# Bangkok condominium market 2026, read for a foreign buyer

Source: https://www.thailandpropertyinvestor.com/journal/bangkok-condominium-market-2026
Updated: 2026-11-14
Publisher: Thailand Property Investor (Omnia Capital Group)

## The short answer

Bangkok in 2026 is two markets. The mass market is oversupplied: about 350,000 units are unsold, five to six years of sales, and no new project was launched in the central business district in the first quarter. The prime segment is tighter: completed luxury condominiums are 95% sold and asking prices for high-end units under construction are rising. Central asking prices average about THB 236,800 per sqm. A foreign buyer has room to negotiate.

## Key points

- Bangkok has about 350,000 unsold condominium units, which would take five to six years to absorb at about 60,000 transfers a year.
- Average asking prices in the first quarter of 2026 were about THB 236,800 per sqm in the central business district, THB 123,500 in the city fringe and THB 71,200 in the suburbs.
- High-end freehold units under construction downtown averaged an asking price of THB 332,619 per sqm in the fourth quarter of 2025, with further rises in 2026.
- Developers launched 2,380 units downtown in the first half of 2026, up 207% on a low base, and second-half launches are mainly super-luxury branded residences.
- Luxury condominiums in central Bangkok yielded about 5.4% gross in the second quarter of 2026, with rents stable and capital values still trending down.
- Foreign buyers made up 32% of central Bangkok condominium purchasers in 2026, against an average of 18% in 2021 to 2025.

Bangkok's condominium market in 2026 splits in two. Below the prime segment there is a large overhang of unsold units, weak absorption and flat prices. At the upper end, completed stock is largely sold, new launches are few and asking prices are rising. An overseas buyer usually shops in the second market and can use the weakness of the first to negotiate.

## Supply: an overhang below, scarcity above

The first quarter was subdued, held back by household debt and strict mortgage approvals. Developers launched about 6,174 units in the quarter. None was in the central business district: 58% were in the city fringe and 42% in the suburbs, and 68% were priced below THB 80,000 per sqm. Buyers reserved only about 24.3% of newly launched units.

Unsold inventory stands at about 350,000 units. With roughly 60,000 units transferred a year, clearing it would take five to six years if little new supply were added.

Downtown, new supply at the upper end has been thin, and it is returning.

| Quarter | Downtown launches | High-end asking price, units under construction |
|---|---|---|
| Q4 2025 | 212 units in two projects | THB 332,619 per sqm, up 2.7% on a year earlier |
| Q1 2026 | 1,402 units in two projects | Up 3.9% on a year earlier |
| Q2 2026 | 978 units in two projects | Up 7.0% |

Downtown launches in the first half came to 2,380 units, up 207% on the first half of 2025, a period depressed after the 2025 earthquake. Second-half launches downtown are mainly super-luxury [branded residences](https://www.thailandpropertyinvestor.com/guides/branded-residences-in-thailand).

Bangkok has 74,922 luxury condominium units after five completions in the second quarter, with about 1,900 more due by 2029, some 3% of the existing stock, and none expected in the rest of 2026.

## Prices: stable on average, firm at the top

Average asking prices in the first quarter of 2026:

| Zone | Average asking price per sqm | Direction |
|---|---|---|
| Central business district | About THB 236,800 | Slightly down on the quarter |
| City fringe | About THB 123,500 | Slightly down |
| Suburbs | About THB 71,200 | Slightly up |

The small fall in the centre reflects price pressure in the upper-end segment, and developers are favouring stock clearance over price rises. The narrower measure, high-end freehold units still under construction downtown, rose through the same period. The two are compatible: older and secondary stock is being discounted while a small number of new prime projects set higher prices.

At the very top, some units at Upper House Residences had sold above THB 850,000 per sqm by October 2026, and the best prime stock may pass THB 1 million.

## Demand: who is buying

Completed condominiums are 93% sold on average and 95% in the luxury segment. Units under construction are 52% sold on average and 85% in the super-luxury segment. By the second quarter, 52.4% of future downtown supply across 34 projects had been sold.

Foreigners are a larger part of that demand than before. The foreign share of central Bangkok condominium buyers was 32% in 2026, against an average of 18% between 2021 and 2025. In the super-luxury segment the largest foreign groups, in order, were Japanese, British, Taiwanese and Russian. Across the country, as our report on [foreign buyers in 2025 and 2026](https://www.thailandpropertyinvestor.com/journal/foreign-buyers-thai-condominiums-h1-2026) shows, Chinese demand is falling in the mass market.

## Rents and yields

Luxury condominiums in central Bangkok yielded about 5.4% gross in the second quarter of 2026, with rents stable and capital values in the centre still trending down. A rising yield produced by falling prices is not a gain for existing owners. See [rental yields in Thailand](https://www.thailandpropertyinvestor.com/guides/rental-yields-in-thailand) for the gap between gross and net.

## What a foreign buyer should take from it

- **Negotiate.** Developers are putting clearing stock ahead of raising prices. Ask for incentives, and compare with resale units in completed buildings nearby.
- **Buy the location, not the launch.** Proximity to mass transit, a well-run [juristic person](https://www.thailandpropertyinvestor.com/glossary/juristic-person) and a building that is aging well matter more than a new name. Compare [Sukhumvit](https://www.thailandpropertyinvestor.com/areas/bangkok/sukhumvit), [Thonglor and Ekkamai](https://www.thailandpropertyinvestor.com/areas/bangkok/thonglor-ekkamai), [Sathorn and Silom](https://www.thailandpropertyinvestor.com/areas/bangkok/sathorn-silom) and [Lumpini and Ploenchit](https://www.thailandpropertyinvestor.com/areas/bangkok/lumpini-ploenchit).
- **Check tenure.** In Central Lumpini, 55% of transactions are [leasehold](https://www.thailandpropertyinvestor.com/glossary/leasehold). See [freehold vs leasehold](https://www.thailandpropertyinvestor.com/guides/freehold-vs-leasehold).
- **Check the quota.** A building with its [foreign quota](https://www.thailandpropertyinvestor.com/glossary/foreign-quota) nearly full is harder to sell to another foreigner.
- **Plan to hold.** Resale into an overhang takes time. Do not buy on the assumption of a quick gain.

These are asking prices and market surveys, not valuations, so negotiate from them and take independent advice on any specific unit.

## Questions

### Is now a good time to buy a condominium in Bangkok?

It is a buyer's market in most segments, which helps on price and terms. Prices are stable but under pressure, and absorption is slow. That favours a buyer who intends to hold and can choose carefully. It is a poor market for anyone who needs to resell quickly, because there is a great deal of competing stock.

### Why do Bangkok price figures differ so much?

They measure different things. THB 236,800 per sqm is the average asking price across the central business district. THB 332,619 covers only high-end freehold units still under construction downtown. Neither is a transaction price. Use them as a guide to level and check recent Land Office transfers in the building you are considering.

### Can foreigners buy freehold in prime Bangkok?

Yes, within each building's 49% foreign quota, but a good deal of prime stock is leasehold. In the Central Lumpini area, 55% of transactions were leasehold and 45% freehold. Check the tenure of each project, because a leasehold unit is a different asset with a different value at resale.

## Sources

- [Knight Frank Thailand, Bangkok Condominium Market Q1 2026](https://content.knightfrank.com/research/2265/documents/en/bangkok-condominium-market-q1-2026-12909.pdf)
- [CBRE Thailand, Bangkok Overall Figures Q4 2025](https://mktgdocs.cbre.com/2299/d71d2d8a-9f0a-4633-bc8b-85f477be22bc-1543008243/Bangkok-Overall-Figures-Q4-202.pdf)
- [CBRE Thailand, Bangkok Overall Figures Q1 2026](https://mktgdocs.cbre.com/2299/ec1137bf-81f5-40b2-b7f9-7496c0e282cd-2133472279/Bangkok-Overall-Figures-Q1-202.pdf)
- [CBRE Thailand, Bangkok Overall Figures Q2 2026](https://mktgdocs.cbre.com/2299/572f56cb-8f5b-4103-b239-5257a6109fa2-1936958774/Bangkok-Overall-Figures-Q2-202.pdf)
- [AustCham Thailand, CBRE Thailand mid-year outlook 2026, 3 August 2026](https://www.austchamthailand.com/resources/advance-blog/cbre-thailand-mid-year-outlook-first-half-performance-and-path-ahead-2026)
- [The Nation, CBRE on foreign buyers in Bangkok and Phuket condominiums, 19 August 2026](https://www.nationthailand.com/business/property/40069998)
- [Real Estate Asia, JLL on Bangkok luxury condominium supply, values and yields (Q2 2026)](https://realestateasia.com/residential/news/bangkok-luxury-condo-supply-pipeline-totals-1900-units-through-2029)
- [The Nation, Savills Thailand on ultra-luxury condominium prices, 29 October 2026](https://www.nationthailand.com/business/40072888)