Foreign buyers registered fewer Thai condominiums in the first half of 2026 than a year earlier, but spent almost as much. Land Department records show 6,533 units transferred to foreigners between January and June, down 8.8%. Their value was THB 28.3 billion, down 1.5%. The mix of buyers is changing: Chinese demand is contracting and Russian demand is rising quickly.
The 2025 baseline
The full-year figures give the most complete picture by nationality. Foreigners took ownership of 14,899 units worth THB 60.9 billion in 2025. Units rose 2.2% and value fell 10.7%. Foreign buyers accounted for 14.7% of all condominium transfers by number and 25.0% by value.
| Nationality | Units | Value (THB million) | Average per unit (THB million) | Units, change on 2024 | Value, change on 2024 |
|---|---|---|---|---|---|
| China | 4,940 | 18,585 | 3.8 | Down 12.9% | Down 30.0% |
| Myanmar | 1,968 | 6,159 | 3.1 | Up 41.8% | Down 12.5% |
| Russia | 1,172 | 4,773 | 4.1 | Up 8.6% | Up 30.3% |
| Taiwan | 1,036 | 4,699 | 4.5 | Up 23.9% | Up 9.3% |
| United States | 537 | 2,810 | 5.2 | Down 11.8% | Down 7.2% |
| France | 657 | 2,604 | 4.0 | Up 26.1% | Up 16.6% |
| United Kingdom | 476 | 2,298 | 4.8 | Up 15.0% | Up 35.2% |
| Germany | 459 | 1,849 | 4.0 | Up 2.9% | Down 5.6% |
| India | 237 | 1,645 | 6.9 | Down 8.8% | Up 7.7% |
| Singapore | 269 | 1,284 | 4.8 | Up 15.5% | Down 3.7% |
| Others | 3,148 | 14,215 | 4.5 | Up 1.0% | Down 4.2% |
| Total | 14,899 | 60,921 | 4.1 | Up 2.2% | Down 10.7% |
Ranked by value. The average foreign purchase in 2025 was a 41.3 sqm unit at THB 4.1 million, about THB 99,000 per sqm. That is a mid-market apartment, well below the prices quoted for prime Bangkok. Chinese buyers were roughly a third of the total by number. Their decline reflects economic weakness in China and limits on liquidity.
January to June 2026
| Measure | First half 2026 | Change on first half 2025 |
|---|---|---|
| Units transferred to foreigners | 6,533 | Down 8.8% |
| Value | THB 28.3 billion | Down 1.5% |
| Share of all condominium transfers, by number | 11.7% | Lower |
| Share of all condominium transfers, by value | 21.7% | Lower |
| Average value per unit | THB 4.3 million | |
| Average size | 43.9 sqm |
The second quarter was stronger than the first: 3,292 units, up 1.4% on a year earlier, worth THB 14.8 billion, up 20.2%.
By value, the ten largest groups in the half were China, Russia, Myanmar, the United States, Taiwan, France, the United Kingdom, Germany, Australia and India.
- China stayed first by units and by value, but transfer value fell 27.7% to THB 6.9 billion and unit numbers fell 23.8%.
- Russia moved to second by value. Transfer value rose 75.9% to THB 3.6 billion and unit numbers rose 50.4%.
- Myanmar, second by units in 2025, fell back: value down 16.2% to THB 2.5 billion and units down 34.1%.
- Australia entered the ten largest groups by value, with unit numbers up 63.7%.
What it means for a buyer
Fewer, larger purchases. Units fell much faster than value, so the average foreign purchase grew to THB 4.3 million. That points to a shift from small investment units towards larger homes, in Bangkok and in Phuket alike.
Geography follows nationality. Chinese and Myanmar buyers buy mainly in Bangkok. Russian buyers buy mainly in Phuket and in Chon Buri, the province that includes Pattaya. A building whose resale market depends on one nationality carries that nationality's risks: currency, capital controls and politics. Ask who owns the foreign share of a building before you buy into it.
The quota still binds. Foreign ownership is capped at 49% of the unit floor area in each registered condominium. In buildings popular with overseas buyers the foreign quota can fill, which restricts who you can sell to later. See condominium foreign quota.
Transfers lag sales. Transfers record completed units being registered. They tell you who bought two or three years ago as much as who is buying now, and they omit leasehold villas entirely.
Our guide to where to buy in Thailand compares the main markets. For price levels, see the reports on the Bangkok condominium market and the Phuket property market.
