An original data view of Bangkok's condominium market: price per square metre by district, rental yield bands, the official REIC foreign-buyer transfer data, the 49% foreign-ownership quota, supply-pipeline context and honest data gaps — with full methodology and source notes. Built to be more transparent about its own sourcing than a typical portal market page.
Bangkok condo pricing spans a wide range — from roughly 72,000 THB/sqm in budget outer districts to 220,000–350,000+ THB/sqm in prime Sukhumvit and Sathorn — with a blended city average around 150,000–155,000 THB/sqm. Gross rental yields typically run 4.5–6.0%, with mid-ring transit-connected districts (On Nut, Phra Khanong, Ari, Ratchathewi) delivering the highest yields and prime Sukhumvit the lowest but most resilient. The only fully official, dated statistic in this report is REIC's foreign-transfer data: 11,011 units transferred to foreign buyers nationwide in Jan–Sep 2025, worth about THB 44.1 billion. Foreign nationals can own up to 49% of a condo building's floor area freehold under the Condominium Act. We could not verify a single authoritative supply-pipeline figure and flag that gap explicitly rather than estimate one.
Indicative asking/listing-price ranges compiled and cross-checked across multiple property-portal and market-advisory sources (see Methodology). These are not a REIC or Bank of Thailand official price index — no such simple per-sqm-by-district breakdown is publicly published by those bodies at the time of writing.
| District / area | THB per sqm | Context |
|---|---|---|
| Sukhumvit core (Thonglor, Ekkamai, Phrom Phong) | 220,000 – 350,000 | Prime BTS access, upscale dining/nightlife, strongest foreign + local demand |
| Silom & Sathorn | 180,000 – 300,000 | CBD office towers, international schools, MRT + BTS interchange density |
| Ari | 160,000 – 250,000 | Young-professional and creative-industry demand, BTS-connected |
| Mid-ring BTS/MRT (On Nut, Phra Khanong, Ratchathewi) | 100,000 – 180,000 | Better value entry points with solid transit connectivity |
| Outer / budget districts | 72,000 – 120,000 | Lower entry price, longer commute, thinner resale liquidity |
Gross yield ranges before costs; net yield deducts management fees, a vacancy allowance, common-area fees and applicable tax. Same portal/advisory sourcing caveat as the pricing table above.
| Segment | Typical gross yield | Notes |
|---|---|---|
| Prime Sukhumvit (Asoke, Thonglor) | 4.0 – 5.0% | Lower yield, stronger long-run appreciation and easiest resale |
| Mid-ring BTS/MRT (On Nut, Phra Khanong, Ari, Ratchathewi) | 5.5 – 7.0% | Highest typical gross yields among transit-connected stock |
| Silom & Sathorn | 4.0 – 5.5% | CBD-driven corporate tenant demand supports occupancy |
| City-wide blended average | 4.5 – 6.0% gross / 3.0 – 4.2% net | Net figure after management fees, vacancy allowance, common-area fees and tax |
This is the one section of the report built entirely on primary official sources: REIC's own foreign-transfer statistics and the Condominium Act's ownership rules.
| Metric | Figure | Source / notes |
|---|---|---|
| Foreign condo units transferred, Jan–Sep 2025 | 11,011 units | REIC — broadly flat year-on-year |
| Total transfer value, Jan–Sep 2025 | ≈ THB 44.1 billion | REIC — down 14.2% year-on-year |
| Maximum foreign freehold share per building | 49% of registered floor area | Condominium Act B.E. 2522 (1979), Section 19 |
| Thai-held share required | 51% minimum | Held by Thai nationals or Thai-registered juristic entities |
| Route once the 49% quota is full | Up to 30-year registered leasehold | Recorded on the reverse of the Chanote title; legally enforceable |
REIC (the Real Estate Information Center, under the Government Housing Bank) publishes foreign-transfer statistics with a reporting lag; Jan–Sep 2025 was the most recent period we could verify at the time of writing. Check REIC's own site directly for any more recent release before relying on this for a decision.
Multiple market commentators (portal blogs and advisory-firm articles) describe parts of the Bangkok condo market — particularly mid-to-outer segments — as oversupplied, with new-launch volume outrunning absorption in recent years. We were not able to independently verify a single, dated, authoritative supply-pipeline unit count (units under construction, launched-but-unsold, or scheduled for completion) from an official source strong enough to cite with confidence here. REIC does track project registrations and the Bank of Thailand publishes broader residential-sector indicators, but assembling a clean forward-looking pipeline number requires primary developer disclosures or a dedicated REIC/CBRE/Knight Frank supply report beyond what this report's sourcing covers. Rather than presenting an estimated figure as fact, we are flagging this explicitly as a gap — a future revision of this report should incorporate a named, dated primary supply-pipeline source once one is verified.
This report blends two categories of data, and we label which is which throughout rather than presenting everything with equal authority:
We did not fabricate a figure anywhere a verifiable one was unavailable — see the Supply Pipeline section above for the one area where we chose to flag a gap rather than estimate.
Most portal market pages (DDproperty, FazWaz, Hipflat and similar) show a single point-in-time average price with little to no stated methodology, no distinction between official statistics and portal estimates, and no discussion of the foreign-ownership legal framework that materially affects who can actually buy what. This report is built to do better on exactly those points: transparent sourcing (Section 06), an explicit data-gap disclosure (Section 05) instead of a fabricated pipeline number, and the foreign-ownership legal context (Section 04) presented alongside the pricing data rather than as a separate, disconnected article.
BAANLYY can connect you with vetted agents and property lawyers who can confirm a specific building's current foreign-quota status and transaction pricing.
Original research and indicative market data only — not investment, valuation, legal or tax advice. Pricing and yield ranges are cross-checked portal/advisory estimates as of Q1–Q2 2026, not an official price index; foreign-transfer statistics are REIC's most recently published figures at time of writing (Jan–Sep 2025) and may since have been updated. Verify all figures directly with REIC, a licensed valuer or a property lawyer before relying on them for a decision.
Primary and official sources are cited above. Government rules, fees and procedures in Thailand change over time and vary by office; always confirm current requirements with the relevant authority before relying on them. BAANLYY never takes paid placement in editorial content.