NovBangkok Condo Asking Prices
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Quick — 10-second read
The conclusion and the next practical check.
- Takeaway
- One Bangkok-wide average says little about a specific condo. On 27 September 2026, asking-price medians varied materially by district and unit size, and even the portal mix could move the pooled number. A tighter peer range is far more useful.
- What to do
- Use the closest match you can find on location, floor area and completion status, then compare both total ask and THB/sq m. If the peer group is thin or one project materially shifts the result, treat the number as a starting point rather than a firm market level.
What the sample actually compares
Two condos with the same total price can be very different on a per-square-metre basis, while two homes in the same district may be poor substitutes because of size or construction stage. That is why this 27 September 2026 comparison does not pretend Bangkok has one useful condo price.
The district figures use 90 unit-specific listings across 77 projects: 15 each in Sathon, Watthana, Huai Khwang, Chatuchak, Bang Na and Khlong San. Together they provide practical slices of the CBD, Inner Sukhumvit, Rama 9–Ratchada, the north, east and west side. Only condos inside the Bangkok Metropolitan Administration with both a stated total price and floor area are included.
Every THB/sq m figure is recalculated as the asking price divided by the advertised area of the same unit. Portal result counters are not treated as real inventory because listings can be duplicated across agents and project pages may bundle several options. The figures also describe asking prices, not negotiated sale prices.
FazWaz supplies the district table because its cards exposed location, project, price and area consistently enough for the six-way comparison. Another 30 listings from DDproperty and PropertyHub are used to see whether switching portals changes the picture materially. This is a transparent benchmark for selected Bangkok segments, not a census or a statistically representative estimate of the whole city.
There are not enough comparable construction-stage listings within these fixed district groups to publish a robust new-build-versus-completed split. Seller type is also inconsistent across portals. Where the data cannot support a separate median, no artificial one is created.
Asking prices in comparable groups
The medians refer to 90 unit-specific listings observed on 27 September 2026. The third column shows median total ask, floor area and number of condos; THB/sq m is recalculated from each listing and does not represent a completed sale price.
| Group | Median, THB/sq m | Ask · size · n |
|---|---|---|
| Sathon · Central/CBD | ฿128,393 | ฿5.79m · 42 m² · n=15 |
| Watthana · Inner Sukhumvit | ฿124,855 | ฿7.18m · 44 m² · n=15 |
| Huai Khwang · Rama 9–Ratchada | ฿78,295 | ฿3.20m · 38 m² · n=15 |
| Chatuchak · North | ฿131,956 | ฿4.32m · 37 m² · n=15 |
| Bang Na · East | ฿80,867 | ฿2.60m · 33 m² · n=15 |
| Khlong San · West | ฿103,421 | ฿4.50m · 38 m² · n=15 |
| 6 districts · <35 m² | ฿98,961 | ฿3.00m · 30 m² · n=33 |
| 6 districts · 35–49.9 m² | ฿97,297 | ฿3.80m · 38 m² · n=29 |
| 6 districts · 50–79.9 m² | ฿104,795 | ฿6.50m · 65 m² · n=17 |
Why one Bangkok average can mislead
The spread inside each district is much wider than a single median suggests. The middle half of Sathon listings runs at roughly THB 97k–149k/sq m; Watthana THB 99k–176k; Huai Khwang THB 75k–94k; Chatuchak THB 87k–149k; Bang Na THB 50k–100k; and Khlong San THB 92k–121k. A district median is therefore the centre of current asking supply, not a “correct price” for every nearby condo.
Unit size changes the total cheque more clearly than it changes the rate per square metre. Condos below 35 sq m show medians of THB 3.00m and THB 98,961/sq m; 35–49.9 sq m sits at THB 3.80m and THB 97,297/sq m; 50–79.9 sq m at THB 6.50m and THB 104,795/sq m. A low headline price can simply mean less space rather than a large per-metre discount.
The size groups themselves have broad middle ranges: roughly THB 78k–132k/sq m below 35 sq m, THB 79k–129k at 35–49.9 sq m and THB 89k–139k at 50–79.9 sq m. Only 11 condos were 80 sq m or larger, so a separate median for that upper tail would be too easy for a few luxury units to distort.
Project mix can move professional statistics for the same reason. Cushman & Wakefield reported that about 90% of Q2 2026 condo launches were along the Sukhumvit Line outside the CBD, while the quarter’s average launch price reached roughly THB 150,420/sq m. That figure describes the projects launched in that period; it is not a universal Bangkok condo price.
A completed resale and an off-plan unit can show the same advertised THB/sq m while having very different payment schedules, fit-out and timing risk. The current data does not support a robust stage-by-stage median across all six districts, so construction status remains something to match at the individual-property level.
How to benchmark a unit you are considering
Choose the question closest to yours to reveal the practical next step.
Next step Move to building- and unit-level differences: floor, condition, view, fit-out, ownership form and whether the listing is still current.
Sitting below the median shows relative asking position; it does not prove a discount to the eventual transaction price.
Next step Compare both the total cheque and THB/sq m within the same size band.
Here, condos below 35 sq m have a much lower total ask while their median THB/sq m is almost identical to the 35–49.9 sq m group.
Next step Narrow the comparison to listings sharing that feature and isolate the premium instead of using the broad district median.
The feature may explain part of the price gap, but it does not automatically validate the entire premium.
Next step Switch to a closer size-and-stage group, even if the geographic match becomes less convenient.
A location match alone is weak when the product being compared is structurally different.
Next step Use the range and widen the comparable set instead of drawing a hard conclusion from one point estimate.
If the number moves sharply after one project or portal is removed, the benchmark depends too heavily on what happens to be listed right now.
What official indices add — and what they do not answer
Official indices are useful context, but they answer a different question from a listing page. The Bank of Thailand’s condominium price index for Bangkok and nearby provinces stood at 204.3 in July 2026 on a 2011=100 base. It uses mortgage data and hedonic adjustment, so 204.3 cannot be converted into a THB/sq m asking price for an individual condo.
REIC reported that new-condominium sales in Bangkok and five surrounding provinces rose 19.5% year on year in Q2 2026, with a monthly absorption rate of 2.4%. That is a sales measure for new housing across a wider geography. A count of portal listings is not a substitute for it.
Property consultants add another view of activity. CBRE recorded a 265% year-on-year rise in new condo launches in Q2, while noting the unusually low base after the Q2 2025 earthquake. Knight Frank put launch-quarter reservations at 51.7% in Q2 2026 versus 45.3% in Q1.
Together, those numbers help explain the backdrop—launch activity, sales and price movement. They still do not tell you whether one advertised condo is fairly priced. That requires close comparables and, for a high-stakes purchase, completed-transaction evidence or an independent valuation where available.
Where the sample can still mislead
Even after obvious duplicates are removed, the same physical condo can remain online through several agents with slightly different text, prices or photos. Negotiated discounts, full fit-out, renovation quality and some ownership details are also missing from many cards. A live listing mainly tells you what the seller is asking now.
Scale is another limitation. The district medians use 90 FazWaz listings—15 in each of six selected districts—rather than hundreds of evenly distributed offers across every portal. The table is therefore a useful benchmark for those segments, not a precise estimate of all Bangkok condos. Another 30 listings from DDproperty and PropertyHub help show how much the overall level can move on different portals.
Sathon illustrates the influence of one development. Nara 9 by Eastern Star and Fuse Chan-Sathorn each contribute three listings. The district median is about THB 128,393/sq m; removing Nara 9 lowers it to THB 113,783, while removing Fuse Chan-Sathorn raises it to THB 134,333. One district number is therefore too sensitive here to be treated as a hard market norm.
The portal effect is visible too. Across 120 listings, the median is about THB 102,984/sq m. Remove FazWaz and the remaining 30 DDproperty and PropertyHub offers show about THB 118,323/sq m—roughly 14.9% higher. Their geography is different, however, so that is not a “truer” Bangkok price. It shows how the headline number can change when the mix of districts and projects changes with the source.
Questions about Bangkok asking prices
Is the median asking price the market value of a condo?
A listing median describes the middle asking position for a defined group of condos. It does not reveal the final agreed price, negotiated discount or deal terms. That makes it a useful comparison point for one property, but not proof of its market value.
Why can smaller units cost more per square metre?
Compact units can carry a higher rate because kitchens, bathrooms, building services and fit-out are spread over fewer square metres. The effect is not automatic, however. Here, condos below 35 sq m had almost the same median THB/sq m as the 35–49.9 sq m group. Size therefore needs to be read alongside location, project and total price.
Can new-launch and resale condos be compared directly?
A matching THB/sq m figure does not make a new launch and a resale unit equivalent. Developer payment schedules and incentives, future handover and construction risk sit on one side; known building condition, a specific fit-out and immediate inspection sit on the other. The current snapshot did not produce stage groups large enough for a robust published median. For a unit-level comparison, keeping completion stage consistent is the cleaner approach.
How do I tell whether a specific listing is genuinely cheap?
Start with listings from the same area, a similar size band and the same completion stage. Then compare total ask and recalculated THB/sq m alongside floor, condition, fit-out and ownership terms. A figure below the median is a reason to investigate the gap, not proof of a bargain. The conclusion becomes especially fragile when the group is small or one project materially moves its median.
Expert view
I would start with condos in the same district, a similar size band and the same completion stage before treating any median gap as meaningful. A low total asking price can simply be the result of a smaller floor area. Floor, condition, ownership quota and completion status can all create a legitimate price difference, but they need to be isolated instead of folded into one district average. The comparison becomes useful when the unit and the benchmark group are genuinely alike.
Mark ErometskiyNovAsia Thailand expert
Expert profile →Sources and check dates
Show sources and methodology5 checked sources+
- Condos for sale in Bangkok
Source for the 90-listing core sample across six districts, using each card's price, area, project and location. The portal headline inventory count was not treated as unique market stock or sales volume, and THB/sq m was recalculated independently.
- Condos for Sale in Bangkok Updated 2026 from Trusted Agents
Fifteen specific price-and-area listings were used only for the source-sensitivity check. The DDproperty subset does not replace the district medians and is not presented as evenly sampled geographic coverage.
- Condo for sale in Bangkok
A further fifteen specific listings were used in the auxiliary source check. The headline found-properties count was not interpreted as a count of unique condos; only listings with a concrete price and area entered the calculation.
- EC_EI_008_S4 Residential Property Price Index 1/ 2/ 3/ 4/
Supports the July 2026 Bangkok-and-vicinities condominium price index of 204.3 and its mortgage-data, hedonic-regression and three-month-moving-average methodology. The index is not an average listing price or a THB/sq m measure.
- REIC — official market statistics
Supports Q2 2026 condominium new-sales growth of 19.5% year on year and a 2.4% monthly absorption rate for Bangkok and five surrounding provinces. Its geography is wider than Bangkok and its new-housing metrics are not substitutes for the listing sample.
Original title: REIC เปิดภาพตลาดที่อยู่อาศัยกรุงเทพฯ-ปริมณฑล ไตรมาส 2 ปี 2569 อาคารชุดยอดขายพุ่ง 19.5% บ้านจัดสรรชะลอเปิดโครงการใหม่หนุนสต็อกรวมลดลง 10.2%
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