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
If you're curious about what it costs to buy a home in Bangkok in 2026, you're in the right place.
We constantly update this blog post with the freshest data available on Bangkok housing prices.
Whether you're looking at condos, townhouses, or detached homes, we break down everything you need to know.
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 housing prices dropped about 0.4% over the past year, but after adjusting for inflation, the real decline is closer to 1.3%, making it a buyer-friendly market in early 2026.
- Condos in Bangkok have outperformed other property types over the past decade, rising nearly 50% compared to just 22% for single-detached houses.
- The gap between listing price and final sale price in Bangkok typically runs 5% to 8%, with larger discounts more common on expensive homes.
- New properties in Bangkok command a 10% to 20% premium over older homes in the same area, mainly due to modern amenities and proximity to new transit links.
- Studio condos in prime Bangkok areas like Ploenchit can cost over 400,000 baht per square meter, while outer neighborhoods like Lat Phrao start around 70,000 baht per square meter.
- About 65% of Bangkok's for-sale residential market consists of condos, making apartments the dominant property type for buyers to consider.
- Buyers in Bangkok should budget an extra 6% to 10% on top of the purchase price for fees, taxes, and potential renovation work.
- With $200,000 in Bangkok, you can realistically buy a 45 to 50 square meter one-bedroom condo in On Nut, just a short walk from the BTS station.
- Expat-favorite neighborhoods like Phrom Phong and Thonglor have condo prices ranging from 11 to 20 million baht, driven by international schools and walkable convenience.
- Bangkok's residential prices have risen about 33% over the past 10 years in nominal terms, though inflation-adjusted gains are closer to 20%.
What is the average housing price in Bangkok in 2026?
The median housing price in Bangkok is more useful than the average because a small number of luxury condos and high-end detached homes push the average much higher than what most buyers actually pay.
We are writing this as of January 2026 using the latest data collected from the Bank of Thailand and other authoritative sources, all of which we manually verified.
The median housing price in Bangkok in 2026 is approximately 5,000,000 baht ($161,000 or €137,000), while the average housing price is around 8,500,000 baht ($274,000 or €232,000). The average is higher because expensive detached houses and luxury condos pull the number up.
About 80% of residential properties for sale in Bangkok in 2026 fall within the 2,000,000 to 25,000,000 baht range ($64,000 to $805,000 or €55,000 to €683,000).
A realistic entry-level purchase in Bangkok in 2026 would be 1,800,000 to 2,500,000 baht ($58,000 to $80,000 or €49,000 to €68,000), which gets you an existing studio condo of 28 to 32 square meters in areas like Bang Na or Lat Phrao.
Luxury properties in the Bangkok market in 2026 typically range from 50,000,000 to 150,000,000 baht ($1.6 million to $4.8 million or €1.4 million to €4.1 million), which includes new or recently completed condos of 150 to 250 square meters in prime areas like Ploenchit or Thonglor with concierge services.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Bangkok.
Are Bangkok property listing prices close to the actual sale price in 2026?
In Bangkok in 2026, buyers typically negotiate listing prices down by about 5% to 8% before closing the deal.
This happens mainly because sellers in Bangkok often set higher asking prices to leave room for negotiation, especially for resale units where many similar properties compete for buyers. The discount tends to be larger for expensive homes because mortgage approvals are tighter at higher price points, giving buyers more leverage.
Get fresh and reliable information about the market in Bangkok
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What is the price per sq m or per sq ft for properties in Bangkok in 2026?
As of January 2026, the median housing price per square meter in Bangkok is around 150,000 baht ($4,830 or €4,100), which works out to about 13,935 baht per square foot ($449 or €381). The average price per square meter is higher at approximately 170,000 baht ($5,470 or €4,650), or around 15,800 baht per square foot ($508 or €432).
Smaller units like studios and one-bedroom condos in prime BTS or MRT locations have the highest price per square meter in Bangkok in 2026 because the location premium gets compressed into fewer square meters, while very large units and older buildings far from rail lines have the lowest price per square meter due to limited buyer demand and renovation needs.
In Bangkok in 2026, the highest prices per square meter are found in Ploenchit, Chidlom, and Thonglor, where condos typically cost 220,000 to 450,000 baht per square meter. The lowest prices are in outer areas like Lat Phrao and Bang Na, where you can find condos at 70,000 to 125,000 baht per square meter.
How have property prices evolved in Bangkok?
Compared to one year ago, Bangkok residential prices have dipped by about 0.4% in nominal terms, or roughly 1.3% when adjusted for inflation. This slight decline is mainly due to ongoing mortgage affordability pressures and high household debt levels that have made buyers more price-sensitive.
Over the past 10 years, Bangkok residential prices have climbed by approximately 33% in nominal terms, or about 20% after adjusting for inflation. This long-term growth was driven by major rail expansions that reshaped neighborhood values and consistent demand for condos in areas with limited central land.
By the way, we've written a blog article detailing the latest updates on property price variations in Bangkok.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Bangkok.
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.
How do prices vary by housing type in Bangkok in 2026?
In Bangkok's residential market in 2026, condos make up about 65% of listings, townhouses around 15%, single-detached houses roughly 15%, and other types like duplexes or boutique low-rises account for the remaining 5%, reflecting the city's high-density urban development pattern.
As of January 2026, the average condo price in Bangkok is around 5,000,000 baht ($161,000 or €137,000), while townhouses average about 7,500,000 baht ($241,000 or €205,000). Single-detached houses come in higher at approximately 18,000,000 baht ($579,000 or €492,000), and luxury condos in prime locations typically range from 60,000,000 to 120,000,000 baht ($1.9 million to $3.9 million or €1.6 million to €3.3 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Bangkok?
- How much should you pay for an apartment in Bangkok?
- How much should you pay for a condo in Bangkok?
- How much should you pay for a townhouse in Bangkok?
- How much should you pay for a studio in Bangkok?
- How much should you pay for a loft in Bangkok?
- How much should you pay for a duplex in Bangkok?
How do property prices compare between existing and new homes in Bangkok in 2026?
New properties in Bangkok in 2026 typically cost 10% to 20% more than comparable existing homes in the same neighborhood.
This premium exists because new buildings come with modern amenities like gyms, pools, smart access systems, and better parking ratios that buyers value immediately, plus newer developments tend to be positioned near recently opened transit links and retail hubs.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Bangkok in 2026?
In Phrom Phong, one of Bangkok's most popular expat neighborhoods, you will find larger one to two-bedroom condos near malls and parks priced between 11,000,000 and 20,000,000 baht ($354,000 to $644,000 or €301,000 to €547,000). Families and professionals favor this area for its reliable BTS access and international amenities.
Thonglor is Bangkok's lifestyle hub with newer luxury towers, where similar-sized condos typically range from 12,000,000 to 19,000,000 baht ($386,000 to $612,000 or €328,000 to €519,000). The neighborhood attracts younger professionals and expats who prioritize trendy restaurants and nightlife.
Sathorn offers a more commute-focused option with family-oriented condos ranging from 8,500,000 to 13,000,000 baht ($274,000 to $418,000 or €232,000 to €355,000). This CBD-adjacent neighborhood appeals to buyers who want a balance of work convenience and residential comfort.
You will find a much more detailed analysis by areas in our property pack about Bangkok. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Type | Avg Price Range (THB / $) | Price per sqm (THB / $) | Price per sqft (THB / $) |
|---|---|---|---|---|
| Ploenchit / Chidlom | Luxury / CBD | ฿14M-22.5M / $451k-724k | ฿280k-450k / $9,010-14,480 | ฿26k-42k / $837-1,346 |
| Thonglor | Expat / Lifestyle | ฿12M-19M / $386k-612k | ฿240k-380k / $7,720-12,230 | ฿22k-35k / $718-1,136 |
| Phrom Phong | Expat / Family | ฿11M-17M / $354k-547k | ฿220k-340k / $7,080-10,940 | ฿20k-32k / $658-1,016 |
| Silom | CBD / Commute | ฿9M-14M / $290k-451k | ฿180k-280k / $5,790-9,010 | ฿17k-26k / $538-837 |
| Sathorn | CBD / Family | ฿8.5M-13M / $274k-418k | ฿170k-260k / $5,470-8,370 | ฿16k-24k / $508-777 |
| Ekkamai | Lifestyle / Commute | ฿8.5M-12.5M / $274k-402k | ฿170k-250k / $5,470-8,050 | ฿16k-23k / $508-748 |
| Ari | Trendy / Commute | ฿7.5M-11.5M / $241k-370k | ฿150k-230k / $4,830-7,400 | ฿14k-21k / $449-688 |
| Rama 9 | New CBD / Value | ฿6M-9.5M / $193k-306k | ฿120k-190k / $3,860-6,115 | ฿11k-18k / $359-568 |
| Ratchada | Commute / Value | ฿5.5M-8.5M / $177k-274k | ฿110k-170k / $3,540-5,470 | ฿10k-16k / $329-508 |
| On Nut | Value / Starter | ฿4.5M-7M / $145k-225k | ฿90k-140k / $2,900-4,510 | ฿8k-13k / $269-419 |
| Bang Na | Value / New Supply | ฿4M-6.2M / $129k-200k | ฿80k-125k / $2,575-4,020 | ฿7k-12k / $239-374 |
| Lat Phrao | Budget / Local | ฿3.5M-5.8M / $113k-187k | ฿70k-115k / $2,250-3,700 | ฿6.5k-11k / $209-344 |
How much more do you pay for properties in Bangkok when you include renovation work, taxes, and fees?
When buying property in Bangkok in 2026, you should budget an additional 6% to 10% on top of the purchase price to cover transfer fees, legal costs, and potential renovation work.
For a property around $200,000 (approximately 6,200,000 baht), you can expect to pay an extra 375,000 to 620,000 baht ($12,000 to $20,000) for fees, legal work, and basic furnishing. This brings your total cost to roughly 6,575,000 to 6,820,000 baht ($212,000 to $220,000).
For a property around $500,000 (approximately 15,500,000 baht), the additional costs typically run 930,000 to 1,550,000 baht ($30,000 to $50,000) including fees and moderate renovation. Your all-in budget would be about 16,430,000 to 17,050,000 baht ($530,000 to $550,000).
For a property around $1,000,000 (approximately 31,000,000 baht), expect to add 1,860,000 to 3,100,000 baht ($60,000 to $100,000) for full due diligence, higher transfer costs, and potential renovation. This means your total investment would be around 32,860,000 to 34,100,000 baht ($1,060,000 to $1,100,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Bangkok.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bangkok
| Expense | Category | Estimated Cost (THB / $) |
|---|---|---|
| Transfer and registration fees | Fees | Typically 1% to 3% of the property price. For a 5,000,000 baht condo, this would be 50,000 to 150,000 baht ($1,600 to $4,800). The exact split between buyer and seller is often negotiable. |
| Mortgage-related fees | Fees | Around 0.5% to 1.5% of the property price if you take out a loan. For a 5,000,000 baht property, expect 25,000 to 75,000 baht ($800 to $2,400). This covers bank processing and mortgage registration. |
| Lawyer and due diligence | Fees | Usually 30,000 to 120,000 baht ($1,000 to $4,000) depending on property complexity. This covers title verification, contract review, and legal representation. Higher-value properties typically require more thorough checks. |
| Condo sinking fund | Fees | Approximately 300 to 800 baht per square meter when buying from a developer. For a 50 square meter unit, this means 15,000 to 40,000 baht ($480 to $1,290). This one-time payment covers future major repairs. |
| Basic furnishing | Renovation | Expect 80,000 to 400,000 baht ($2,600 to $13,000) for essential furniture, appliances, and fixtures. This assumes the unit is move-in ready and only needs personal touches. Unfurnished units will cost more. |
| Full renovation | Renovation | Older units may need 5,000 to 15,000 baht per square meter ($160 to $480 per sqm) for complete renovation. For a 50 square meter condo, this means 250,000 to 750,000 baht ($8,000 to $24,000). Costs vary based on finishes chosen. |
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 properties can you buy in Bangkok in 2026 with different budgets?
With $100,000 (about 3,100,000 baht) in Bangkok in January 2026, you can buy an existing studio of 28 to 30 square meters in Lat Phrao near the MRT, an existing studio of 30 to 35 square meters in Bang Na near the BTS extension, or an existing one-bedroom of 35 to 40 square meters in outer On Nut with basic amenities.
With $200,000 (about 6,200,000 baht) in Bangkok, you can purchase an existing one-bedroom of 45 to 50 square meters in On Nut within walking distance to the BTS, a newer one-bedroom of 40 to 45 square meters in Ratchada near the MRT, or an existing compact two-bedroom of 55 to 60 square meters in the Rama 9 area.
With $300,000 (about 9,300,000 baht) in Bangkok, your options include a newer two-bedroom of 65 to 75 square meters in Rama 9 near offices and retail, an existing premium one-bedroom of 45 to 55 square meters in the trendy Ari neighborhood, or an existing townhouse of 120 to 150 square meters in Bang Chak or outer Phra Khanong.
With $500,000 (about 15,500,000 baht) in Bangkok, you can get an existing two-bedroom of 80 to 95 square meters in Sathorn for easy commuting, a newer two-bedroom of 75 to 90 square meters on the Thonglor fringe with lifestyle amenities, or an existing detached house of 200 to 260 square meters in Bang Na or Pattanakarn for a family.
With $1,000,000 (about 31,000,000 baht) in Bangkok, you can afford a prime three-bedroom condo of 120 to 160 square meters in Phrom Phong popular with expat families, a high-end two to three-bedroom of 110 to 150 square meters in a newer Thonglor building, or a high-spec detached house of 300 to 450 square meters in outer Sukhumvit within a gated community.
With $2,000,000 (about 62,000,000 baht) in Bangkok, you enter the luxury segment where you can buy a luxury three-bedroom condo of 160 to 220 square meters in Ploenchit or Chidlom with concierge services, an ultra-prime large condo of 200 to 300 square meters in a low-density Thonglor project, or a very high-end detached house of 400 to 600 square meters in rare prime inner-city locations, though supply at this level is limited and very property-specific.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Bangkok.
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 RPPI (reportID=993) | Thailand's central bank publishes this official residential price index using verified mortgage loan data. | We used it to track how Bangkok housing prices changed over time. We also used its breakdown by property type to explain why condos, townhouses, and houses move differently. |
| Bank of Thailand RPPI Dataset | This is the official BOT export of the same price index series in downloadable spreadsheet format. | We calculated the exact 1-year and 10-year percentage changes from this time series. We used the full history to avoid cherry-picking any single month. |
| Bank of Thailand RPPI (reportID=920) | Another official BOT index table that provides monthly values and land price context. | We used it to cross-check 2024 monthly index levels for Bangkok. We also used it as a consistency check against the longer RPPI export data. |
| Bank of Thailand FX Rates | The central bank's published reference for exchange rates used throughout Thailand. | We converted all Thai baht amounts into US dollars and euros using these rates. We used late December 2025 rates as our proxy for January 2026 conversions. |
| Reuters | Major international news organization that directly cites Bank of Thailand policy announcements. | We used it to explain why transaction prices are negotiable due to credit conditions. We also used it to provide context on fee reduction measures affecting buyer costs. |
| Thailand NESDC | The National Economic and Social Development Council provides official economic indicators. | We referenced their inflation data to calculate real price changes. We used their consumer price index estimates for our inflation-adjusted calculations. |
| Thailand Department of Lands | The official government body responsible for land registration and transfer fees in Thailand. | We used their published fee schedules to estimate transfer and registration costs. We cross-checked current rates to ensure our fee estimates are accurate. |
| Government Housing Bank | Thailand's primary state-owned bank for housing finance with extensive market data. | We referenced their mortgage terms to understand buyer financing costs. We used their published rates to estimate mortgage-related fees. |
| Real Estate Information Center | Government-affiliated research center that tracks housing supply and demand in Thailand. | We used their market reports to validate our property type breakdown estimates. We cross-referenced their supply data with our listing analysis. |
| DDProperty | One of Thailand's largest property listing platforms with comprehensive market coverage. | We analyzed their listings to estimate neighborhood price ranges. We used their data to validate price-per-square-meter calculations across different areas. |
| Hipflat | Popular Thai property portal with detailed neighborhood-level pricing data. | We cross-referenced their asking prices with other sources for accuracy. We used their historical data to track price trends in specific neighborhoods. |
| FazWaz | Property platform focused on international buyers with English-language market insights. | We used their expat-focused listings to understand foreign buyer preferences. We validated luxury segment pricing through their high-end property data. |
| CBRE Thailand | Global real estate services firm with professional market research on Bangkok property. | We referenced their quarterly reports for luxury market trends. We used their professional valuations to validate high-end price estimates. |
| Colliers Thailand | International real estate consultancy providing independent market analysis. | We used their research to understand commercial area influences on residential prices. We cross-checked their neighborhood assessments with our findings. |
| JLL Thailand | Global property services firm with comprehensive Bangkok real estate research. | We referenced their market outlook reports for price trend context. We used their data on new developments to estimate new-versus-existing premiums. |
| Knight Frank Thailand | International property consultancy with detailed luxury market coverage. | We used their prime residential reports to validate ultra-luxury price ranges. We referenced their analysis of high-net-worth buyer behavior. |
| BTS Group Holdings | Operator of Bangkok's Skytrain system with official route and station information. | We used their network maps to assess transit accessibility for each neighborhood. We factored BTS proximity into our price premium calculations. |
| Mass Rapid Transit Authority | Government agency operating Bangkok's MRT subway system. | We referenced their station locations to evaluate neighborhood connectivity. We used their expansion plans to understand emerging area values. |
| Stock Exchange of Thailand | Official exchange where major Thai property developers are listed and report financials. | We reviewed developer announcements for new project pricing trends. We used their disclosures to understand market conditions affecting prices. |
| Thai Valuers Association | Professional body representing certified property appraisers in Thailand. | We referenced their valuation guidelines for renovation cost estimates. We used their standards to ensure our price-per-square-meter methodology is sound. |
| Bangkok Post Property | Leading English-language newspaper with dedicated property market coverage. | We monitored their news for policy changes affecting the housing market. We used their reporting to provide context on market conditions. |
| The Nation Thailand Property | Major English-language news outlet covering Thai real estate developments. | We tracked their articles for developer announcements and market trends. We used their coverage to validate neighborhood-level price movements. |
| World Bank Thailand | International institution providing independent economic data on Thailand. | We referenced their economic indicators for broader market context. We used their data to understand factors affecting housing affordability. |
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