Bangkok

Why buy property in Bangkok?

Bangkok is Thailand's capital and its largest property market, with demand from local residents, expatriate professionals and foreign condo buyers. Unlike on the islands, demand here is mostly urban and steady all year rather than seasonal.

The city has a deep condo market along the BTS Skytrain and MRT lines, prices for almost every budget and a large resale market. Private Office Property does not list Bangkok property at the moment; this page is a market guide, and you are welcome to discuss Bangkok with us through our contact page.

Which districts of Bangkok are popular with property buyers?

Most foreign buyers look at central districts close to the rail lines: Sukhumvit, Silom–Sathorn, Ploenchit–Chidlom and the riverside. Further out, prices are lower and you get more space.

• Sukhumvit (Nana to Ekkamai and beyond), the main expatriate corridor along the BTS Sukhumvit Line, with plenty of condos, restaurants and international schools close by. Thong Lo and Ekkamai are more residential and upmarket; On Nut and the areas further east are more affordable.
• Silom and Sathorn, the central business district, with office towers, hotels and high-rise condos; a practical choice for professionals.
• Ploenchit, Chidlom and Langsuan, close to embassies, parks and shopping, with some of the highest land prices in the city.
• Riverside (Chao Phraya), high-rise residences with river views, including branded projects.
• Ari, Phaya Thai and Ratchada, local neighbourhoods on the BTS and MRT lines with mid-range prices.
• Bang Na, Rama 9 and suburban areas, newer developments, larger units and houses, and a lower price per square metre.

What can you buy in Bangkok and what does it cost?

Bangkok is mainly a condominium market; houses and townhouses are mostly found in suburban estates. As a guide, prices run from under 3 million THB for a small unit in an outer area to well over 50 million THB for a luxury condo in the centre.

• Studios and 1-bedroom condos, roughly 2–8 million THB, depending on the district and the distance to a station.
• 2–3 bedroom condos in central districts, roughly 8–40 million THB.
• Luxury and branded residences, often at the top of the market per square metre, from about 30 million THB to well over 100 million THB in total.
• Townhouses and detached houses, mostly in suburban estates and usually bought by Thais, because of the restrictions on foreigners owning land.

Distance to a BTS or MRT station is one of the biggest factors in price. All figures are approximate; check them against what is on the market now.

Can foreigners own property in Bangkok?

Yes. Foreigners can own condominium units freehold within the 49% foreign quota, and since Bangkok is mostly condos, the market is fairly open to them. Foreigners cannot own land or houses directly.

• Condominiums: under the Condominium Act, foreigners may own up to 49% of the total unit area of a registered condominium. Popular buildings in the centre can fill their foreign quota, so check that it is still open before you pay.
• Funds: the purchase money must be sent from abroad in foreign currency and documented by the receiving bank with a Foreign Exchange Transaction form.
• Houses and land: a lease of up to 30 years can be registered under section 540 of the Civil and Commercial Code; renewals agreed in advance are not guaranteed. Buying through a company needs independent legal advice.

Our buyer guides cover transfer costs and the buying process.

What costs come on top of the price?

Allow for the costs paid at the Land Office (the transfer fee, plus withholding tax and either specific business tax or stamp duty, split as the contract says), lease registration fees if you buy on a lease, an independent lawyer's fees for due diligence, furniture, and the ongoing common-area or estate fees. If you plan to let the property, add management fees, maintenance, insurance and Thai tax on rental income. Ask for a written estimate of all costs before you sign, and compare the total, not just the asking price.

Is there rental demand for condos in Bangkok?

Yes. Bangkok has a large long-term rental market, but there is also a lot of supply, and similar units compete hard for tenants. Returns are not guaranteed and depend on location, the quality of the building and the price.

Tenants include expatriate professionals, students and Thai residents, and units within walking distance of a BTS or MRT station, or near offices, universities and international schools, usually let more easily. The market is less seasonal than on the islands. Many condominium buildings restrict daily or short-term rentals, and under the Hotel Act B.E. 2547 (2004) stays of less than 30 days generally need a hotel licence, so plan on monthly or annual leases.

What is it like to live in Bangkok?

Bangkok has the country's widest choice of healthcare, schools, transport and services. The main drawbacks are traffic, heat and air quality.

• Airports: Suvarnabhumi Airport is the main international hub; Don Mueang Airport serves many low-cost and domestic flights.
• Transit: the BTS Skytrain, the MRT Blue and Purple lines, the Yellow and Pink monorail lines, the SRT Red Lines and the Airport Rail Link connect much of the city.
• Healthcare: private hospitals include Bumrungrad International Hospital, Bangkok Hospital, Samitivej and BNH Hospital.
• Education: international schools in greater Bangkok include International School Bangkok (ISB, in Nonthaburi), NIST International School, Bangkok Patana School and Harrow International School Bangkok.

What should you check before buying property in Bangkok?

Check the building's registration and foreign quota, the developer and the contract, and find out how much similar property is on offer around your building. An independent legal review is essential.

• Condominium registration and remaining foreign quota.
• The developer's track record, past completions and financial stability.
• EIA approval and building permits for off-plan projects.
• Competing supply nearby, which affects both resale and rental prospects.
• Common fees, sinking fund and the juristic person's accounts.
• Rules on short-term rentals in the building.
• Flood history of the street and building.
• Foreign-currency transfer documents, the transfer fee and how taxes are split.

How can Private Office Property help you in Bangkok?

We do not list Bangkok property at the moment, but Private Office Property can advise buyers weighing Bangkok against Thailand's resort markets and arrange independent due diligence.

• Advice for buyers on districts and types of property.
• Working with independent lawyers on title and contracts.
• Guidance on rental management options after purchase.

Read our guides or get in touch via the contact page.