Thailand real estate market — prices, rental yield and trend

• Average price: $3,619 / m²
• Gross rental yield: 3.1%
• 12-month price change (USD): -2.12%
• Net rental yield: 3%
• Transaction cost: 7.5%
• Bubble-risk band: elevated
• Price basis: national average

Residential property in Thailand averages $3,619 per square metre. In dollar terms the market has barely moved over the last twelve months (-2.1%). That makes it the 127th most expensive of the 264 markets in the set.

What a buyer pays in Thailand

The $3,619 figure is a national average across all residential property types, which flattens a wide spread — the capital typically runs far above it and small towns far below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 7.5% of the price here. On a 100 m² apartment at the average price that is roughly $27,143 on top of the $361,900 purchase price. That is below the 9.5% median across the set, which shortens the time it takes for a purchase to break even. Of that, the transfer tax alone is 2%; the rest is notary, registration and agency fees. Inside Thailand we track 2 local markets separately: Koh Samui at $1,945 (46.3% below the national figure) down to Hua Hin at $1,828.

What it earns

A square metre lets for about $9.4 a month. Against a purchase price of $3,619 per square metre that is 3.1% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 279th of 311 markets by gross yield. Rental income is taxed at 0.9–15% — the rate is not a single number here. That is the difference between 2.6% and 3.1% net on the same property. The 3% net figure we publish uses 3.4%. On the way out there is a third tax: a non-resident seller pays 0–35% on the gain, depending on how long the property was held and who is selling.

How the tax works. Progressive: a 30% lump-sum expense deduction for buildings, a THB 60,000 personal allowance and a THB 150,000 zero band (Revenue Code § 40(5), Royal Decree 11 § 5), then the progressive scale, which gives about 1–6% across typical rent levels. The upper end of 15% is the § 50(2) withholding, which is not final for a non-resident individual but becomes the effective burden if the owner never files a return. This is the weakest-supported figure in the set; local confirmation is advisable. Residential letting is VAT-exempt. Source: HLB Thailand.

Where the price sits against its own history

Prices are +11% over five years and +41.2% over ten in local terms. Today’s level sits 15.7% above the country’s own long-run trend. A gap that size does not have to close, but it is the number to watch. Glopra’s bubble-risk score for Thailand is 62 out of 100 — elevated risk. Of the 65 markets scored, 28 read higher. It combines the deviation from trend, price-to-income and the pace of recent growth — a warning light, not a forecast.

Thailand house price index, 2016–2026 (2016 = 100)

Rebased to 100 in 2016, the index stands at 129.1 in 2026. The series is in local currency, and the twelve-month numbers above show how much of that a dollar buyer actually keeps.

Who can buy in Thailand

Condo freehold (49% cap); land not permitted. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Thailand is built from asking prices from listings. It was last refreshed on 2026-10-22. We rate our confidence in this market’s data low — treat the figures as indicative and check them before acting. We recompute every market the same way; a figure that fails our checks is suppressed, not guessed.

Sources: thethaipress.com · globalpropertyguide.com. Snapshot: 2026-10-22.