Authored by the expert who managed and guided the team behind the Laos Property Pack
Everything you need to know before buying real estate is included in our Laos Property Pack
If you're wondering how much it costs to buy a home in Laos in 2026, you're in the right place.
We break down the current housing prices in Laos and we constantly update this blog post with the latest data we can find.
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 Laos.
Insights
- The median home price in Vientiane sits around $245,000 in January 2026, but you can still find entry-level condos for $60,000 to $75,000 in outer districts like Xaysettha.
- Laos property prices rose about 6% in local currency over the past year, but once you factor in inflation, real prices actually dropped by roughly 3%.
- New-build condos in Laos cost about 20% more than comparable older properties, mainly because of better amenities and the simpler legal process for foreign buyers.
- Prime areas like Sisattanak can reach $3,000 per square meter, while outer neighborhoods like Naxaithong average just $400 to $900 per square meter.
- Expect to negotiate: listing prices in Laos typically close about 6% below the asking price, with discounts ranging from 3% to 10% depending on urgency.
- Over the past 10 years, Laos housing prices have increased roughly 160% in local currency, but only about 20% in real terms after adjusting for inflation.
- Condos make up about 40% of the Vientiane market, and they remain the cleanest legal path for foreign buyers who cannot directly own land.
- Budget an extra 8% to 12% on top of your purchase price for taxes, fees, and light renovations when buying property in Laos.
What is the average housing price in Laos in 2026?
The median housing price in Laos is more useful than the average because expensive homes at the top end pull the average upward, while the median reflects what a typical buyer actually pays.
We are writing this as of January 2026 using the latest data collected from authoritative sources like the Lao Statistics Bureau, Asian Development Bank, and established property portals, all of which we manually double-checked.
The median housing price in Laos in 2026 is approximately 5.3 billion LAK, which converts to about $245,000 or €208,000. The average housing price in Laos in 2026 is slightly higher at around 5.8 billion LAK, or about $270,000 (€229,000), because a smaller set of expensive homes pulls the average up.
About 80% of residential properties for sale in Laos in 2026 fall within the range of 2 billion to 12 billion LAK, or roughly $90,000 to $550,000.
A realistic entry range for budget buyers in Laos in 2026 is between 1.3 billion and 2.6 billion LAK ($60,000 to $120,000, or €51,000 to €102,000), which typically gets you an older studio or one-bedroom condo of around 28 to 40 square meters in areas like Xaysettha.
A realistic luxury price range in the Laos housing market in 2026 is between 13 billion and 32 billion LAK ($600,000 to $1,500,000, or €509,000 to €1,273,000), which can get you a large modern serviced apartment of 120 to 200 square meters in prime areas like Sisattanak or Chanthabouly.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Laos.
Are Laos property listing prices close to the actual sale price in 2026?
The estimated gap between listing prices and actual sale prices in Laos in 2026 is around 6%, meaning buyers typically close at about 94% of the asking price.
This happens because negotiation is a normal part of property transactions in Laos, and many sellers list with some room for bargaining. The discount tends to be larger (up to 10%) when the property needs repairs, when paperwork is incomplete, or when the seller is in a hurry to close.
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What is the price per sq m or per sq ft for properties in Laos in 2026?
As of January 2026, the median housing price per square meter in Laos is approximately 24 million LAK ($1,100/sqm or €934/sqm), and the median price per square foot is about 2.2 million LAK ($102/sqft or €86/sqft). The average price per square meter is slightly higher at around 27 million LAK ($1,250/sqm or €1,061/sqm), with the average per square foot at about 2.5 million LAK ($116/sqft or €99/sqft).
Newer condos and serviced apartments in central or expat-heavy areas have the highest price per square meter in Laos in 2026, while older detached houses in outer districts have the lowest, mainly because central locations offer better convenience and condos are easier to legally transact.
In Laos in 2026, you would find the highest prices per square meter in Sisattanak and the best parts of Chanthabouly, ranging from about 39 million to 65 million LAK per sqm ($1,800 to $3,000). The lowest prices per square meter are in outer areas like Naxaithong, Sangthong, and Pakngum, where you can find properties at 5 million to 15 million LAK per sqm ($250 to $700).
How have property prices evolved in Laos?
Compared to one year ago (January 2025), housing prices in Laos have increased by about 6% in local currency and roughly 4% in USD terms. However, when you adjust for inflation, real prices actually dropped by about 3% because high living costs ate into the nominal gains.
Compared to ten years ago (January 2016), Laos housing prices have risen by approximately 160% in local currency, meaning homes cost about 2.6 times what they did back then. Most of this increase comes from inflation and currency effects rather than real appreciation, with only about 20% of the gain being "real" after adjusting for price levels.
By the way, we've written a blog article detailing the latest updates on property price variations in Laos.
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 Laos.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Laos 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 Laos in 2026?
In the Laos property market in 2026, condos and apartments make up about 40% of listings, townhouses account for around 25%, detached houses represent roughly 25%, and premium villas make up the remaining 10%, largely because portals show a lot of condo stock and the villa segment remains small and niche.
The average price for a condo or apartment in Laos in 2026 is around 4.1 billion LAK ($190,000 or €161,000). Townhouses average about 5 billion LAK ($230,000 or €195,000), while detached houses come in at roughly 5.8 billion LAK ($270,000 or €229,000). Premium villas are significantly more expensive, averaging around 13 billion LAK ($600,000 or €509,000).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Laos in 2026?
New-build properties in Laos in 2026 typically cost about 20% more than comparable existing homes in the same area and of similar size.
This premium exists because new properties come with better build quality, modern amenities like elevators and pools, and lower immediate maintenance risk, plus condos offer a cleaner legal path for buyers who cannot own land directly.
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How do property prices vary by neighborhood in Laos in 2026?
Sisattanak is the most popular expat neighborhood in Laos, located near embassies, international schools, and the Mekong River. Home prices here typically range from 5.4 billion to 16.2 billion LAK ($250,000 to $750,000) because of strong demand for newer condos and upgraded homes in this prime area.
Chanthabouly offers a central location with easy access to offices, dining, and daily conveniences. Properties here range from about 3.2 billion to 10.8 billion LAK ($150,000 to $500,000), with smaller condos and homes attracting buyers who value walkability and liquidity.
Xaysettha is popular with families and offers newer developments at more accessible prices. Homes in Xaysettha typically range from 2.6 billion to 7.6 billion LAK ($120,000 to $350,000), making it a good-value alternative to the most central areas.
You will find a much more detailed analysis by areas in our property pack about Laos. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (LAK / $) | Per sqm (LAK / $) | Per sqft (LAK / $) |
|---|---|---|---|---|
| Sisattanak | Expat / Premium | 5.4-16.2 bn / $250k-$750k | 43-65m / $2,000-$3,000 | 4-6m / $186-$279 |
| Chanthabouly | Central / Commute | 3.2-10.8 bn / $150k-$500k | 33-54m / $1,500-$2,500 | 3-5m / $140-$233 |
| Xaysettha | Family / Growth | 2.6-7.6 bn / $120k-$350k | 24-43m / $1,100-$2,000 | 2.2-4m / $102-$186 |
| Sikhottabong | Value / Mixed | 2.4-6.5 bn / $110k-$300k | 20-33m / $900-$1,500 | 1.8-3m / $84-$140 |
| Saysettha (outer) | Value / Family | 2.2-5.4 bn / $100k-$250k | 17-30m / $800-$1,400 | 1.6-2.8m / $74-$130 |
| Xaythany | Budget / Suburban | 1.9-4.3 bn / $90k-$200k | 11-22m / $500-$1,000 | 1-2m / $46-$93 |
| Naxaithong | Budget / Suburban | 1.7-3.9 bn / $80k-$180k | 9-20m / $400-$900 | 0.8-1.8m / $37-$84 |
| Hadxaifong | Suburban / Land | 2.2-6.5 bn / $100k-$300k | 13-27m / $600-$1,250 | 1.2-2.5m / $56-$116 |
| Pakngum | Outer / Budget | 1.3-3.2 bn / $60k-$150k | 7-15m / $300-$700 | 0.6-1.4m / $28-$65 |
| Sangthong | Outer / Budget | 1.1-2.6 bn / $50k-$120k | 5-13m / $250-$600 | 0.5-1.2m / $23-$56 |
| Parkngum riverside | Lifestyle / Niche | 2.6-8.7 bn / $120k-$400k | 15-33m / $700-$1,500 | 1.4-3m / $65-$140 |
| Thoulakhom | Budget / Space | 1.3-3.9 bn / $60k-$180k | 7-17m / $300-$800 | 0.6-1.6m / $28-$74 |
How much more do you pay for properties in Laos when you include renovation work, taxes, and fees?
When buying property in Laos in 2026, you should budget an additional 8% to 12% on top of the purchase price for closing costs and light renovations, and up to 15% to 30% if you are buying older property that needs significant work.
If you buy a property for $200,000 (about 4.3 billion LAK) in Laos, you should expect to pay roughly $20,000 to $24,000 extra for taxes, fees, and minor updates. This brings your total cost to approximately $220,000 to $224,000.
For a property costing $500,000 (about 10.8 billion LAK), the additional expenses would be around $40,000 to $60,000, bringing your all-in cost to roughly $540,000 to $560,000 depending on the condition of the property.
If you are buying at the $1,000,000 level (about 21.6 billion LAK), expect additional costs of approximately $80,000 to $120,000, with your total investment reaching around $1,080,000 to $1,120,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Laos.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Laos
| Expense | Category | Estimated Cost Range (LAK / $) and Explanation |
|---|---|---|
| Transfer taxes | Taxes | 0% to 3% of purchase price. In Laos, transfer taxes are often calculated based on the official appraised value rather than the sale price. Who pays can be negotiated between buyer and seller. |
| Registration and admin fees | Fees | 0.5% to 1.5% of purchase price. These cover government paperwork and title registration. Budget around 1% as a practical estimate for most transactions. |
| Legal review and contracts | Fees | 0.5% to 1.5% of purchase price. Important for verifying title, lease terms, and ownership rights. Strongly recommended for foreign buyers unfamiliar with local processes. |
| Agent or broker fee | Fees | 1% to 3% of purchase price. This depends on whether the buyer's side pays in your specific deal. Some transactions include this in the seller's costs. |
| Light refresh | Renovation | 2% to 6% of purchase price. This covers painting, minor fixes, and cosmetic updates. Expect to spend more on older properties or those with deferred maintenance. |
| Medium renovation | Renovation | 8% to 18% of purchase price. This includes kitchen and bathroom upgrades, electrical work, and plumbing fixes. Common for properties over 10 years old. |
We made this infographic to show you how property prices in Laos 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 Laos in 2026 with different budgets?
With $100,000 in Laos in January 2026, you can find a studio condo of about 30 square meters in Xaysettha (existing), a small one-bedroom condo of around 40 square meters on the edge of Sikhottabong (existing), or an older small house of 80 to 100 square meters in outer Xaythany (existing, expect repairs needed).
With $200,000, you can get a two-bedroom condo of 65 to 80 square meters in Xaysettha (existing), a townhouse of 110 to 130 square meters in Sikhottabong (existing), or a detached house of 140 to 180 square meters in Hadxaifong (existing, less central but more space).
With $300,000, you can purchase a newer two-bedroom condo of 85 to 100 square meters in Chanthabouly, a detached family house of 180 to 220 square meters in Xaysettha (existing, good condition), or an upgraded townhouse of about 160 square meters on the edge of Sisattanak (renovated).
With $500,000, you can buy a premium condo of 120 to 150 square meters in Sisattanak (newer, with amenities), a large detached home of 280 to 350 square meters in Xaysettha (renovated), or a villa-style home of about 300 square meters in the best parts of Sikhottabong (renovated).
With $1,000,000, you can acquire a luxury river-adjacent condo of 180 to 220 square meters in Sisattanak (new), a high-end villa of 450 to 600 square meters in Sisattanak (renovated), or a compound-style home with over 600 square meters of built area in a premium pocket (renovated).
With $2,000,000, you are entering a thin market with few listings, but options include an ultra-luxury villa compound of 700 to 1,000 square meters in prime Sisattanak, a portfolio of multiple units in a top condo project, or custom land with a high-spec build in a premium Vientiane location.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Laos.
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 Laos, 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 |
|---|---|---|
| Lao Statistics Bureau (LSB) | The official statistics agency of Laos, publishing the country's CPI and core economic indicators. | We used it to anchor inflation levels close to our January 2026 date. We then used CPI to produce inflation-corrected (real) price comparisons. |
| Asian Development Bank (ADB) | A major international organization with published macro forecasts and clear methodology for Laos. | We used it to verify the inflation backdrop and macro conditions affecting housing demand. We also used it to explain why prices can move even when local incomes stay flat. |
| World Bank Lao Economic Monitor | A top-tier global institution with primary publication on Laos economic conditions. | We used it to cross-check macro context including inflation pressures and exchange-rate stabilization. We also used it to support our analysis of what changed over time and why. |
| Wise | Publishes transparent mid-market exchange rate series widely used for cross-border comparisons. | We used it to set a practical USD to LAK conversion rate for January 2026. We then converted every LAK estimate into USD for easy comparison. |
| Exchange-Rates.org | Provides timestamped FX conversions with published methodology notes for exchange rates. | We used it to set EUR to LAK conversions for January 2026. We then converted all price bands into euros consistently throughout the article. |
| AsiaVillas (FazWaz Group) | An established regional portal that aggregates many listings and publishes summary statistics. | We used it as the clearest market-wide listing-based benchmark for Vientiane's median price and median price per sqft. We then triangulated it with on-the-ground listing examples to build realistic ranges. |
| RentsBuy | A long-running Laos-focused property portal with many concrete, verifiable listings. | We used it to verify entry-level and mid-market examples including size, area, and price points. We also used it to craft realistic "what can you buy for $X" examples. |
| Mondaq (MultiLaw Guide) | A professional legal publishing platform summarizing local law firm and MultiLaw inputs on real estate. | We used it to understand how transfer taxes work in practice, including who pays and the concept of official appraised value. We then translated that into practical budget ranges for buyers. |
| KPMG Laos Tax Profile | A global audit and tax firm providing a formal country tax profile document. | We used it to verify that real-estate transfers can trigger percentage-based taxes when documentation is limited. We then turned that into a conservative cost buffer for buyers to plan around. |
| Tilleke & Gibbins | A reputable regional law firm summarizing the formal condominium decree framework in Laos. | We used it to explain why condos are the cleanest purchase path for many non-Lao buyers who cannot own land. We also used it to explain why new-build condo pricing can sit above older stock. |
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