Authored by the expert who managed and guided the team behind the Thailand Property Pack
Yes, the analysis of Koh Samui's property market is included in our pack
If you're considering buying property in Koh Samui, you probably want to know how much homes actually cost on this Thai island.
In this article, we break down current housing prices in Koh Samui, from entry-level condos to luxury sea-view villas, so you can plan your budget realistically.
We keep this blog post constantly updated with the latest data we can find and verify.
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 Koh Samui.
Insights
- The median home price in Koh Samui sits around 10.5 million baht ($338,000), but the average jumps to 18 million baht ($579,000) because luxury sea-view villas pull the numbers up significantly.
- Buyers typically negotiate 8% to 12% off Koh Samui listing prices, with older villas seeing the biggest discounts due to tropical wear-and-tear concerns during inspections.
- Beachfront and prime sea-view properties in Koh Samui command 120,000 to 250,000 baht per square meter, while inland homes in Nathon go for just 45,000 to 85,000 baht per square meter.
- Koh Samui housing prices have risen roughly 4% in the past year, driven by government fee cuts and easier mortgage rules rather than a tourism boom alone.
- Over 10 years, Koh Samui property values have climbed about 60% nominally (40% after inflation), mainly because prime coastal land simply cannot be expanded.
- Villas and houses make up around 65% of Koh Samui listings, condos about 25%, and apartments around 7%, reflecting the island's focus on standalone tropical living.
- New construction in Koh Samui typically costs 15% more than older homes, largely because modern builds include better insulation, water systems, and smart home features that renters expect.
- With $100,000, your options in Koh Samui are limited to small studio condos in Bang Rak or Bo Phut, often in older buildings without sea views.
- At $1 million, you can realistically buy a newer 4-bedroom sea-view villa in Chaweng Noi or Plai Laem, the kind of property that generates strong rental income.
- Transfer fees and taxes in Koh Samui typically add 4% to 7% to your purchase price, though government support programs occasionally reduce registration costs.
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What is the average housing price in Koh Samui in 2026?
The median housing price is more useful than the average in Koh Samui because luxury beachfront villas skew the average much higher than what a typical buyer will actually pay.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources including the Bank of Thailand and major Thai property portals, all manually double-checked by our team.
The median housing price in Koh Samui in 2026 is 10.5 million baht (approximately $338,000 or €287,000). The average housing price in Koh Samui in 2026 is 18 million baht (approximately $579,000 or €492,000).
About 80% of residential properties in Koh Samui in 2026 fall within a price range of 4 million to 35 million baht ($129,000 to $1.13 million or €109,000 to €957,000).
A realistic entry-level budget in Koh Samui in 2026 is 2.5 to 4 million baht ($80,000 to $129,000 or €68,000 to €109,000), which gets you an existing studio or one-bedroom condo (30 to 45 square meters) in Bang Rak or Bo Phut, typically in an older building without a sea view.
Luxury properties in Koh Samui in 2026 typically range from 40 to 150 million baht ($1.29 million to $4.83 million or €1.09 million to €4.10 million), and at this level you can expect a newer 5 to 7 bedroom sea-view villa (450 to 900 square meters) in Plai Laem, Choeng Mon, or Chaweng Noi with an infinity pool and concierge services.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Koh Samui.
Are Koh Samui property listing prices close to the actual sale price in 2026?
Closed sale prices in Koh Samui typically end up 8% to 12% below the last asking price.
This gap exists because many Koh Samui sellers start with a "test price" and then discount after low viewing activity, and because condition issues discovered during inspections (especially tropical wear-and-tear on older villas) become negotiation points. The biggest discounts happen with older properties that need structural repairs or have unclear title documentation.
Get fresh and reliable information about the market in Koh Samui
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What is the price per sq m or per sq ft for properties in Koh Samui in 2026?
As of early 2026, the median price per square meter in Koh Samui is 95,000 baht ($3,060 or €2,596), and the median price per square foot is around 8,800 baht ($284 or €241). The average price per square meter is higher at 120,000 baht ($3,863 or €3,280), which translates to about 11,150 baht per square foot ($359 or €305).
Beachfront and prime sea-view properties command the highest price per square meter in Koh Samui in 2026 because of scarcity and strong rental yield potential, while inland older properties without views have the lowest price per square meter due to weaker infrastructure and higher maintenance risks.
The highest prices per square meter in Koh Samui in 2026 are found in Choeng Mon, Plai Laem, Fisherman's Village, and Chaweng Noi, ranging from 120,000 to 250,000 baht per square meter. The lowest prices are in Nathon, Hua Thanon, and inland Lipa Noi, where you can find properties at 45,000 to 90,000 baht per square meter.
How have property prices evolved in Koh Samui?
Compared to one year ago (January 2025), Koh Samui housing prices have risen by about 4%. This increase came mainly from government policy support, including reduced transfer fees and easier mortgage rules from the Bank of Thailand, which helped more buyers close deals.
Looking back 10 years to 2016, Koh Samui property prices have increased by roughly 60% nominally, or about 40% after adjusting for inflation. This long-term growth happened because prime coastal land on the island is limited and cannot be expanded, while Koh Samui matured into an international destination where buyers pay premium prices for holiday rental income potential.
By the way, we've written a blog article detailing the latest updates on property price variations in Koh Samui.
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 Koh Samui.
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 types of properties are available in Koh Samui and how much do they cost in 2026?
In Koh Samui in 2026, villas and houses make up about 65% of listings, condos around 25%, apartments about 7%, and townhomes or other residential types roughly 3%, reflecting the island's focus on standalone tropical living rather than high-rise developments.
Here are the average prices by property type in Koh Samui as of the first half of 2026. Condos (30 to 80 square meters) average 4.8 million baht ($155,000 or €131,000). Apartments (40 to 120 square meters) average 6.2 million baht ($200,000 or €170,000). Townhomes average 7.5 million baht ($241,000 or €205,000). Standard pool villas with 2 to 3 bedrooms average 14.5 million baht ($467,000 or €396,000). Sea-view villas with 3 to 5 bedrooms average 28 million baht ($901,000 or €765,000). Beachfront or ultra-prime villas average 75 million baht ($2.41 million or €2.05 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Koh Samui?
- How much should you pay for a house in Koh Samui?
- How much should you pay for a villa in Koh Samui?
- How much should you pay for lands in Koh Samui?
How do property prices compare between existing and new homes in Koh Samui in 2026?
New or recently built properties in Koh Samui in 2026 typically cost about 15% more than comparable older homes.
This premium exists because newer builds have lower near-term maintenance risk in the tropical climate, and they come with modern features like better insulation, updated water systems, solar readiness, and smart home technology that both renters and buyers specifically look for.
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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 Koh Samui in 2026?
Bo Phut, especially around Fisherman's Village, is one of the most popular neighborhoods for expats in Koh Samui. You will find modern villas and condos here priced between 10 and 45 million baht ($322,000 to $1.45 million or €273,000 to €1.23 million), with buyers paying a premium for walkability, international restaurants, and strong rental demand.
Choeng Mon is a quieter, more upscale area near the airport with high-end sea-view villas and boutique residences. Prices in Choeng Mon range from 25 to 110 million baht ($805,000 to $3.54 million or €683,000 to €3 million), reflecting its reputation as a premium beach destination with easy access to Chaweng.
Maenam on the north coast offers a more relaxed family-friendly atmosphere with lower-density living. Properties here typically range from 8 to 30 million baht ($257,000 to $966,000 or €219,000 to €820,000), making it good value compared to the premium northeast belt while still having beach access.
You will find a much more detailed analysis by areas in our property pack about Koh Samui. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Nathon | Value / Admin center | ฿4-12M ($129k-$386k) | ฿45k-85k ($1,450-$2,740) | ฿4.2k-7.9k ($135-$254) |
| Hua Thanon | Value / Local | ฿5-15M ($161k-$483k) | ฿50k-90k ($1,610-$2,900) | ฿4.6k-8.4k ($150-$270) |
| Lipa Noi | Family / Quieter | ฿6-20M ($193k-$644k) | ฿55k-100k ($1,770-$3,220) | ฿5.1k-9.3k ($164-$299) |
| Lamai | Family / Beach town | ฿7-25M ($225k-$805k) | ฿60k-120k ($1,930-$3,860) | ฿5.6k-11.1k ($180-$357) |
| Maenam | Family / Calm north | ฿8-30M ($257k-$966k) | ฿65k-140k ($2,090-$4,510) | ฿6k-13k ($193-$419) |
| Bang Por | Quieter / Value coast | ฿8-35M ($257k-$1.13M) | ฿70k-150k ($2,250-$4,830) | ฿6.5k-13.9k ($209-$447) |
| Bo Phut | Popular / Expats | ฿10-45M ($322k-$1.45M) | ฿80k-190k ($2,575-$6,115) | ฿7.4k-17.7k ($238-$570) |
| Fisherman's Village | Walkable / Premium | ฿18-60M ($579k-$1.93M) | ฿110k-220k ($3,540-$7,080) | ฿10.2k-20.4k ($328-$657) |
| Chaweng | Central / Busy | ฿9-40M ($290k-$1.29M) | ฿75k-180k ($2,415-$5,795) | ฿7k-16.7k ($225-$538) |
| Chaweng Noi | Premium sea-view | ฿20-90M ($644k-$2.9M) | ฿120k-240k ($3,860-$7,725) | ฿11.1k-22.3k ($357-$718) |
| Plai Laem | Luxury belt | ฿25-120M ($805k-$3.86M) | ฿130k-250k ($4,185-$8,045) | ฿12.1k-23.2k ($390-$747) |
| Choeng Mon | Luxury / Near airport | ฿25-110M ($805k-$3.54M) | ฿120k-250k ($3,860-$8,045) | ฿11.1k-23.2k ($357-$747) |
How much more do you pay for properties in Koh Samui when you include renovation work, taxes, and fees?
When you factor in taxes, fees, and potential renovation work, expect to pay 4% to 25% more than the purchase price in Koh Samui in 2026, depending on whether the property is move-in ready or needs updates.
If you buy a property around $200,000 (about 6.2 million baht) in Koh Samui, expect to add roughly 310,000 to 430,000 baht ($10,000 to $14,000) for transfer fees and legal costs if it is move-in ready. If it needs renovation, add another 600,000 to 1.2 million baht ($19,000 to $39,000), bringing your total to around 7.1 to 7.8 million baht ($229,000 to $251,000).
For a property around $500,000 (about 15.5 million baht), you would add approximately 775,000 to 1.1 million baht ($25,000 to $35,000) for fees and legal work. With a medium renovation, add another 1.5 to 3 million baht ($48,000 to $97,000), putting your all-in cost at roughly 17.8 to 19.6 million baht ($573,000 to $631,000).
At the $1,000,000 level (about 31 million baht), fees and legal costs run around 1.5 to 2.2 million baht ($48,000 to $71,000). If you want high-spec upgrades, renovation can add 3 to 6 million baht ($97,000 to $193,000), bringing your total investment to approximately 35.5 to 39.2 million baht ($1.14 million to $1.26 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Koh Samui.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Koh Samui
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Transfer and registration fees | Fees/Taxes | Typically 1% to 3% of the purchase price (฿100,000 to ฿900,000 or $3,200 to $29,000 on a mid-range property). The Thai government occasionally reduces these fees to support the property market, so check current rates before buying. Costs are often split between buyer and seller through negotiation. |
| Legal due diligence | Fees | ฿50,000 to ฿200,000 ($1,600 to $6,400) depending on property complexity. This covers title searches, contract review, and ownership structure verification. More complex deals involving land or leasehold arrangements cost more. |
| Survey and engineering checks | Fees | ฿30,000 to ฿150,000 ($1,000 to $4,800), mainly relevant for villas. This includes structural inspections, boundary surveys, and utility assessments. Older properties in tropical climates often need more thorough inspections. |
| Furniture package | Furnishing | ฿200,000 to ฿2,500,000 ($6,400 to $80,000) if the property is unfurnished. Basic furnishing for a small condo costs around ฿200,000, while fully outfitting a luxury villa with quality furniture can reach ฿2.5 million or more. |
| Renovation (cosmetic to heavy) | Renovation | Roughly 5% to 20% of the property price. A light cosmetic refresh (painting, fixtures) runs about ฿150,000 to ฿500,000 ($4,800 to $16,000). Medium renovations (bathrooms, kitchen updates) cost ฿1 to ฿3 million ($32,000 to $97,000). Heavy structural work on older villas can exceed ฿5 million ($161,000). |
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 Koh Samui in 2026 with different budgets?
With $100,000 (about 3.1 million baht), your options in Koh Samui are limited: you could find an existing studio condo (30 to 35 square meters) in Bang Rak in an older building, an existing one-bedroom condo (35 to 45 square meters) in inland Bo Phut with basic finishes, or a small renovation project condo (30 to 40 square meters) in Nathon that needs updates.
With $200,000 (about 6.2 million baht), you could buy an existing one to two bedroom condo (55 to 70 square meters) in Maenam with a partial view, an existing two-bedroom apartment (75 to 90 square meters) in inland Lamai in decent condition, or an older small house (90 to 120 square meters) in Hua Thanon that needs some renovation work.
With $300,000 (about 9.3 million baht), options include an existing two-bedroom condo (80 to 100 square meters) in Bo Phut close to amenities, a small two to three bedroom house (140 to 170 square meters) in Nathon or Lipa Noi, or an entry-level pool villa project (120 to 160 square meters) in inland Maenam with newer construction but no sea view.
With $500,000 (about 15.5 million baht), you could purchase a three-bedroom pool villa (170 to 220 square meters) in Lamai with good rental appeal, a newer three-bedroom villa (180 to 240 square meters) in Maenam with modern design, or a larger two to three bedroom premium condo (110 to 140 square meters) in Bo Phut in a managed residence.
With $1,000,000 (about 31 million baht), you can buy a newer four-bedroom sea-view villa (280 to 380 square meters) in Chaweng Noi, a four to five bedroom villa (350 to 500 square meters) in Plai Laem with strong views and high-spec finishes, or a beach-near villa (not true beachfront) in Choeng Mon with newer construction.
With $2,000,000 (about 62 million baht), you enter the luxury tier where inventory is limited: options include a five to six bedroom villa (500 to 800 square meters) in Choeng Mon near a prime beach, an ultra-prime sea-view estate in Plai Laem with concierge services, or a rare beachfront or front-row property in Bo Phut or northeast coast pockets, though deals at this level depend heavily on exact frontage, title, and build quality.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Koh Samui.
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 Koh Samui, 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 (FX Rates) | Thailand's central bank provides official daily exchange rate data used by financial institutions nationwide. | We used the USD/THB and EUR/THB reference rates to convert all Thai baht prices into dollars and euros. We used late December 2025 rates as a practical proxy for January 2026. |
| Bank of Thailand (Property Index) | The official central bank residential property price index is built from mortgage loan data using hedonic methods. | We used this index as a macro reality check to ensure Koh Samui estimates remain consistent with Thailand-wide trends. We verified that our figures don't contradict national price movements. |
| Trade Policy and Strategy Office (TPSO) | TPSO is the official government body publishing Thailand's Consumer Price Index and inflation data. | We used CPI data to inflation-adjust our 1-year and 10-year price comparisons. We calculated real versus nominal price growth to give readers an accurate picture of purchasing power changes. |
| FazWaz (Villas) | FazWaz is a major Thai property portal that publishes transparent, count-based median prices from its own listings. | We used the median villa price and price per square meter as anchor points for Koh Samui house pricing. We analyzed listing counts to estimate market share by property type. |
| FazWaz (Apartments) | Same rationale: large portal with clearly stated medians and inventory counts for the apartment segment. | We used the median apartment price and price per square meter to represent the smaller-ticket segment. We combined apartment and villa stats to estimate an all-residential median. |
| FazWaz (Condos) | Transparent medians from current condo listings, useful where official sub-island statistics don't exist. | We used the median condo price to triangulate the managed residence segment. We built the entry versus luxury price ladder using these concrete listing examples. |
| Bangkok Post | Major national newspaper reporting on official cabinet decisions regarding property fee policies. | We used this reporting to estimate transaction cost scenarios under normal versus reduced fee regimes. We explained how government support improved buyer affordability even when prices stayed stable. |
| Reuters | Top-tier wire service providing direct summaries of Bank of Thailand policy changes with dates and parameters. | We used this to explain why financing conditions matter for Thai housing demand. We incorporated LTV rule changes into our narrative about recent price movements. |
| Bank of Thailand (General) | Central bank of Thailand, the primary authority on monetary policy and financial statistics. | We cross-referenced multiple BOT datasets to verify our price trends and currency conversions. We ensured all financial figures align with official government data. |
| Ministry of Commerce Thailand | Government ministry responsible for trade policy and official economic statistics. | We used ministry data to understand broader economic context affecting the property market. We verified inflation figures that impact real estate purchasing power. |
| FazWaz (General Portal) | One of Thailand's largest property listing platforms with comprehensive coverage across property types. | We used aggregate listing data to understand market composition and pricing patterns. We analyzed how different property types and neighborhoods compare in terms of availability and cost. |
| Bangkok Post Property Section | Established English-language newspaper with dedicated property coverage and market analysis. | We monitored recent articles for policy changes affecting Koh Samui buyers. We used journalistic sources to confirm government initiatives mentioned in our analysis. |
| National Economic and Social Development Council | Thai government agency responsible for economic planning and development statistics. | We used NESDC economic data to contextualize property market conditions. We verified that our market analysis aligns with official economic indicators. |
| Department of Lands Thailand | Government department managing land registration and property transfer records. | We referenced land department information for transfer fee structures. We used official fee schedules to build accurate cost estimates for buyers. |
| Revenue Department Thailand | Government tax authority responsible for property-related taxes and duties. | We used revenue department guidelines to estimate tax obligations for property buyers. We incorporated stamp duty and specific business tax rates into our cost calculations. |
| Koh Samui Local Government | Local administrative authority with direct knowledge of island development and regulations. | We referenced local government information for neighborhood characteristics. We used local data to understand zoning and development patterns across the island. |
| Thailand Property | Established property portal with long-term market data and research reports. | We cross-checked our FazWaz data against this portal's listings. We verified that price ranges remained consistent across multiple listing sources. |
| DDProperty | Major Thai property platform owned by PropertyGuru with extensive market coverage. | We used DDProperty listings as an additional data point for price verification. We compared listing prices across platforms to identify realistic market ranges. |
| Hipflat | Property data platform providing historical pricing and market analytics for Thailand. | We referenced Hipflat data to understand historical price trends. We used their analytics to verify our year-over-year and decade-long price change estimates. |
| CBRE Thailand | Global real estate services firm with professional market research and valuations. | We reviewed CBRE market reports for professional insights on Thai property trends. We used their analysis to validate our understanding of market drivers. |
| Colliers Thailand | International property consultancy providing research and advisory services in Thailand. | We referenced Colliers market updates for broader context on Thai real estate. We incorporated their professional assessments into our market narrative. |
| JLL Thailand | Global real estate services company with extensive research capabilities in Southeast Asia. | We used JLL research to understand institutional perspectives on Thai property markets. We verified that our residential focus aligns with professional market assessments. |
| Government Housing Bank | State-owned bank specializing in housing finance with direct data on mortgage lending. | We referenced GHB lending data to understand buyer financing conditions. We used their information to explain how mortgage availability affects property demand. |
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