How much does a condo actually cost per square meter across Thailand's biggest expat and investor markets? We compiled and cross-checked published data for Bangkok, Phuket, Chiang Mai, Pattaya and Hua Hin — by city and, where available, by district — with full source citations and an honest look at where the data disagrees.
Bangkok's citywide condo average runs roughly ฿125,000–155,000/sqm, but prime CBD districts (Thonglor, Phrom Phong, Sathorn) command ฿220,000–400,000/sqm — three to six times the price of Nonthaburi or far-outer Bangkok. Phuket and Pattaya show the same pattern at a resort scale (beachfront and prime west-coast zones running 2–3x the island or city average), while Chiang Mai remains the most affordable of the five markets tracked at roughly ฿55,000/sqm citywide. Location premium, not city choice, is the dominant driver of price per square meter in Thailand.
This is an original-research compilation, not a live pricing feed and not BAANLYY's own transaction data. Every figure below traces to a named, published source — Thailand's official Real Estate Information Center (REIC) condominium price index, and independent third-party market-research publishers including Global Property Guide, Bamboo Routes, Savills Thailand, and CBRE-referenced analysis reported by regional property publications. Full citations are in the Sources section below.
All figures in Thai baht per square meter, condominium stock, compiled from the sources cited above and listed in full below.
| City | Reported average | Full range | Highest-priced zone | Lowest-priced zone |
|---|---|---|---|---|
| Bangkok | ~฿125,000–155,000 | ฿60,000–400,000 | Thonglor / Phrom Phong / Sathorn CBD: ฿220,000–400,000 | Nonthaburi & far outer zones: ฿60,000–95,000 |
| Phuket | ~฿85,000–144,000* | ฿55,000–220,000+ | Cherngtalay / Bangtao / Layan / Kamala: ฿130,000–220,000 | Rawai / Nai Harn / Kathu: from ~฿55,000 |
| Pattaya | ~฿115,000–125,000 | ฿60,000–250,000 | Wongamat Beach: ฿170,000–250,000 | East Pattaya (inland): from ~฿60,000 |
| Chiang Mai | ~฿55,000 | ฿40,000–100,000 | Nimmanhaemin / Old City: ฿70,000–100,000 | Outer & rural districts: below city average |
| Hua Hin | ~฿66,000 | n/a — single reported band | Beachfront developments command a premium not separately quantified in current sources | n/a |
*Phuket's reported average spans two materially different figures depending on source methodology — see FAQ and Section 03 for why.
Bangkok splits cleanly along transit access and district prestige: BTS/MRT-connected prime Sukhumvit (Thonglor, Phrom Phong), Sathorn and Silom sit at 220,000–400,000 baht/sqm, driven by multinational-tenant demand and constrained prime land supply. Nonthaburi and far-outer Bangkok, with weaker transit access and a large cumulative supply overhang from the 2013–2019 launch boom, report 60,000–95,000 baht/sqm — sources differ on the exact low-end figure (some cite a floor of 60,000, others 72,000), reflecting how much of the outer-Bangkok stock each report samples.
Phuket shows the widest disagreement of any market in this report. A Q1 2026 island-wide freehold-condo benchmark places the average just above 85,000 baht/sqm, while other 2026 analysis referencing CBRE-style methodology cites 135,000–144,000 baht/sqm. The gap likely comes down to sample composition: budget west-coast and southern zones (Rawai, Nai Harn, Kathu) start from around 55,000 baht/sqm, while premium Bangtao, Layan, Kamala and Cherngtalay — the zones driving most new luxury launches — run 130,000–220,000 baht/sqm. A report weighted toward the latter will land far above one sampling the whole island.
Pattaya follows a similar beachfront-premium pattern to Phuket but with a narrower spread: Wongamat Beach commands 170,000–250,000 baht/sqm, while inland East Pattaya starts around 60,000 baht/sqm, against a reported citywide average of roughly 115,000–125,000 baht/sqm.
Chiang Mai has the tightest, most consistent range of the five markets — a smaller, less foreign-investment-driven condo market with less of the extreme beachfront or CBD premium seen elsewhere. Nimmanhaemin and the Old City (the two most in-demand areas for expats and digital nomads) run 70,000–100,000 baht/sqm against a citywide average near 55,000 baht/sqm.
Hua Hin has the thinnest published third-party coverage of the five — we found one consistently cited average (~66,000 baht/sqm, roughly USD 2,100/sqm) but not enough independent district-level breakdowns to responsibly report a beachfront-vs-inland split without guessing. We'll expand this section into its own dedicated report once more source data is available, rather than fill the gap with an unverified estimate.
Thailand's Real Estate Information Center (REIC) — the government's official real estate data authority — reported new Bangkok condominium prices rising approximately 3.4% year-on-year in early 2025, attributing the increase to development costs and resilience concentrated at the upper end of the market. That official, national-level trend is directionally consistent with what this report finds in third-party district data: growth concentrated in prime, well-located stock rather than a uniform citywide increase. REIC's national outlook for 2026 projects a broadly flat-to-modest year for residential transfers overall (roughly 320,200 units nationwide, a slight year-on-year decline), which lines up with the "prime holds, oversupplied outer segments stay soft" pattern described throughout this report.
This report is built for orientation, not appraisal. Use it to sanity-check whether an asking price is in a reasonable ballpark for its city and general zone — never as a substitute for a comparable-sales analysis on the specific building, floor and view you're evaluating.
Editorial analysis compiled and periodically refreshed by BAANLYY’s research team — not a live data feed.
Analysis last reviewed July 2026.
BAANLYY can connect you with a comparable-sales analysis for the exact tower and unit type you're evaluating.
Indicative, educational market-research data only — not a valuation, appraisal, or investment, legal or tax advice. Figures are compiled from third-party published market reports current as of Q1–Q2 2026 and change over time; actual pricing for any specific property varies by building, floor, view, age and condition. Confirm current figures with a licensed appraiser, agent or lawyer before relying on them for a transaction. BAANLYY never takes paid placement in this report.
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.