Everything about property in Thailand, in one place.

The data, the rules, the real costs and the people who operate in this market — written plainly, attributed to its source, and updated weekly.

Where the market is

Reconciled against source on 2026-09-03.

• Residential transfers, nationwide: 72,583 units (+11.2% YoY) — Q1 2026, REIC
• Value of residential transfers: THB 187.18bn (+3.1% YoY) — Q1 2026, REIC
• Newly approved housing loans: +11.1% YoY — early 2026, REIC
• Residential construction permits: −50.2% (halved) — early 2026, REIC
• Condominium construction permits: −71.3% — early 2026, REIC
• Land allocation permits: −45.7% — early 2026, REIC

Guides

• What a foreigner can and cannot own — The 49% condominium quota, why you cannot own the land under a house, and which of the widely-reported reforms have actually become law. As of September 2026: none of them.
• What it actually costs to transfer — Four charges are settled at the Land Office on the day. Who pays which is negotiable — and the rate reduction you have read about does not apply to foreign buyers.
• Due diligence that is worth paying for — What to check before a deposit, what to check before completion, and the specific documents to insist on.
• Renting your unit out — Yields by city, what the building rules allow, and the daily-rental problem.

Locations

• Bangkok (Bangkok Metropolitan Region), 4–6% gross — The deepest and most liquid market in Thailand, and the one carrying the oversupply. Roughly 235,000 unsold condominium units at the end of 2024, concentrated in mid and upper-mid range stock. Luxury and super-luxury are a separate market and are still clearing.
• Pattaya & Chonburi (Chonburi), 5–8% gross — The largest foreign-buyer market outside Bangkok. Chonburi accounted for close to a third of all condominium transfers to foreigners in Thailand. Entry prices are materially below Bangkok for comparable specification, which is what drives the yield gap.
• Phuket (Phuket), 5–7% gross — Thailand's strongest resort market, running on tourism and long-stay relocation rather than on Bangkok demand. Branded residences and hotel-managed schemes are a large and growing share of new supply.
• Hua Hin (Prachuap Khiri Khan), 4–6% gross — A quieter, more domestic resort market — traditionally Bangkok weekend and retirement demand — that has been identified as one of the growth markets diverging from the capital.
• Chiang Mai (Chiang Mai), 4–6% gross — Northern Thailand's main market. Lower entry prices, a large long-stay foreign community and steady domestic demand, with far less speculative development than the coastal markets.
• Koh Samui (Surat Thani), 5–8% gross — A small, high-value island market identified alongside Phuket and Hua Hin as diverging upward from the Bangkok cycle. Predominantly villas, predominantly land — which makes ownership structure the first question, not the last.
• Rayong & the EEC (Rayong / Chonburi) — Not a lifestyle market. This is industrial Thailand — the Eastern Economic Corridor — where residential demand follows factory investment, port expansion and the workforce that comes with them.

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