inventory, especially in popular condo zones like Rama 9, On Nut, and Ratchada, where buyers have many options and can afford to wait for the best deal.
Is it realistic to exit with profit in Bangkok as of 2026?
As of January 2026, the likelihood of selling with a profit in Bangkok is medium, meaning it is achievable but depends more on buying well and choosing the right location than on broad market appreciation.
The estimated minimum holding period in Bangkok that most often makes exiting with profit realistic is around 5 to 7 years, which gives enough time for slow price appreciation to outpace transaction costs and for the property to benefit from any infrastructure or neighborhood improvements.
The estimated total round-trip cost drag in Bangkok, including transfer fees, taxes, agent commissions, and legal costs, is roughly 6% to 10% of the property value, which translates to approximately 180,000 to 700,000 baht on a 3 to 7 million baht property (around 5,000 to 20,000 USD or 4,500 to 18,000 EUR).
The one factor that most increases profit odds in Bangkok is buying below market value through negotiation or distressed sales, because the current buyer-friendly market makes it possible to secure discounts that build in equity from day one.
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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 |
|---|---|---|
| Bank of Thailand (BoT) | Thailand's central bank and the official source for residential property price indices. | We used the Bangkok sub-indexes for condos, townhouses, and houses to track price direction. We also used the type-split data to avoid overgeneralizing from one segment. |
| REIC (Government Housing Bank) | Government-backed real estate data center widely used by regulators and banks. | We used their new-build price indices and unsold inventory counts to calculate months-of-supply. We also used their Bangkok-specific figures to keep the analysis place-specific. |
| BIS (via FRED) | Top-tier international data source providing inflation-adjusted price series. | We used the real residential property price index to check whether Bangkok prices are being pushed by inflation or genuine appreciation. We used it as an independent cross-check against local Thai indices. |
| CBRE | Top global real estate brokerage and research firm with structured quarterly data. | We used their launch-volume data to see whether new supply is accelerating. We used it to triangulate inventory pressure alongside REIC data. |
| Cushman & Wakefield | Major global real estate research house useful for cross-checking other sources. | We used their new-supply counts and average launch prices to anchor price levels for new stock. We used it to confirm whether developers are still pushing supply into the market. |
| JLL | Major global real estate consultancy with detailed segment-level market reports. | We used their net absorption and vacancy direction data to judge rental tightness in prime segments. We used it to inform tenant-demand outlook by area and unit format. |
| Reuters | Global wire service providing factual and time-sensitive rate decision reporting. | We used the latest Bank of Thailand rate decision to anchor mortgage-rate direction. We used it to judge whether financing conditions are easing or tightening. |
| SCB EIC | Major Thai bank research unit with transparent commentary sourced from BoT. | We used their LTV relaxation explainer to translate the rule change into practical "who benefits" segments. We used it to gauge the likely size of the demand impulse. |
| MRTA | Thailand's state transit authority and primary source for rail project facts. | We used their Yellow Line and Pink Line pages to identify where connectivity has improved. We used it to map "transit premium" neighborhoods for different home types. |
| Bangkok Post | Leading English-language Thai newspaper with reliable market reporting. | We used their coverage of BoT mortgage rule changes and market conditions. We used it to verify timing and policy details from official sources. |
| Thailand National Trade Repository | Government repository pointing to the legal basis for condo ownership rules. | We used it to ground foreign-ownership discussion in actual law rather than rumors. We used it to explain why condos behave differently from landed homes for international demand. |
| National Statistical Office (NSO) | Thailand's official statistics agency and base dataset for income and household data. | We used it as the authoritative backbone for the income side of affordability calculations. We used it to ensure our price-to-income logic ties to official measurement. |
| NESDC | Thailand's national economic planning body providing GPP data. | We used it to contextualize Bangkok's economic base and job concentration. We used it to cross-check whether housing demand has macro support locally. |
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.