Authored by the expert who managed and guided the team behind the Thailand Property Pack
Everything you need to know before buying real estate is included in our Thailand Property Pack
Wondering if now is the right time to buy property in Thailand? You are not alone, and this is a question many investors and homebuyers are asking in early 2026.
In this article, we break down the current housing prices in Thailand, what the data tells us about the market, and whether prices are likely to rise or fall in the coming months.
We constantly update this blog post with the freshest data from official sources and trusted market analysts so you always have the most current picture.
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 Thailand.
So, is now a good time?
Rather yes, but with important caveats: Thailand in January 2026 is a negotiation-friendly market where buyers have leverage, especially for condominiums in Bangkok and oversupplied areas, though it is not a classic bargain-basement moment.
The strongest signal is that developers are offering significant discounts and promotions on condos, which means this is not a bubble about to pop but rather a market where patient buyers can secure below-asking deals.
Another strong signal is that the Bank of Thailand has temporarily relaxed LTV rules to allow up to 100% financing until June 2026, combined with reduced transfer and mortgage fees for properties under 7 million baht, which directly boosts your buying power right now.
Other strong signals include: prime Bangkok rental vacancy is dropping for the third straight quarter, Phuket villa prices are growing 5 to 10% annually with 8 to 10% rental yields, and household debt constraints are keeping mass-market buyers out (which limits competition if you have strong finances).
The best strategy in January 2026 is to target prime Bangkok condos near transit with proven rental demand (Sukhumvit, Sathorn, Ari), or Phuket villas in Bang Tao and Cherngtalay if you want lifestyle plus income, negotiate hard because sellers are motivated, and plan for a 5 to 7 year hold to ride out any short-term softness.
This is not financial or investment advice, we do not know your personal situation, and you should always do your own research and consult professionals before making any property purchase decision.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
Is it smart to buy now in Thailand, or should I wait as of 2026?
Do real estate prices look too high in Thailand as of 2026?
As of early 2026, Thailand's property prices are not at bubble levels, with official Bank of Thailand data showing slow, flat price growth nationally rather than the runaway increases you would see before a crash.
One clear on-the-ground signal is that Bangkok condo developers are offering heavy promotions and discounts, with JLL reporting that luxury condo capital values actually fell quarter-over-quarter while rents rose, which is typically a sign of buyer leverage rather than overheating.
Another signal is the high mortgage rejection rate, which reached 70% for homes under 3 million baht in 2025 according to Terra Media and the Housing Business Association, meaning demand is structurally suppressed in the mass market, keeping a lid on price surges.
You can also read our latest update regarding the housing prices in Thailand.
Does a property price drop look likely in Thailand as of 2026?
As of early 2026, a nationwide property price crash in Thailand looks unlikely, but localized corrections of 5% to 10% are plausible in oversupplied Bangkok condo clusters where absorption is slow and sellers compete on price.
A realistic downside-to-upside range for Thailand residential property in the next 12 months is roughly minus 5% to plus 5% nationally, with prime Bangkok and Phuket likely closer to flat or slightly positive, while weaker suburban condos face more pressure.
The single most important macro factor that could trigger a price drop in Thailand is a tightening of credit conditions or rising mortgage rejection rates, because household debt is already at 87% to 90% of GDP and further lending constraints would directly suppress buyer demand.
This risk factor is likely to persist through 2026 because banks remain cautious about lending, with Kasikorn Research and KKP Financial Group both warning that the weak financial readiness of applicants will keep rejection rates elevated for at least another one to two years.
Finally, please note that we cover the price trends for next year in our pack about the property market in Thailand.
Could property prices jump again in Thailand as of 2026?
As of early 2026, the likelihood of a broad price surge in Thailand is low to medium, but specific segments like prime Bangkok transit-adjacent condos and Phuket villas could see 5% to 10% gains if credit easing and tourism momentum accelerate.
A plausible upside price range for well-located Thailand property over the next 12 months is 3% to 7% in constrained, high-demand pockets, while the national average is more likely to stay in the 0% to 3% range given ongoing affordability pressures.
The single biggest demand-side trigger that could push prices higher in Thailand is a further easing of mortgage rules or a sustained recovery in foreign buyer demand, especially from Chinese, Singaporean, and European investors who dominate the high-end and resort markets.
Please also note that we regularly publish and update real estate price forecasts for Thailand here.
Are we in a buyer or a seller market in Thailand as of 2026?
As of early 2026, Thailand's residential property market leans toward buyers for condominiums (especially in Bangkok), is closer to balanced for landed homes like townhouses and detached houses, and is mixed for villas in resort areas depending on exact location and scarcity.
Thailand does not publish a single months-of-inventory figure, but market reports suggest absorption rates dropped to just 2% per month in oversupplied condo segments in 2024, meaning it would take over four years to clear remaining stock, which strongly favors buyers who can negotiate.
The share of listings with price reductions or developer promotions in Bangkok is high, with JLL and CBRE reporting widespread discounting on condos throughout 2025, which signals that sellers lack leverage and buyers can push for better deals.
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 Thailand as of 2026?
Are homes overpriced versus rents or versus incomes in Thailand as of 2026?
As of early 2026, homes in Thailand are moderately stretched versus incomes in the Bangkok area, with a typical new 35-square-meter condo at around 4.6 million baht implying a price-to-income ratio near 10 times the average Greater Bangkok household income, which is high by global standards.
The price-to-rent ratio in Bangkok's prime residential segment works out to roughly 19 times annual rent (around 5.2% gross yield), which is not wildly overpriced but means you need to either negotiate a good purchase price or pick a location with unusually strong tenant demand to make the numbers work.
The price-to-income multiple for a typical Bangkok household buying a new condo is close to 10 times annual income, well above the 3 to 5 times benchmark considered affordable in many countries, which explains why mortgage rejection rates are so high and why cash buyers or high earners dominate the market.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Thailand.
Are home prices above the long-term average in Thailand as of 2026?
As of early 2026, Bangkok residential prices are above their long-term historical average in nominal terms, but the BIS and FRED long-run series show the recent pattern is more of a plateau or stabilization than a vertical spike, which reduces crash risk compared to markets that have just surged.
The recent 12-month price change in Thailand's residential market has been close to flat or very slow (around 0% to 3% nationally), which is well below the pre-pandemic pace of growth and consistent with a market digesting supply rather than overheating.
Looking at inflation-adjusted (real) prices via the BIS data, Bangkok is above prior cycle lows but not dramatically above prior peaks, suggesting the market is modestly elevated rather than in extreme territory that would demand immediate correction.
Get fresh and reliable information about the market in Thailand
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What local changes could move prices in Thailand as of 2026?
Are big infrastructure projects coming to Thailand as of 2026?
As of early 2026, the biggest infrastructure projects likely to impact Thailand property prices are Bangkok's ongoing rail expansions (Orange Line, Yellow Line extensions) and Phuket's airport expansion plus a new Kathu-Patong expressway tunnel scheduled to start construction, all of which tend to lift values in nearby areas by 5% to 10% once operational.
For Bangkok rail projects, most are in various stages of construction with expected completions over 2026 to 2028, while Phuket's airport Phase 2 expansion is slated to begin by 2026 and the Andaman International Airport (effectively Phuket's second airport) has been approved for construction, signaling long-term infrastructure commitment to the island.
For the latest updates on the local projects, you can read our property market analysis about Thailand here.
Are zoning or building rules changing in Thailand as of 2026?
There is no single major nationwide zoning overhaul being discussed in Thailand as of the first half of 2026, but project-by-project constraints like EIA (Environmental Impact Assessment) approvals and height limits in certain Bangkok and coastal districts continue to shape what gets built and where.
As of early 2026, the net effect of local zoning and building constraints in Thailand is to create pockets of scarcity (especially for beachfront or transit-adjacent sites) while allowing oversupply in less regulated suburban corridors, which reinforces the importance of location-specific due diligence.
The areas most affected by permit and EIA constraints in Thailand include prime coastal villa zones in Phuket (where sea-view development faces stricter environmental review) and inner Bangkok corridors near heritage or flood-sensitive zones, so buyers should always verify a project's permit status before committing.
Are foreign-buyer or mortgage rules changing in Thailand as of 2026?
As of early 2026, the direction of mortgage rules in Thailand is temporarily supportive: the Bank of Thailand has relaxed LTV limits to allow up to 100% financing for certain contracts until June 30, 2026, while transfer and mortgage registration fees have been cut to 0.01% for homes under 7 million baht, directly boosting buyer affordability.
On the foreign-buyer side, there is no major new restriction or opening being enacted, but Thai authorities have intensified enforcement of nominee company structures since 2024, meaning foreign buyers should ensure any Thai company they use is a legitimate, income-generating business with real Thai shareholders.
The most important mortgage rule change is the temporary LTV relaxation allowing first-time buyers of homes under 10 million baht to borrow up to 110% of property value (100% plus 10% for furnishings), which significantly reduces the down payment barrier for qualified buyers through mid-2026.
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 Thailand as of 2026?
Is the renter pool growing faster than new supply in Thailand as of 2026?
As of early 2026, the balance between renter demand and new rental supply in Thailand varies sharply by segment: prime Bangkok apartments are seeing tenant demand grow faster than supply (with vacancy declining), while outer-city condo clusters face more competition as new completions outpace absorption.
The best signal for renter demand in Bangkok is the return of foreign professionals and expats, combined with rising prime rents for the twelfth straight quarter according to JLL, indicating that high-quality, well-located units are attracting tenants even as the broader economy remains sluggish.
On the supply side, Cushman & Wakefield data shows new condo completions remain elevated in Bangkok, though developers have slowed launches compared to 2024 peak levels, meaning supply pressure is easing but not disappearing, especially in outer-city or suburban locations.
Are days-on-market for rentals falling in Thailand as of 2026?
As of early 2026, days-on-market for rentals in prime Bangkok is effectively falling, as JLL reports vacancy declining for the third straight quarter and rents rising, which means well-located units are renting faster than they were a year ago.
The difference in rental speed between prime areas (like Sukhumvit, Sathorn, Thonglor, Ari) and weaker areas (outer-city condo clusters with lots of similar stock) is significant: prime units can rent within weeks, while generic suburban condos may sit for months because tenants have many equivalent options.
One common reason rental days-on-market falls in prime Bangkok and resort areas like Phuket is undersupply of high-quality, well-managed buildings combined with concentrated tenant demand from expats and professionals who prioritize location, building quality, and management reputation over absolute price.
Are vacancies dropping in the best areas of Thailand as of 2026?
As of early 2026, vacancies are dropping in prime Bangkok areas like Sukhumvit (Asok, Phrom Phong, Thonglor, Ekkamai), Sathorn, Silom, Ari, and Rama 9, with JLL reporting the third consecutive quarter of declining vacancy in the prime apartment segment alongside rising rents.
In these best areas, vacancy rates are now lower than the Bangkok-wide average, reflecting stronger demand from expats, multinational employees, and high-income Thai renters who prefer quality buildings near transit and amenities over cheaper but less convenient options.
One practical sign that prime areas are tightening first in Thailand is that landlords in well-managed buildings with strong tenant reputations (like established Sukhumvit or Sathorn developments) are increasingly able to push through rent increases or hold firm on asking rents, while generic buildings still need to discount to attract tenants.
By the way, we've written a blog article detailing what are the current rent levels in Thailand.
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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.
Am I buying into a tightening market in Thailand as of 2026?
Is for-sale inventory shrinking in Thailand as of 2026?
As of early 2026, for-sale inventory in Thailand is mixed: KKP Financial projects unsold condo inventory will fall about 6% to around 208,000 units as developers hold back large-scale launches, but this is more about supply caution than surging demand clearing stock.
Thailand does not publish a single months-of-supply figure, but with absorption rates around 2% per month in oversupplied condo segments, implied months-of-supply is well above the 6-month balanced benchmark, meaning there is still plenty of inventory relative to buyer activity.
The main reason inventory is not shrinking faster in Thailand is that developers are holding back new launches rather than seeing their existing stock fly off the shelves, which is a defensive move in response to weak buyer sentiment and high mortgage rejection rates rather than a sign of genuine market tightening.
Are homes selling faster in Thailand as of 2026?
As of early 2026, homes in Thailand are not broadly selling faster; in fact, the condo segment in Bangkok has seen absorption slow, with the Housing Business Association reporting that the 2% monthly absorption rate in 2024 means existing stock would take over four years to clear.
Year-over-year, sales velocity has worsened rather than improved, with first-half 2025 new housing sales collapsing 49% compared to the prior year according to REIC data, though prime and luxury segments are more resilient than the mass market.
Are new listings slowing down in Thailand as of 2026?
As of early 2026, new for-sale listings (project launches) in Thailand are significantly lower than their 2024 peak, with CBRE and KKP both reporting that developers have pulled back on large-scale launches in response to weak demand and high rejection rates, though quarter-to-quarter volatility remains.
The seasonal pattern for new listings in Thailand typically sees more launches in the first and fourth quarters, but the current level of activity is unusually low by historical standards, reflecting developer caution rather than normal cyclicality.
The most plausible reason new listings are slowing in Thailand is that developers are preserving cash and focusing on selling existing inventory rather than adding more supply into a market where buyer financing is constrained and absorption is weak.
Is new construction failing to keep up in Thailand as of 2026?
As of early 2026, new construction in Thailand is not failing to keep up; the market's challenge is the opposite, with oversupply in mass-market condo segments and developers building plenty of units that are not being absorbed fast enough due to weak buyer finances.
The recent trend in permits, starts, and completions shows that developers are actively slowing new construction in response to market signals, with Krungsri Research projecting new supply to drop 35% in 2025 versus 2024 levels in the Bangkok Metropolitan Region.
The biggest bottleneck limiting new construction in Thailand is not land or permitting but demand: high household debt and mortgage rejection rates mean there are not enough qualified buyers to absorb what is being built, so developers are rationally holding back.
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 Thailand as of 2026?
Is resale liquidity strong enough in Thailand as of 2026?
As of early 2026, resale liquidity in Thailand is highly location- and building-dependent: prime Bangkok condos in Sukhumvit, Sathorn, Thonglor, and Ari can sell within months if priced correctly, while generic outer-city condos may take a year or more due to heavy competition from similar units.
For well-located resale homes in Thailand, a realistic median time-to-sell is roughly 3 to 6 months in healthy market conditions, though this stretches significantly for overpriced listings or buildings with weak management or high vacancy.
The property characteristic that most improves resale liquidity in Thailand is being within walking distance of a BTS or MRT station in a neighborhood with proven rental demand, combined with a well-managed building with low vacancy, because this attracts both owner-occupiers and investors.
Is selling time getting longer in Thailand as of 2026?
As of early 2026, selling time in Thailand's condo market has generally gotten longer compared to the pre-pandemic period, with discounting pressure and slow absorption indicating that sellers often need to wait or cut prices to close deals.
The realistic range for days-on-market across most Thailand residential listings is wide: 60 to 120 days for well-priced prime properties, 6 to 12 months for average condos, and potentially 12 to 24 months for poorly located or overpriced units in oversupplied areas.
One clear reason selling time can lengthen in Thailand is the combination of high household debt and mortgage rejection rates, which reduces the pool of qualified buyers and forces sellers to wait for cash buyers or the small share of applicants who can secure financing.
Is it realistic to exit with profit in Thailand as of 2026?
As of early 2026, the likelihood of selling with a profit in Thailand is medium if you buy the right property at a negotiated price and hold for at least 5 to 7 years, but low if you buy generic condo stock at full asking price and try to flip quickly.
A realistic minimum holding period in Thailand to make exiting with profit likely is 5 to 7 years, which gives you time to ride out any short-term softness, benefit from rental income, and avoid being underwater on transaction costs.
The estimated total round-trip cost drag in Thailand (buying plus selling) is roughly 6% to 10% of property value, which includes transfer fees, specific business tax or stamp duty, withholding tax on sale, and agent commissions, equal to roughly 180,000 to 460,000 baht on a 4.6 million baht condo (around 5,000 to 13,000 USD or 4,500 to 12,000 EUR).
The factor that most increases profit odds in Thailand is buying below market via developer promotions or negotiating resale discounts, combined with targeting prime locations with proven tenant demand so you can earn rental income while waiting for capital appreciation.
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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 Thailand, 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 Residential Property Price Index | Thailand's central bank publishing official time-series property price data. | We used it to anchor the official nationwide and segment price trends. We cross-checked private reports against this official direction. |
| FRED/BIS Bangkok Residential Prices (Nominal) | BIS dataset distributed via the St. Louis Fed with transparent methodology. | We used it to compare 2025-2026 prices with long-run Bangkok cycles. We used it to judge whether prices are at extreme highs or closer to trend. |
| FRED/BIS Bangkok Residential Prices (Real) | Adjusts for inflation, which matters when asking if prices are truly overpriced. | We used it to separate real price growth from inflation effects. We cross-checked against Thailand's flat nominal growth narrative. |
| Bank of Thailand LTV Relaxation Announcement | The regulator's official rule change directly affecting buyer demand and mortgage access. | We used it to assess whether policy is supporting prices in 2026. We translated it into what it means for down payments and buyer power. |
| JLL Bangkok Q3 2025 Residential Report | Global consultancy with consistent market tracking and clear metrics on vacancy and rents. | We used it to quantify 2025-2026 dynamics like rent growth and vacancy direction. We used it to identify neighborhood-level demand. |
| CBRE Thailand Bangkok Q3 2025 Figures | Major global real estate firm with regular, methodical Bangkok reporting. | We used it to cross-check whether launches are accelerating or slowing. We folded signals into buyer-seller market conclusions. |
| Cushman & Wakefield Bangkok Condo MarketBeat Q1 2025 | Global consultancy publishing standardized quarterly MarketBeat indicators. | We used it to understand where supply is landing by Bangkok subarea. We used it as a baseline to interpret 2026 inventory pressure. |
| National Statistical Office Household Survey 2023 | Official source for household incomes, expenses, and debt, core for affordability. | We used it to estimate price-to-income pressure for typical Thai households. We used regional income breakdown for tailored affordability. |
| Bank of Thailand Financial Stability Report 2024 | Central bank's deep dive into household debt, asset quality, and system risks. | We used it to frame downside risks like debt stress and tighter underwriting. We triangulated with market reports on discounts. |
| Knight Frank Thailand Research | Global firm with widely referenced Thailand research on pricing and market trends. | We used it to triangulate asking prices by Bangkok submarket. We used it to sanity-check typical buyer sticker prices. |
| Krungsri Research Housing Outlook 2025-2027 | Major Thai bank research arm with detailed supply and demand projections. | We used it to understand sales contraction estimates and supply forecasts. We validated developer behavior patterns. |
| Bangkok Post Mortgage Rejection Reporting | Leading English-language Thai newspaper with on-the-ground market reporting. | We used it to quantify mortgage rejection rates and their impact on demand. We connected rejection data to buyer-seller dynamics. |
| Global Property Guide Thailand Analysis | Independent property research firm with standardized cross-country yield and price data. | We used it to benchmark rental yields across Thailand submarkets. We validated yield estimates against local consultancy data. |
| Nishimura & Asahi Legal Update | Top-tier international law firm summarizing enacted Thai property measures. | We used it to confirm policy support timing and scope for fee reductions. We translated legal changes into near-term demand impact. |
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.