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
This guide covers the current housing prices in Thailand and what you can expect to pay across different property types, neighborhoods, and budgets.
We constantly update this blog post to reflect the latest market data and trends in the Thai real estate market.
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.
Insights
- Bangkok condos in prime Sukhumvit areas cost roughly three to four times more per square meter than properties in outer suburbs like Nonthaburi, making location the biggest price driver in Thailand.
- The gap between listing price and actual sale price in Thailand averages around 6%, but luxury properties often sell at 10% to 15% below asking price due to thinner buyer pools.
- Thailand housing prices have risen about 35% over the past decade in nominal terms, but only around 17% when adjusted for inflation, showing steady rather than explosive growth.
- New-build properties in Thailand typically cost about 12% more than comparable resale units, reflecting higher land and construction costs passed on to buyers.
- Entry-level condos in outer Bangkok start around 1 million baht ($32,000), while luxury penthouses in Thonglor can exceed 150 million baht ($4.8 million).
- About 80% of residential properties in Thailand fall within a price range of 1.5 million to 10 million baht ($48,000 to $317,000).
- Condominiums make up roughly 55% of the Thai residential market, followed by townhouses at 25% and detached houses at 15%.
- Buyers in Thailand should budget an extra 5% to 10% on top of the purchase price to cover transfer fees, taxes, and potential renovation costs.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
What is the average housing price in Thailand in 2026?
The median housing price is more telling than the average because it represents what a typical buyer actually pays, without being skewed upward by a handful of ultra-expensive luxury properties.
We are writing this as of January 2026 with the latest data collected from authoritative sources like the Bank of Thailand and major property consultancies, all manually double-checked for accuracy.
The median housing price in Thailand in 2026 is approximately 3.2 million baht ($102,000 or €92,000), while the average housing price sits higher at around 5 million baht ($159,000 or €144,000). The average is pulled up by luxury homes and prime Bangkok condos that command premium prices.
About 80% of residential properties in Thailand in 2026 fall within a price range of 1.5 million to 10 million baht ($48,000 to $317,000 or €43,000 to €287,000).
A realistic entry-level budget in Thailand in 2026 is 1 to 1.8 million baht ($32,000 to $57,000 or €29,000 to €52,000), which can get you a resale studio condo of 24 to 28 square meters in outer Bangkok areas like Bang Na or near the Samut Prakan border.
Luxury properties in Thailand in 2026 typically range from 30 million to 150 million baht ($952,000 to $4.76 million or €862,000 to €4.31 million), which includes new-build penthouses of 150 to 250 square meters in prime Sukhumvit locations like Thonglor or Phrom Phong with full amenities and excellent BTS access.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Thailand.
Are Thailand property listing prices close to the actual sale price in 2026?
In Thailand in 2026, buyers typically negotiate about 6% below the listed asking price, though this gap can widen to 10% to 15% for luxury properties.
This discount exists because many Bangkok zones have accumulated unsold inventory, which pressures sellers and developers to offer deals, hidden discounts, or extras like free furniture. The gap is widest in the luxury segment where buyer pools are thinner and properties sit on the market longer, giving buyers more leverage to negotiate.
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What is the price per sq m or per sq ft for properties in Thailand in 2026?
As of January 2026, the median condo price in Bangkok is approximately 125,000 baht per square meter ($3,968 per sqm or €3,592 per sqm), which works out to about 11,600 baht per square foot ($369 per sqft or €334 per sqft). The average condo price in Bangkok is higher at around 150,000 baht per square meter ($4,762 per sqm or €4,310 per sqm), or roughly 13,900 baht per square foot ($443 per sqft or €400 per sqft).
Small units in prime CBD and Sukhumvit locations have the highest price per square meter in Thailand in 2026, while older condos in outer areas and townhouses far from rail lines have the lowest, because buyers trade space for location.
The highest prices per square meter in Thailand in 2026 are found in prime Sukhumvit neighborhoods like Thonglor and Phrom Phong, ranging from 220,000 to 350,000 baht per sqm. The lowest prices are in Nonthaburi and far outer zones, where you can find properties at 60,000 to 95,000 baht per sqm.
How have property prices evolved in Thailand?
Compared to one year ago, Thailand housing prices in 2026 have risen by about 2.5% in nominal terms and around 2% when adjusted for inflation. This modest growth happened because construction and land costs kept new supply expensive, while mortgage affordability constraints limited how much prices could jump.
Compared to ten years ago, Thailand housing prices in 2026 have increased by roughly 35% in nominal terms and about 17% in real terms after adjusting for inflation. This steady growth was driven by widening premiums for Bangkok locations with strong rail access, though Thailand's market has been more stable than explosive compared to some regional neighbors.
By the way, we've written a blog article detailing the latest updates on property price variations in Thailand.
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 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.
How do prices vary by housing type in Thailand in 2026?
In Thailand in 2026, condominiums make up about 55% of the residential market, followed by townhouses at 25%, detached houses at 15%, villas in resort areas at 3%, and boutique low-rise projects at 2%, reflecting the strong demand for urban condos near transit lines in Bangkok.
Average prices by property type in Thailand as of January 2026 are: condos at around 3 million baht ($95,000 or €86,000), townhouses at 3.8 million baht ($121,000 or €109,000), detached houses at 6.5 million baht ($206,000 or €187,000), villas in tourism areas at 18 million baht ($571,000 or €517,000), low-rise boutique condos at 4.5 million baht ($143,000 or €129,000), and luxury condos or penthouses at around 45 million baht ($1.43 million or €1.29 million).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Thailand in 2026?
New-build properties in Thailand in 2026 typically cost about 12% more than comparable existing homes.
This premium exists because developers price in rising land and construction costs, and they also bundle in amenities, warranties, and promotional packages that add perceived value compared to resale units.
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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 Thailand in 2026?
Sukhumvit (Thonglor, Ekkamai, and Phrom Phong) is one of the most popular expat neighborhoods in Bangkok, featuring modern high-rise condos with one to three bedrooms. Prices here range from 220,000 to 350,000 baht per sqm ($7,000 to $11,000) because of the prime BTS access, upscale dining and nightlife, and strong demand from both locals and foreigners.
Silom and Sathorn form Bangkok's central business district, attracting professionals who want short commutes to work. Condos here cost between 180,000 and 300,000 baht per sqm ($5,700 to $9,500), driven by the concentration of office towers, international schools, and excellent MRT connectivity.
Ari has become a trendy neighborhood known for its cafe culture and boutique low-rise condos. Property prices in Ari range from 160,000 to 250,000 baht per sqm ($5,000 to $8,000), reflecting its growing popularity among young professionals and creatives who value its neighborhood feel while still having good BTS access.
You will find a much more detailed analysis by areas in our property pack about Thailand. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Per Sqm | Per Sqft |
|---|---|---|---|---|
| Sukhumvit (Thonglor/Phrom Phong) | Expat / Nightlife | ฿7.7M-22.8M ($244k-$722k) | ฿220k-350k ($7,000-$11,100) | ฿20,400-32,500 ($650-$1,030) |
| Silom-Sathorn | CBD / Business | ฿6.3M-19.5M ($200k-$619k) | ฿180k-300k ($5,700-$9,500) | ฿16,700-27,900 ($530-$885) |
| Riverside (Charoen Nakhon) | Views / Lifestyle | ฿5.6M-18.2M ($178k-$579k) | ฿160k-280k ($5,100-$8,900) | ฿14,900-26,000 ($470-$825) |
| Ari | Cafes / Trendy | ฿5.6M-16.3M ($178k-$516k) | ฿160k-250k ($5,100-$7,900) | ฿14,900-23,200 ($470-$735) |
| Rama 9 | New CBD / Value | ฿4.2M-11.7M ($133k-$371k) | ฿120k-180k ($3,800-$5,700) | ฿11,100-16,700 ($355-$530) |
| Asok-Nana | Commute / Expat | ฿6M-16.9M ($190k-$536k) | ฿170k-260k ($5,400-$8,250) | ฿15,800-24,200 ($500-$765) |
| On Nut-Phra Khanong | Value / BTS | ฿3.2M-9.1M ($100k-$289k) | ฿90k-140k ($2,850-$4,450) | ฿8,350-13,000 ($265-$415) |
| Bang Na-Udom Suk | Value / Family | ฿2.5M-7.2M ($78k-$229k) | ฿70k-110k ($2,220-$3,500) | ฿6,500-10,200 ($205-$325) |
| Ratchada-Huai Khwang | Commute / Local | ฿3.2M-9.8M ($100k-$311k) | ฿90k-150k ($2,850-$4,760) | ฿8,350-13,950 ($265-$445) |
| Ladprao | Budget / Local | ฿2.8M-8.5M ($89k-$270k) | ฿80k-130k ($2,540-$4,130) | ฿7,430-12,100 ($235-$385) |
| Chatuchak | Parks / Commute | ฿3.2M-9.1M ($100k-$289k) | ฿90k-140k ($2,850-$4,450) | ฿8,350-13,000 ($265-$415) |
| Nonthaburi (MRT Purple) | Budget / Family | ฿2.1M-6.2M ($67k-$196k) | ฿60k-95k ($1,900-$3,000) | ฿5,575-8,825 ($175-$280) |
How much more do you pay for properties in Thailand when you include renovation work, taxes, and fees?
When buying property in Thailand in 2026, you should budget an additional 5% to 10% on top of the purchase price to cover transfer fees, taxes, legal costs, and any renovation work.
If you buy a property around $200,000 (about 6.3 million baht) in Thailand, expect to pay roughly 6% to 7% extra, which adds around 380,000 to 440,000 baht ($12,000 to $14,000). This brings your total cost to approximately 6.7 to 6.75 million baht ($213,000 to $214,000).
For a property around $500,000 (about 15.75 million baht) in Thailand, the additional costs at roughly 7% would add around 1.1 million baht ($35,000). Your total cost would come to approximately 16.85 million baht ($535,000).
For a property around $1,000,000 (about 31.5 million baht) in Thailand, expect additional costs of roughly 8%, or about 2.5 million baht ($80,000), bringing your total to approximately 34 million baht ($1.08 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Thailand.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Thailand
| Expense | Type | Estimated Cost Range |
|---|---|---|
| Ownership Transfer Fee | Fee | Ranges from 0.01% to 2% of the registered or appraised property value. The rate depends on government policy at the time of purchase, as Thailand has used temporary fee reduction programs for eligible buyers. For a 5 million baht property, this could be as low as 500 baht or as high as 100,000 baht ($16 to $3,175). |
| Mortgage Registration Fee | Fee | Costs between 0.01% and 1% of the mortgage amount if you are financing your purchase. On a 4 million baht mortgage, this ranges from 400 to 40,000 baht ($13 to $1,270). Only applies if you take out a loan. |
| Stamp Duty | Tax | Set at 0.5% of the registered value when Specific Business Tax does not apply. For a 5 million baht property, this equals 25,000 baht ($794). This is typically paid when the seller has owned the property for more than five years. |
| Specific Business Tax | Tax | Charged at 3.3% of the registered value or selling price, whichever is higher. This is usually the seller's responsibility but can affect negotiations. For a 5 million baht property, this would be 165,000 baht ($5,240). Applies when selling within five years of purchase. |
| Withholding Tax | Tax | Varies based on whether the seller is an individual or company and the property's appraised value. For individual sellers, it is calculated using progressive income tax rates. Typically the seller's responsibility but may be negotiated. |
| Legal and Admin Fees | Service | Ranges from 20,000 to 100,000 baht ($635 to $3,175) depending on the complexity of the transaction. This covers due diligence, contract review, and registration assistance. More complex transactions involving foreign ownership structures cost more. |
| Renovation (Light) | Renovation | Costs approximately 5,000 to 10,000 baht per square meter ($159 to $317 per sqm) for painting, minor repairs, and cosmetic updates. For a 50 sqm condo, budget 250,000 to 500,000 baht ($7,935 to $15,875). New builds typically require minimal work. |
| Renovation (Full) | Renovation | Runs from 15,000 to 25,000 baht per square meter ($476 to $794 per sqm) for complete interior overhauls including kitchen and bathroom. For a 50 sqm condo, expect 750,000 to 1.25 million baht ($23,800 to $39,680). Usually only needed for older resale units. |
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 Thailand in 2026 with different budgets?
With $100,000 (about 3.15 million baht) in Thailand as of January 2026, you could buy a one-bedroom condo of around 35 square meters in Nonthaburi near the MRT Purple Line, a studio or small one-bedroom of 28 to 32 square meters in Bang Na, or a 35 to 40 square meter condo on the outskirts of Chiang Mai's Nimman area.
With $200,000 (about 6.3 million baht) in Thailand as of January 2026, you could buy a one-bedroom condo of 45 to 55 square meters in Rama 9, a two-bedroom condo of around 60 square meters in On Nut, or a townhouse of 120 to 140 square meters in Nonthaburi.
With $300,000 (about 9.45 million baht) in Thailand as of January 2026, you could buy a two-bedroom condo of around 70 square meters in Ari, a two-bedroom condo of about 65 square meters in Ratchada-Huai Khwang, or a detached house of 180 to 220 square meters in outer Bangkok.
With $500,000 (about 15.75 million baht) in Thailand as of January 2026, you could buy a two-bedroom condo of 70 to 85 square meters in Silom-Sathorn, a three-bedroom condo of around 110 square meters along the Riverside, or a high-end townhouse of 200 square meters in Bang Na-Udom Suk.
With $1,000,000 (about 31.5 million baht) in Thailand as of January 2026, you could buy a large three-bedroom condo of 140 to 170 square meters in Phrom Phong, a luxury condo of 120 to 150 square meters in Silom-Sathorn, or a pool villa of 300 to 400 square meters in Phuket's Kamala or Bang Tao area.
With $2,000,000 (about 63 million baht) in Thailand as of January 2026, you could buy a prime luxury penthouse of 200 to 250 square meters in Thonglor, an ultra-prime penthouse of 250 square meters or more in the CBD or Sukhumvit, or a high-end villa of 450 square meters or more in a prime Phuket coastal area, though inventory at this level is thinner and negotiations tend to be more substantial.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Thailand.
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 RPPI | Thailand's central bank publishes the official house price index used by analysts and policymakers. | We used this to anchor how prices changed over time for one-year and ten-year comparisons. We also extended the October 2025 data to estimate January 2026 levels. |
| Bank of Thailand RPPI Methodology | This technical paper explains the official hedonic index methodology and mortgage loan data coverage. | We used this to understand what the RPPI measures and why it's reliable. We also used it to justify inflation-adjusted comparisons. |
| Knight Frank Thailand | Knight Frank is a global real estate consultancy with transparent, established research reports on Bangkok. | We used their Q2 2025 report to pin down Bangkok asking prices per sqm by zone including CBD, city fringe, and suburbs. We then projected January 2026 levels using the BOT index trend. |
| Cushman & Wakefield MarketBeat | Cushman & Wakefield is a top-tier global property consultancy with standardized market reports. | We used their Q3 2025 Bangkok Condo MarketBeat to cross-check Knight Frank data. We treated their average selling price for new launches as a new-build benchmark. |
| Thailand Ministry of Commerce CPI | This is the official government source for consumer price index and inflation data in Thailand. | We used this to ground the inflation environment when discussing real versus nominal price changes. We also used it to explain why real and nominal prices can diverge. |
| Bank of Thailand FX Reference | This is the central bank's official reference for the Thai baht exchange rate against major currencies. | We used this to convert Thai baht prices into US dollars consistently. We anchored our January 2026 rate at approximately 31.5 baht per dollar. |
| HLB Thailand | HLB is an international accounting and advisory network with expertise in Thai property taxation. | We used this to detail temporary fee reduction programs for property transfers in Thailand. We also used it to explain how transfer fees can vary from 0.01% to 2%. |
| Bank of Thailand Official Website | The central bank provides authoritative economic and financial statistics for Thailand. | We used this as our primary reference for official data on the Thai economy. We cross-referenced multiple data series to ensure consistency. |
| Knight Frank Thailand Website | Knight Frank's local office provides market-specific insights for the Thai property market. | We used their research archives to track historical price trends in Bangkok. We also used their zone definitions for neighborhood comparisons. |
| Cushman & Wakefield Thailand | Cushman & Wakefield's Thailand office publishes quarterly market reports on Bangkok real estate. | We used their MarketBeat series to verify supply and demand dynamics. We also used their new launch pricing data to calculate the new-build premium. |
| Trade Policy and Strategy Office | This government office publishes official consumer price data and economic statistics for Thailand. | We used their monthly CPI releases to calculate inflation-adjusted price changes. We also used their methodology notes to ensure accuracy. |
| Thailand Department of Lands | This government department oversees property registration and publishes fee schedules. | We used their guidelines to detail transfer fees and registration costs. We also verified current fee reduction policies. |
| National Economic and Social Development Council | Thailand's economic planning agency publishes macroeconomic data and forecasts. | We used their economic outlook reports to contextualize housing market trends. We also used their GDP data for market sizing estimates. |
| Real Estate Information Center | REIC is Thailand's dedicated real estate research center affiliated with government housing agencies. | We used their market reports to verify transaction volumes and supply data. We also used their regional breakdowns for areas outside Bangkok. |
| CBRE Thailand | CBRE is a global commercial real estate services firm with extensive Thailand market coverage. | We used their market reports to cross-check luxury segment pricing. We also used their market commentary for trend analysis. |
| JLL Thailand | JLL is a global real estate services company with quarterly Thailand market reports. | We used their research to verify rental yield data and investment trends. We also used their neighborhood analyses for location comparisons. |
| Colliers Thailand | Colliers is an international property consultancy with established research on the Thai market. | We used their quarterly reports to supplement data from other consultancies. We also used their supply pipeline data for new construction trends. |
| Government Housing Bank | Thailand's state housing bank publishes mortgage and affordability data. | We used their lending statistics to understand buyer affordability constraints. We also used their mortgage rate data for cost calculations. |
| Royal Thai Government Portal | The official government portal provides access to policy announcements and regulatory updates. | We used this to track policy changes affecting property purchases. We also verified temporary fee reduction program details. |
| National Housing Authority | Thailand's public housing agency publishes data on affordable housing segments. | We used their reports to understand the lower end of the market. We also used their price benchmarks for entry-level properties. |
| Stock Exchange of Thailand | The SET publishes financial reports for listed property developers. | We used developer financial statements to verify construction cost trends. We also used their sector analyses for industry context. |
| Board of Investment Thailand | The BOI provides investment guides including property ownership rules for foreigners. | We used their guidelines to understand foreign ownership restrictions. We also used their economic zone data for regional pricing context. |
| Revenue Department Thailand | The Revenue Department publishes official tax rates and property transaction guidelines. | We used their publications to detail stamp duty and withholding tax calculations. We also verified Specific Business Tax rates and conditions. |
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