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 how much houses cost in Thailand in 2026, you're in the right place because we've done the research and compiled everything you need to know.
We constantly update this blog post with the latest data, so the numbers you see here reflect the most current Thailand house market conditions.
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.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
How much do houses cost in Thailand as of 2026?
What's the median and average house price in Thailand as of 2026?
As of early 2026, the estimated median house price in Thailand is around 5.8 million baht (approximately $187,000 USD or €172,000 EUR), while the average house price sits higher at about 7.2 million baht (roughly $232,000 USD or €214,000 EUR).
The typical price range that covers roughly 80% of house sales in Thailand spans from 3 million to 12 million baht (around $97,000 to $387,000 USD, or €89,000 to €356,000 EUR), which is where most regular buyers shop.
The gap between median and average prices in Thailand exists because larger luxury homes and properties in prime Bangkok or resort areas pull the average upward, while most everyday buyers purchase more modestly priced homes.
At the median price of around 5.8 million baht in Thailand, a buyer can typically expect a 3-bedroom detached house in a Bangkok outer suburb or a well-maintained home in a provincial city like Chiang Mai or Khon Kaen.
What's the cheapest livable house budget in Thailand as of 2026?
As of early 2026, the minimum budget for a livable house in Thailand starts at around 1.5 to 2.5 million baht (approximately $48,000 to $81,000 USD or €44,000 to €74,000 EUR) in provincial towns, while Bangkok outer areas require at least 3 to 4.5 million baht ($97,000 to $145,000 USD or €89,000 to €133,000 EUR).
At this entry-level price point in Thailand, "livable" typically means an older house that may need minor repairs, basic finishes, and standard amenities like running water and electricity, but often without modern air conditioning or updated kitchens.
These cheapest livable houses in Thailand are usually found in outer Bangkok districts like Nong Chok, Khlong Sam Wa, and Min Buri, or in provincial cities away from tourist areas such as Udon Thani, Nakhon Ratchasima, or smaller towns in Isan.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Thailand here.
How much do 2 and 3-bedroom houses cost in Thailand as of 2026?
As of early 2026, a typical 2-bedroom house in Thailand costs between 2.5 and 5 million baht ($81,000 to $161,000 USD or €74,000 to €148,000 EUR) in most provinces, while a 3-bedroom house ranges from 3.5 to 8 million baht ($113,000 to $258,000 USD or €104,000 to €237,000 EUR) for mainstream family homes.
The realistic price range for a 2-bedroom house in Thailand spans from 2.5 million baht in secondary cities to around 9 million baht ($290,000 USD or €267,000 EUR) in popular Bangkok outer areas or regional hubs like Phuket and Chiang Mai.
For a 3-bedroom house in Thailand, prices realistically range from 3.5 million baht in provincial areas up to 15 million baht ($484,000 USD or €445,000 EUR) in Bangkok's commuter-friendly zones or resort markets.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Thailand is around 30% to 50%, reflecting the larger floor area and often better plot size that comes with family-oriented homes.
How much do 4-bedroom houses cost in Thailand as of 2026?
As of early 2026, a typical 4-bedroom house in Thailand costs between 8 and 20 million baht (approximately $258,000 to $645,000 USD or €237,000 to €593,000 EUR) in desirable city areas, with prime Bangkok and resort zones pushing prices to 15 to 40 million baht ($484,000 to $1.29 million USD or €445,000 to €1.19 million EUR).
The realistic price range for a 5-bedroom house in Thailand starts around 18 million baht and can reach 60 million baht or more ($580,000 to $1.9 million+ USD or €534,000 to €1.75 million+ EUR), depending heavily on land size and location rather than just bedroom count.
For a 6-bedroom house in Thailand, prices typically begin at 25 million baht and can exceed 80 million baht ($806,000 to $2.6 million+ USD or €742,000 to €2.4 million+ EUR), as these compound-style properties are usually found in exclusive neighborhoods or gated communities.
Please note that we give much more detailed data in our pack about the property market in Thailand.
How much do new-build houses cost in Thailand as of 2026?
As of early 2026, a typical new-build house in Thailand costs between 3.5 and 10 million baht ($113,000 to $323,000 USD or €104,000 to €297,000 EUR) for mass-market projects, 10 to 25 million baht ($323,000 to $806,000 USD or €297,000 to €742,000 EUR) for mid-to-upper tier, and 25 million baht and above ($806,000+ USD or €742,000+ EUR) for luxury developments.
The typical percentage premium that new-build houses carry compared to older resale houses in Thailand is around 5% to 15%, though this premium has shrunk in some Bangkok segments during 2025 and early 2026 as developers discount inventory to move sales.
How much do houses with land cost in Thailand as of 2026?
As of early 2026, houses with land in Thailand (which is most houses, since Thai houses typically include land) generally range from 3 to 12 million baht ($97,000 to $387,000 USD or €89,000 to €356,000 EUR) for mainstream properties, with prices rising significantly based on plot size and location.
The typical plot size that qualifies as a "house with land" in Thailand is around 50 to 100 square wah (200 to 400 square meters) for standard subdivisions, while "noticeably more land" usually means 100 to 200+ square wah (400 to 800+ square meters) with garden or pool potential, which adds a 20% to 60% premium.
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Where are houses cheapest and most expensive in Thailand as of 2026?
Which neighborhoods have the lowest house prices in Thailand as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Thailand include outer Bangkok districts like Nong Chok, Khlong Sam Wa, Min Buri, and Thawi Watthana, as well as inland Phuket areas around Thalang and outer Chiang Mai zones like San Kamphaeng.
The typical house price range in these cheapest neighborhoods in Thailand falls between 2 to 5 million baht (approximately $65,000 to $161,000 USD or €60,000 to €148,000 EUR), making them accessible for budget-conscious buyers.
The main reason these neighborhoods have the lowest house prices in Thailand is their distance from major employment centers, transit lines, and international schools, which means longer commutes and fewer amenities that drive up demand elsewhere.
Which neighborhoods have the highest house prices in Thailand as of 2026?
As of early 2026, the top three neighborhoods with the highest house prices in Thailand are Thonglor, Ekkamai, and Phrom Phong in Bangkok's Sukhumvit corridor, along with premium villa zones like Bang Tao and Cherng Talay in Phuket.
The typical house price range in these most expensive Thailand neighborhoods spans from 30 to 80 million baht or more (approximately $970,000 to $2.6 million+ USD or €890,000 to €2.4 million+ EUR), with land value often exceeding building value.
These neighborhoods command the highest house prices in Thailand because they combine walkable access to Bangkok's best restaurants, international schools, and BTS stations, or in Phuket's case, beachfront lifestyle and global vacation-rental demand.
The typical buyer purchasing houses in these premium Thailand neighborhoods is either a wealthy Thai family seeking a legacy property, an international executive on a long-term assignment, or an investor building a rental portfolio in high-demand lifestyle zones.
How much do houses cost near the city center in Thailand as of 2026?
As of early 2026, houses near the city center in Thailand (specifically CBD-adjacent areas like Sukhumvit, Sathorn, and Silom in Bangkok) cost between 15 and 80 million baht or more (approximately $484,000 to $2.6 million+ USD or €445,000 to €2.4 million+ EUR), with land value driving most of the price.
Houses near major transit hubs in Thailand, particularly BTS and MRT stations in Bangkok, typically carry a 10% to 25% premium compared to similar homes farther from rail lines, putting transit-accessible houses in the 8 to 25 million baht range ($258,000 to $806,000 USD or €237,000 to €742,000 EUR) for mainstream options.
Houses near top-rated international schools in Thailand like Bangkok Patana School (Bang Na), International School Bangkok (Nichada/Nonthaburi), NIST (central Sukhumvit), and Shrewsbury (Riverside) typically range from 12 to 60 million baht or more ($387,000 to $1.9 million+ USD or €356,000 to €1.75 million+ EUR).
Houses in expat-popular areas of Thailand like Thonglor, Ekkamai, Ari, Sathorn, and Bang Na range from 15 to 50 million baht ($484,000 to $1.6 million USD or €445,000 to €1.47 million EUR), though actual house stock in core Thonglor is scarce and commands the highest prices.
We actually have an updated expat guide for Thailand here.
How much do houses cost in the suburbs in Thailand as of 2026?
As of early 2026, a typical house in the suburbs of Thailand (including Nonthaburi, Pathum Thani, Samut Prakan, and outer Bangkok districts) costs between 4 and 12 million baht (approximately $129,000 to $387,000 USD or €119,000 to €356,000 EUR) for mainstream family homes.
The typical price difference between suburban houses and city-center houses in Thailand is around 40% to 60% lower in the suburbs, meaning buyers can often get twice the space for the same budget by moving further from central Bangkok.
The most popular suburbs for house buyers in Thailand include Nonthaburi (especially areas near Nichada Thani), Bang Na (school corridor appeal), Pathum Thani (newer developments), and Samut Prakan (airport and industrial zone access).
What areas in Thailand are improving and still affordable as of 2026?
As of early 2026, the top areas in Thailand that are improving and still affordable for house buyers include Bang Sue (major transport hub effect), Lat Phrao, Ratchada, On Nut/Bearing/Samrong corridor, and Bang Na in Bangkok, plus secondary cities with growing local economies.
The current typical house price in these improving yet affordable Thailand areas ranges from 4 to 10 million baht (approximately $129,000 to $323,000 USD or €119,000 to €297,000 EUR), which is significantly below prime neighborhood pricing.
The main sign of improvement driving buyer interest in these Thailand areas is new or expanded mass transit connectivity, such as the Purple Line extension through Bang Sue and planned Orange Line access, which makes commuting more practical without the premium pricing of established transit corridors.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Thailand right now?
What are typical buyer closing costs for houses in Thailand right now?
The estimated typical total closing cost for house buyers in Thailand ranges from about 0.5% to 3.5% of the purchase price, depending on whether you qualify for the current government fee reduction program.
The main closing cost categories in Thailand include the transfer fee (normally 2% of assessed value), mortgage registration fee (1% if financing), and various administrative charges, though a Cabinet-approved temporary reduction cuts the transfer and mortgage fees to just 0.01% each for homes priced up to 7 million baht until June 2026.
The single largest closing cost category for house buyers in Thailand is usually the transfer fee, which at the normal 2% rate on a 6 million baht home would be 120,000 baht ($3,870 USD or €3,560 EUR), though this drops to just 600 baht under the current relief program for eligible properties.
We cover all these costs and what are the strategies to minimize them in our property pack about Thailand.
How much are property taxes on houses in Thailand right now?
The estimated typical annual property tax for a house in Thailand ranges from 2,000 to 20,000 baht ($65 to $645 USD or €60 to €593 EUR) for mainstream owner-occupied homes, with high-value properties paying 20,000 to 150,000 baht or more ($645 to $4,840+ USD or €593 to €4,450+ EUR) annually.
Property tax in Thailand is calculated based on the official assessed value of the land and buildings under the Land and Buildings Tax Act, with rates varying by property classification (residential, commercial, agricultural) and whether it's the owner's primary residence, which receives favorable treatment.
If you want to go into more details, we also have a page with all the property taxes and fees in Thailand.
How much is home insurance for a house in Thailand right now?
The estimated typical annual home insurance cost for a house in Thailand ranges from 3,000 to 12,000 baht ($97 to $387 USD or €89 to €356 EUR) for basic fire and standard perils coverage, rising to 12,000 to 40,000 baht or more ($387 to $1,290+ USD or €356 to €1,190+ EUR) with flood coverage, higher sums insured, or luxury home policies.
The main factors that affect home insurance premiums for houses in Thailand include the sum insured (replacement value of the building), location-specific flood risk, whether you add contents coverage, and the age and construction type of the home.
What are typical utility costs for a house in Thailand right now?
The estimated typical total monthly utility cost for a house in Thailand ranges from about 3,000 to 10,000 baht ($97 to $323 USD or €89 to €297 EUR) for a normal household, with heavy air conditioning users or larger homes paying 10,000 to 25,000 baht or more ($323 to $806+ USD or €297 to €742+ EUR) monthly.
The breakdown of main utility categories for houses in Thailand includes electricity at 2,500 to 8,000 baht per month (the largest expense, driven mainly by air conditioning), water at 150 to 600 baht per month, internet at 500 to 1,000 baht per month, and gas (if used) at around 300 to 500 baht per month.
What are common hidden costs when buying a house in Thailand right now?
The estimated total of common hidden costs that house buyers in Thailand often overlook ranges from 50,000 to 300,000 baht ($1,600 to $9,700 USD or €1,480 to €8,900 EUR), covering repairs, upgrades, and move-in expenses that aren't part of the purchase price.
The typical inspection fees buyers should expect when purchasing a house in Thailand range from 8,000 to 25,000 baht ($258 to $806 USD or €237 to €742 EUR) for a basic professional home inspection, with add-ons like electrical checks, roof drone surveys, and termite reports adding another 2,000 to 10,000 baht ($65 to $323 USD or €60 to €297 EUR).
Other common hidden costs beyond inspections when buying a house in Thailand include roof and waterproofing repairs, electrical system upgrades, pest control (termites are a real concern), gated community fees, furniture and air conditioning units, and potential land survey or boundary verification costs.
The hidden cost that tends to surprise first-time house buyers the most in Thailand is the expense of installing or replacing air conditioning units, which can easily run 30,000 to 100,000 baht ($970 to $3,230 USD or €890 to €2,970 EUR) for multiple rooms, since many houses aren't sold fully equipped.
You will find here the list of classic mistakes people make when buying a property in Thailand.
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What do locals and expats say about the market in Thailand as of 2026?
Do people think houses are overpriced in Thailand as of 2026?
As of early 2026, the general sentiment among locals and expats in Thailand is mixed, with many feeling that prime Bangkok and resort villa zones are expensive due to scarce land and global lifestyle demand, while recognizing that financing constraints have created more negotiation room in other segments.
Houses in Thailand typically stay on the market for 45 to 120 days in the mainstream 3 to 10 million baht range, while high-end properties priced above 20 million baht often take 4 to 12 months to sell because the buyer pool is smaller and negotiations are slower.
The main reason locals and expats give for feeling house prices in Thailand are high is the disconnect between local salaries and asking prices, particularly in Bangkok where land scarcity near transit and schools pushes prices beyond what middle-class Thai families can afford without stretching their finances.
Compared to one or two years ago, current sentiment on house prices in Thailand has shifted toward cautious optimism for buyers, as the 2025 discounting by developers and tighter bank lending have given serious purchasers more leverage to negotiate than they had during the post-pandemic recovery period.
You'll find our latest property market analysis about Thailand here.
Are prices still rising or cooling in Thailand as of 2026?
As of early 2026, house prices in Thailand are experiencing a "slow rise nationally with patchy cooling in specific segments," meaning the overall trend is still upward according to official indices, but Greater Bangkok and some resort areas show softness as developers discount to stimulate demand.
The estimated year-over-year house price change in Thailand is around 1% to 3% nationally based on the Bank of Thailand's Residential Property Price Index through late 2025, though individual markets vary significantly with some Bangkok segments flat or slightly negative.
Experts and locals expect house prices in Thailand over the next 6 to 12 months to remain relatively stable with continued negotiation opportunities, as financing constraints and high household debt levels are likely to keep aggressive price increases in check while preventing any sharp drops.
Finally, please note that we have covered property price trends and forecasts for Thailand here.
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.
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) RPPI | Thailand's central bank publishing official property price data from real mortgage transactions. | We anchored Thailand-wide house price movement through late 2025 using this index. We then carried those trends into early 2026 to keep all estimates consistent with official market direction. |
| Real Estate Information Center (REIC) | Thailand's official real-estate data center under the Government Housing Bank ecosystem. | We cross-checked housing market conditions including demand, supply, and transfers. We used REIC data to validate whether our price ranges match reported market health. |
| Bangkok Post | Major national newspaper with property coverage citing official index data. | We used their reporting to confirm developer discounting and Bangkok softening in 2025. We reflected that reality in our new-build premium and negotiation assumptions. |
| Thai PBS World | Reputable policy and news source reporting Cabinet decisions. | We used it to quantify the temporary transfer fee reduction still active in early 2026. We also time-stamped the policy as running until mid-2026. |
| Thailand Fiscal Policy Office (FPO) | Ministry of Finance body hosting the official Land and Buildings Tax Act. | We explained what annual property tax is and who pays it based on the legal text. We avoided relying on unofficial summaries for the tax framework. |
| Office of Insurance Commission (OIC) | Thailand's official insurance regulator publishing market statistics. | We grounded the insurance discussion in the regulated market context. We translated that into realistic budget ranges for typical home insurance. |
| Metropolitan Waterworks Authority (MWA) | Official water utility provider for Bangkok and nearby provinces. | We estimated monthly water bills using their consumption band tariffs. We explained why Bangkok-area water costs differ from provincial rates. |
| Provincial Electricity Authority (PEA) | Official electricity utility for most provinces outside central Bangkok. | We estimated electricity cost ranges for houses in provincial Thailand. We explained why air conditioning usage dominates Thai electricity bills. |
| Bank of Thailand FX Reference | Central bank's published daily reference exchange rate. | We converted baht house prices into approximate USD and EUR equivalents for foreign readers. We used a rate around 31 THB per USD consistent with late January 2026. |
| CBRE Thailand | Major global property consultancy with established research processes. | We used their outlook to support the market feel in early 2026 including tighter financing and slower sales. We reflected that in time-on-market and pricing assumptions. |
| JLL Bangkok Residential | Major global research consultancy with consistent market monitoring. | We triangulated Bangkok conditions including absorption pace and buyer behavior. We tailored neighborhood-level pricing around where demand is typically strongest. |
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