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
If you're wondering whether January 2026 is the right time to buy property in Thailand, you're not alone, as thousands of buyers are asking the same question amid shifting market dynamics.
In this blog post, we dig into the data on current housing prices in Thailand, buyer versus seller conditions, rental demand, and exit strategies to help you make an informed decision.
We constantly update this article with the latest market information, so you always have access to fresh insights on Thailand's property landscape.
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: January 2026 is a reasonably good time to buy property in Thailand if you target the right segment and negotiate well, though it's not a "buy anything and win" moment.
The strongest signal is that official price indices show slow, non-bubble growth while developers are actively offering promotions and discounts on Bangkok condos, meaning buyers have real bargaining power right now.
Another strong signal is the Bank of Thailand's temporary LTV relaxation, which allows up to 100% financing on first homes through June 2026, directly supporting buyer purchasing power.
Other key signals include prime Bangkok rental vacancy dropping for three consecutive quarters, gross rental yields averaging around 6% nationwide, and luxury villa markets in Phuket continuing to attract foreign capital with 8 to 10% annual price growth in prime zones like Bang Tao and Kamala.
The best investment strategies for 2026 include targeting prime Bangkok condos near BTS or MRT stations for steady rental income, considering Phuket villas in established areas like Cherngtalay or Kamala for higher yields, and planning to hold for at least 5 to 7 years to ride out transaction costs and capture appreciation.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research and consult local professionals before making any property purchase.
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 January 2026, Thailand's property prices do not appear significantly overvalued by historical standards, with official Bank of Thailand indices showing slow annual growth of around 2 to 3% rather than the runaway price surges typical of bubble markets.
A clear on-the-ground signal supporting this view is the widespread use of promotions and discounts by Bangkok condo developers, with JLL reporting that luxury condominium capital values actually fell 1.9% quarter-on-quarter in Q3 2025 despite rents rising, which is not the behavior you see in an overheated market.
Another indicator is the absorption rate for newly launched Bangkok condos, which dropped to around 32% within six months of launch in 2024, down from 45% in 2022, showing that sellers are competing for buyers rather than the other way around.
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 January 2026, the likelihood of a meaningful nationwide property price drop in Thailand is low, though localized corrections of 5 to 10% are plausible in oversupplied Bangkok condo submarkets, particularly in outer-city mass-market towers with high vacancy.
The plausible price change range for Thailand over the next 12 months is roughly minus 5% in weak condo segments to plus 7% in prime Bangkok and Phuket villa locations, reflecting a highly segmented market rather than a uniform direction.
The single most important macro factor that would increase the odds of a price drop is a further tightening of bank lending standards, as mortgage rejection rates have already reached 40 to 70% for homes under 3 million baht, and any additional credit squeeze would directly suppress buyer demand.
This scenario remains moderately likely through 2026 because Thailand's household debt sits near 88% of GDP and banks are applying stricter "responsible lending" criteria, though the Bank of Thailand's temporary LTV easing provides some offset.
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 January 2026, the likelihood of a renewed broad price surge across Thailand is medium-low for condos but medium-high for prime Bangkok locations and Phuket villa markets, where supply constraints and strong foreign demand create upside potential.
The plausible upside price change range is around 3 to 7% for prime transit-linked Bangkok condos and 8 to 10% for well-located Phuket villas in areas like Bang Tao, Cherngtalay, and Kamala, driven by limited new supply and sustained international buyer interest.
The single biggest demand-side trigger that could drive prices to jump again is a further easing of credit conditions combined with continued tourism recovery, as foreign buyer demand, particularly from Russia, China, and Western expats, has been the main engine behind Phuket's recent price acceleration.
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 January 2026, Thailand's property market is buyer-leaning for condos, particularly in Bangkok's outer suburbs, closer to balanced for landed homes in good locations, and highly micro-market-driven for villas in tourist destinations.
The estimated months-of-inventory for Bangkok condos in oversupplied segments like Thepkrasattri or Bang Tao's mass-market villa stock can stretch to 50 to 77 months, far above the 12 to 18 months that typically indicate a balanced market, meaning buyers have significant negotiating leverage.
The estimated share of listings with price reductions or developer promotions in Bangkok's condo market is substantial, with JLL noting ongoing discounting pressure and absorption rates below 40%, suggesting that sellers need to compete aggressively on price to move inventory.
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 January 2026, Thailand's homes appear moderately stretched versus incomes but reasonably priced versus rents, with gross rental yields around 6% nationally suggesting property prices are not wildly disconnected from income-generating potential.
The estimated price-to-rent ratio in Thailand averages around 16 to 19 times annual rent in prime Bangkok, which is elevated but not extreme compared to a "balanced" benchmark of 15 to 17 times, meaning rental income can still cover a meaningful portion of ownership costs.
The estimated price-to-income multiple for a typical 35 square meter Bangkok condo at around 4.6 million baht against Greater Bangkok average household income of about 469,000 baht per year is roughly 9.8 times, which is high and explains why mortgage financing conditions matter so much for buyer access.
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 January 2026, Bangkok property prices are above their long-term average in nominal terms but the recent trajectory looks more like a plateau than a peak, with BIS/FRED data showing stabilization rather than vertical acceleration.
The estimated recent 12-month price change in Thailand's residential market is around 2 to 3% for the national index and 3 to 4% for Bangkok condos, which is slower than the pre-pandemic pace of 5 to 7% and suggests the market has cooled from its 2022 to 2023 momentum.
The estimated inflation-adjusted (real) price positioning in Bangkok is slightly above its prior cycle peak but not dramatically so, as Thailand's very low inflation of 0.2 to 0.5% means nominal and real price growth have converged, and purchasing power has not been significantly eroded.
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 January 2026, the biggest planned infrastructure project likely to impact Thailand property prices is the MRT Orange Line, which will connect Min Buri in eastern Bangkok to Bang Khun Non in the west when fully completed, potentially boosting values along its 36-kilometer corridor by 10 to 20% for properties within walking distance of stations.
The estimated timeline for the Orange Line is that the eastern section from Thailand Cultural Centre to Min Buri should open in late 2027, with the western section to Bang Khun Non targeted for 2028 to 2030, meaning buyers purchasing now in areas like Ramkhamhaeng or Min Buri could benefit from connectivity improvements within 2 to 4 years.
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 dramatic zoning or building rule change being implemented across Thailand in 2026, but project-by-project constraints like EIA permit timing and height restrictions in certain Bangkok districts continue to shape supply at the neighborhood level.
As of January 2026, the net effect of existing zoning and building rules is to create micro-pockets of scarcity where permits are slow or restricted, which can support prices in areas like prime Sukhumvit or coastal Phuket zones with view protection rules, while allowing oversupply to build in less constrained outer suburbs.
The type of area most affected by these constraints in Thailand is typically coastal and sea-view zones in Phuket, Koh Samui, and Hua Hin, where environmental and height restrictions limit new villa supply, as well as inner Bangkok districts where land scarcity and FAR limits constrain high-rise development.
Are foreign-buyer or mortgage rules changing in Thailand as of 2026?
As of January 2026, the direction of mortgage and foreign-buyer rules in Thailand is supportive: the Bank of Thailand's temporary LTV relaxation allows up to 100% financing for first homes through June 2026, while transfer and mortgage registration fees have been cut to 0.01% for properties up to 7 million baht, directly reducing buyer transaction costs.
There is no imminent foreign-buyer rule change (such as a new tax or ban) being actively considered in Thailand, though the government has discussed extending leasehold terms from 30 to 99 years for foreigners, which if implemented would significantly boost demand for villas and landed property.
The most impactful mortgage rule change already in effect is the LTV easing, which allows first-time homebuyers to obtain 100% financing and reduces the minimum down payment for properties under 10 million baht from 20% to 10%, directly addressing the affordability barrier that has pushed mortgage rejection rates to 40 to 70% in the mass-market segment.
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 January 2026, the balance between renter-demand growth and new rental supply growth in Thailand varies sharply by segment: prime Bangkok apartments are seeing demand outpace supply with vacancy falling for three consecutive quarters, while outer suburban condos face meaningful oversupply with vacancy rates of 15 to 22%.
The estimated recent demand signal in Bangkok is strong in prime areas, with JLL reporting 7.8% rental demand growth by end-2025 driven by foreign professionals, expats, and younger Thai renters who prefer flexibility over long-term mortgage commitments amid economic uncertainty.
The estimated pace of new completions in Bangkok remains substantial, with CBRE and Cushman & Wakefield reporting volatile launch volumes and around 42,000 new condo units expected to enter the market in the first half of 2025 alone, meaning supply pressure continues in some corridors even as demand improves in prime zones.
Are days-on-market for rentals falling in Thailand as of 2026?
As of January 2026, the estimated time-to-let for rentals in prime Bangkok areas like Sukhumvit, Sathorn, and Silom is relatively short at 1 to 2 months between tenants, with JLL reporting vacancy declining for three straight quarters and rents rising 8.4% year-on-year in the luxury segment.
The estimated difference in days-on-market between "best areas" like Thonglor, Phrom Phong, Asok, Ari, and Rama 9 versus weaker outer-city corridors like Bang Sue or Lat Phrao is significant, with prime locations leasing within 4 to 6 weeks while oversupplied suburban condos may sit vacant for 2 to 4 months or longer.
One common reason days-on-market falls in prime Bangkok is the structural shortage of high-quality, well-managed buildings near major transit stations combined with steady demand from expats, multinational company employees, and high-income Thai renters who prioritize location and lifestyle amenities.
Are vacancies dropping in the best areas of Thailand as of 2026?
As of January 2026, vacancy is dropping in Bangkok's best-performing rental areas including Sukhumvit core (Asok, Phrom Phong, Thonglor, Ekkamai), Sathorn, Silom, Ari, and Rama 9, with JLL reporting prime apartment vacancy down 16 basis points quarter-on-quarter in Q3 2025 and continuing to tighten.
The estimated current vacancy rate in these prime areas is around 15 to 20% for the broader CBD versus 80 to 85% occupancy in the best-managed buildings, which compares favorably to the city-wide condo average of 70 to 80% occupancy and the troubled outer suburbs where vacancy can exceed 20%.
One practical sign for landlords that the "best areas" are tightening first in Bangkok is the ability to raise rents without losing tenants: JLL reports luxury condo rents grew 0.7% quarter-on-quarter and 8.4% year-on-year, a pattern that only occurs when tenant demand exceeds available quality supply.
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 January 2026, it is difficult to say that for-sale inventory is uniformly shrinking in Thailand, as unsold Bangkok condo stock stood at approximately 58,400 units at year-end 2024 (a 12% increase year-on-year), while certain prime segments and villa markets show tighter supply conditions.
The estimated months-of-supply in Bangkok's overall condo market is around 24 to 36 months in many segments, well above the 12 to 18 months that indicate a balanced market, though prime transit-linked locations and established Phuket villa zones have much tighter inventory with 6 to 12 months of supply.
Where inventory is shrinking, the most likely reason is developer caution: facing high mortgage rejection rates and weak absorption, many Bangkok developers have slowed new launches by 30 to 35% and are focusing on selling existing stock rather than adding new supply, which gradually reduces available inventory in select corridors.
Are homes selling faster in Thailand as of 2026?
As of January 2026, the estimated median time-to-sell for homes in Thailand is not broadly speeding up, with Bangkok condos in oversupplied segments often requiring 3 to 6 months or longer to sell, while well-priced properties in prime locations or the landed home segment can move within 1 to 3 months.
The estimated year-on-year change in median days-on-market for Thailand is relatively flat to slightly longer in the mass-market condo segment, as high mortgage rejection rates and buyer caution have extended selling times, though luxury and prime products have shown more stable velocity supported by cash buyers and foreign demand.
Are new listings slowing down in Thailand as of 2026?
As of January 2026, we estimate that new for-sale listings in Thailand's condo market are down significantly year-on-year, with CBRE reporting large drops in newly launched units in 2025 as developers focus on clearing existing inventory amid weak economic conditions and high mortgage rejection rates.
The estimated seasonal pattern for new listings in Thailand typically shows stronger launch activity in Q4 and Q1 when developers target year-end and Chinese New Year buying momentum, but 2025's launches were notably subdued even during peak periods, suggesting structural caution rather than just seasonal softness.
The single most plausible reason new listings are slowing in Thailand is developer financial discipline: with absorption rates below 40% and banks tightening credit to both buyers and construction lenders, developers are reducing project sizes and delaying launches to avoid adding to already elevated unsold inventory.
Is new construction failing to keep up in Thailand as of 2026?
As of January 2026, new construction is not broadly failing to keep up in Thailand, as the market's challenge is more about oversupply in certain segments rather than undersupply, though specific prime locations with true land scarcity and permit constraints do face genuine shortage conditions.
The estimated recent trend in permits, starts, and completions in Thailand shows a slowdown, with REIC reporting developers have cut new project launches by 30 to 35% in response to weak absorption, high household debt, and tight credit conditions, meaning supply growth is decelerating toward demand levels.
Where construction is failing to keep up, the single biggest bottleneck is often land availability and EIA permitting in prime Bangkok transit corridors and coastal Phuket zones, where developable plots near existing infrastructure are scarce and regulatory approval can take 12 to 24 months, constraining supply in exactly the locations where demand is strongest.
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 January 2026, resale liquidity in Thailand is highly building- and neighborhood-dependent, with strong liquidity in prime Bangkok locations like Thonglor, Ekkamai, Phrom Phong, Asok, Sathorn, Ari, and select Rama 9 buildings, while generic condos in oversupplied outer suburbs face challenging resale conditions.
The estimated median days-on-market for resale homes in Thailand's prime segments is around 2 to 4 months when priced correctly, which is reasonable for an emerging market, though weaker products in oversupplied areas can sit for 6 to 12 months or longer, well above a "healthy liquidity" benchmark of 3 months.
One common property characteristic that most improves resale liquidity in Thailand is proximity to BTS or MRT stations combined with strong building management and a proven rental track record, as these factors attract both end-user buyers and investors who value tenant depth and exit optionality.
Is selling time getting longer in Thailand as of 2026?
As of January 2026, selling time in Thailand appears slightly longer than a year ago for mass-market condos due to high mortgage rejection rates and cautious buyer sentiment, though prime properties and well-priced landed homes have maintained relatively stable selling timelines.
The estimated current median days-on-market in Thailand ranges from 30 to 60 days for competitively priced prime properties to 90 to 180 days or longer for generic condos in oversupplied segments, reflecting the wide variation in liquidity across the market.
One clear reason selling time can lengthen in Thailand is affordability pressure from high mortgage rejection rates of 40 to 70%, which shrinks the pool of qualified buyers and forces sellers to either wait longer or accept price reductions to close transactions.
Is it realistic to exit with profit in Thailand as of 2026?
As of January 2026, the likelihood of exiting with a profit in Thailand is medium to high if you buy well in the right location and hold for a realistic period, but low to medium for generic products purchased at full asking price with a short holding horizon.
The estimated minimum holding period in Thailand that most often makes exiting with profit realistic is 5 to 7 years, allowing time to absorb transaction costs, benefit from rental income, and capture the modest 3 to 7% annual appreciation typical of well-located properties.
The estimated total round-trip cost drag in Thailand, including transfer fees, mortgage registration, legal fees, agent commissions, and taxes, is around 5 to 8% of property value (approximately 200,000 to 350,000 baht on a 4 million baht property, or roughly 5,500 to 10,000 USD / 5,000 to 9,000 EUR), which must be offset by appreciation or rental income before any profit materializes.
One clear factor that most increases profit odds in Thailand is negotiating a meaningful discount at purchase, as Bangkok's current buyer-friendly conditions with widespread developer promotions allow savvy buyers to secure 5 to 15% below listed prices, effectively locking in future appreciation from day one.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about 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 (BOT) Residential Property Price Index | Thailand's central bank publishing official time-series property price indicators. | We use it to anchor the "true" nationwide and segment price trend for houses, townhouses, and condos. We cross-check private reports against the official direction. |
| Bank for International Settlements (BIS) Residential Property Prices | BIS standardizes property-price indicators across countries so you can compare cycles. | We use it to sanity-check whether Thailand's price trend looks like a boom or normal cycle. We also use BIS metadata to understand what each index captures. |
| FRED (BIS series) Bangkok Nominal Prices | The BIS dataset distributed via the St. Louis Fed with transparent download history. | We use it to compare 2025-2026 with long-run Bangkok cycles. We judge whether prices are at extreme highs or closer to trend. |
| FRED (BIS series) Bangkok Real Prices | It adjusts for inflation, which matters when asking "is it overpriced?" | We use it to separate "prices went up" from "money value changed." We cross-check against Thailand's slow nominal growth narrative. |
| BOT LTV Relaxation Announcement | This is the regulator's official rule change that directly affects buyer demand and mortgage access. | We use it to assess whether policy is supporting prices in 2026. We translate it into what it means for down payments and buyer power. |
| BOT Financial Stability Report 2024 | The central bank's deep dive into household debt, asset quality, and system risks. | We use it to frame downside risks like debt stress and tighter underwriting. We triangulate it with market reports on discounts and absorption. |
| National Statistical Office Household Survey 2023 | NSO is the official source for household incomes, expenses, and debt, core for affordability. | We use it to estimate price-to-income pressure for typical Thai households. We also use regional income breakdown to tailor affordability analysis. |
| JLL Bangkok High-End Residential Report Q3 2025 | JLL is a global consultancy with consistent market tracking and clear metrics. | We use it to quantify 2025-2026 dynamics like rent growth, vacancy direction, and capital value pressure. We identify neighborhood-level demand patterns. |
| CBRE Thailand Bangkok Overall Figures Q3 2025 | CBRE is a major global real estate firm with regular, methodical Bangkok reporting. | We use it to cross-check whether launches are accelerating or slowing. We fold its signals into buyer/seller market conclusions. |
| Cushman & Wakefield Thailand MarketBeat | A global consultancy publishing standardized quarterly MarketBeat indicators. | We use it to pin down launch volumes and price-per-sqm levels for new condos. We compare to JLL and Knight Frank to avoid one-source bias. |
| Knight Frank Thailand Research | Knight Frank is a global firm and its Thailand research is widely referenced. | We use it to triangulate asking prices by submarket. We sanity-check whether typical buyers face rising or stable sticker prices. |
| Global Property Guide Thailand Rental Yields | They provide standardized gross yield calculations across multiple Thai cities. | We use it to benchmark rental returns and compare Thailand to regional peers. We derive price-to-rent ratios from their data. |
| Krungsri Research Housing Outlook 2025-2027 | Krungsri is a major Thai bank with dedicated real estate research. | We use it for forward-looking projections on sales volume and supply. We incorporate their household debt and credit constraint analysis. |
| Thailand.go.th Foreign Ownership Explainer | Official government information portal summarizing key rules in plain language. | We use it to anchor what foreigners can and cannot buy. We explain why demand is structurally different for condos versus landed homes. |
| Nishimura & Asahi Thailand Legal Update | A top-tier international law firm summarizing enacted Thai measures with dates and scope. | We use it to confirm policy support like fee reductions and timing. We translate that into near-term demand impact for 2026 buyers. |
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.