Map guides
Thailand reads better from above
Each guide is a film on a relief map: the camera settles on a destination, and each step stops on a dated, sourced figure, measured in our database or taken from a named public source.
The series
The destinations
Six markets, one method: each destination read from above, with its measured prices, its beaches, its stations and its districts.
- Episode 1 · 7 chaptersThailand, seen from aboveSix destinations compared on the same criteria: price, supply, villa or apartment, new builds, the sea. Scroll: the columns change, the map stays.Survey of 19 October 2026Survey of 19 October 2026Read the guide →
- Episode 2 · 10 chaptersBangkok followed the railIn 1999, Bangkok's first elevated railway ran through a city that was already built. Since 2020, 45.1% of completed condominiums have been delivered within 500 metres of a station already in service. Decade by decade, this is how the rail redrew the map of the city's towers.Survey of 6 October 2026Survey of 6 October 2026Read the guide →
- Episode 3 · 8 chaptersThe riverThe Chao Phraya carried Bangkok long before the rail did. On its banks, 59% of condominiums rise to 30 floors or more, against 23% in the rest of the city, and the median square metre sells at the price of the neighbouring streets: it is at the top of the market that the river makes the difference.Survey of 19 October 2026Survey of 19 October 2026Read the guide →
- Episode 4 · 11 chaptersPhuket or Koh Samui: two islands that keep different timeThey are often treated as two versions of the same island. They do not face the same sea, do not get their rain in the same months and do not sell the same thing. Follow the camera from one to the other.Survey of 5 October 2026Survey of 5 October 2026Read the guide →
- Episode 5 · 13 chaptersHua Hin or Pattaya: two towns by the seaNeither is an island. They are two mainland towns looking at each other across the Gulf, and often taken to be interchangeable. Their villas are priced the same; almost everything else diverges.Survey of 6 October 2026Survey of 6 October 2026Read the guide →
- Episode 6 · 7 chaptersHealthcare in Bangkok (and beyond)Bangkok has 30 hospitals accredited by Joint Commission International. We placed them on the map, then counted the developments around them: in the capital, one in three lies within 1.5 km of one of them. Outside the capital, the question becomes one of travel time.Survey of 7 October 2026Survey of 7 October 2026Read the guide →
- Episode 7 · 10 chaptersThe international schools of BangkokIn and around Bangkok, 47 schools declare an international accreditation. They trace a corridor to the south-east, away from the Sukhumvit towers where housing supply is concentrated. Around them, large apartments remain the exception.Survey of 19 October 2026Survey of 19 October 2026Read the guide →
- Episode 8 · 12 chaptersGolf and marinas: where to play, where to moorThailand's map shows 146 golf courses, and 9 marinas whose operators advertise berths. Set against the developments we track, they draw two geographies: golf around Bangkok and along the east coast, boats on Phuket's east coast.Survey of 20 October 2026Survey of 20 October 2026Read the guide →
- Episode 9 · 11 chaptersBangkok's parks: living by the green lungIn the heart of Bangkok, Lumphini, Benjakitti and Benjasiri add up to 134 hectares of public parkland. Within a five-minute walk of their edges, we track 89 developments whose median square metre is worth 2.3 times the city's. From the dawn runners to the hotels that look onto the park, each step stops on a figure from our survey of 24 September 2026.Survey of 24 September 2026Survey of 24 September 2026Read the guide →
- Episode 10 · 11 chaptersExceptional villas: Phuket versus SamuiOn Phuket's west coast and at Cape Yamu, the island's most expensive villas look out over the Andaman Sea. Across the peninsula, Samui offers a scarcer kind of luxury, at prices in a different league. Five developments on one side, five on the other, seen from cape to bay: each stop lands on a figure from our survey of 24 September 2026.Survey of 24 September 2026Survey of 24 September 2026Read the guide →
The series
Infrastructure
What links an address to the rest of the country: airports, trains, the lines under construction in Bangkok, island roads and the big shopping centres. Same method, every figure dated and sourced.
- Infrastructure · 1 · 11 chaptersThailand's airports, the country's front doorsSuvarnabhumi and Don Mueang together receive 66% of the country's air passengers. Around them and eight other airports, we measured the drive from each of the 6,830 developments we track: 92% are less than an hour from an international airport. Each step stops on an official figure or on our survey of 24 September 2026.Survey of 24 September 2026Survey of 24 September 2026Read the guide →
- Infrastructure · 2 · 10 chaptersLeaving Bangkok: five destinations, three ways to get thereFrom the heart of our Bangkok, the map draws a road to each of the five destinations we track. For each, the car, the train, the plane and, for Samui, the ferry are compared in actual travel time, door to door. Survey of 24 September 2026.Survey of 24 September 2026Survey of 24 September 2026Read the guide →
- Infrastructure · 3 · 10 chaptersThai rail, today and tomorrowA night train to Chiang Mai, a single daily train to Pattaya, a giant station in Bangkok, and two high-speed lines announced towards the Mekong and the east coast. We have laid today's network and tomorrow's projects on the map, with their status and date, against the developments we track. Survey of 24 September 2026.Survey of 24 September 2026Survey of 24 September 2026Read the guide →
- Infrastructure · 4 · 10 chaptersBangkok tomorrow: the lines on their wayThe Orange Line has finished its concrete and awaits its trains, the Purple Line heads south to Rat Burana, the Red Lines stretch out, and the Grey and Light Blue lines remain on paper. We have laid each coming line, with its announced date, against the developments we track, and looked at what the recently opened Yellow and Pink lines reveal. Survey of 24 September 2026.Survey of 24 September 2026Survey of 24 September 2026Read the guide →
- Infrastructure · 5 · 10 chaptersIsland roads: Phuket is crossed, Samui is circledTwo islands, two road patterns. Phuket is built around a north–south spine and passes that drop down to the beaches; Samui fits inside a loop that circles its mountains. The map traces everyday trips, from the airport to the beaches, and measures what this geography means for the developments we track. Survey of 24 September 2026.Survey of 24 September 2026Survey of 24 September 2026Read the guide →
- Infrastructure · 6 · 8 chaptersThe great shopping malls, and the city around themWe retain 33 major shopping malls, 23 of them in Bangkok. Around them, the city costs more: in Bangkok, the developments we track within a kilometre of one of them show a median asking price 84% above the others. From Siam to ICONSIAM, then to Pattaya, Phuket and Chiang Mai, each step stops on a figure from our survey of 24 September 2026.Survey of 24 September 2026Survey of 24 September 2026Read the guide →
The series
Understanding the market
What sets a property's price and what keeps it moving: the month's pulse, quota and leasehold, view and floor, pets, fees. Same method, every figure dated and sourced.
- Understanding the market · 1 · 10 chaptersThe market pulse: what leaves, what movesEvery month we track, unit by unit, what leaves the listings, what arrives and what changes price across six Thai provinces. From 8 September 2026 to 7 October 2026: 91,364 units tracked, 1,791 leaving the market one by one, prices adjusted in 600 developments. City by city, neighbourhood by neighbourhood, here is this month’s pulse.Survey of 7 October 2026Survey of 7 October 2026Read the guide →
- Understanding the market · 2 · 10 chaptersFreehold, leasehold, foreign quota: what the law does to priceIn Thailand, a foreign buyer could hold an apartment in their own name, within 49% of each building's floor area; villas, for their part, sell mostly on leasehold. Across the units for sale on 20 October 2026, we followed the stated tenure, city by city and building by building. In Bangkok, a foreign-quota unit asks only 1.6% more than its Thai-quota neighbour: above all, the law draws the map of addresses.Survey of 20 October 2026Survey of 20 October 2026Read the guide →
- Understanding the market · 3 · 10 chaptersWhat is a view worth? What is a floor worth?From the top of a Thonglor tower to balconies facing Pattaya Bay, buyers pay for height and pay for the sea. But how much, exactly? To find out, we compare flats in the same building with the same number of bedrooms: 2,936 developments mix several views under one roof. Our survey of 20 October 2026 holds a few surprises, and a simple way to choose your window.Survey of 20 October 2026Survey of 20 October 2026Read the guide →
- Understanding the market · 4 · 8 chaptersWith a dog or a cat: where to live in ThailandA dog watching for crabs at the water's edge in Samui, a cat napping on a Thonglor balcony: moving to Thailand often means moving as a family. Of the 65,802 units for sale whose listing states the rule, 20.4% accept pets. Where to find them, at what price, and near which parks: survey of 26 September 2026.Survey of 26 September 2026Survey of 26 September 2026Read the guide →
- Understanding the market · 5 · 10 chaptersThe true cost of owning property in ThailandOnce you hold the keys, what does an apartment or a villa in Thailand really cost? Across 50,489 properties for sale in six markets, we recorded the common-area fees stated in the listings. In Bangkok, a condominium asks a median THB 45 per square metre per month, about 0.51% of its price each year. Add the land and building tax and the costs of transfer day, and here is the full budget, city by city, from our survey of 7 October 2026.Survey of 7 October 2026Survey of 7 October 2026Read the guide →
- Understanding the market · 6 · 11 chaptersSea, hill, slopeIn Phuket and on Samui, what you may build reads in layers: distance from the shore, altitude, slope. This guide stacks them over Kamala bay, then over both islands, and sets them against our developments as of 19 October 2026.Survey of 19 October 2026Survey of 19 October 2026Read the guide →
- Understanding the market · 7 · 10 chaptersFreehold by the sea: what your budget buys on the waterfrontA foreigner can own an apartment a few steps from the sand, in their own name. We travelled Phuket, Hua Hin and then Pattaya, residence by residence, to see what €250,000, €500,000 and then a million euros buy when you want the sea as close as it gets. Units for sale on 7 November 2026.Survey of 7 November 2026Survey of 7 November 2026Read the guide →
- Understanding the market · 8 · 10 chaptersNew, resale or off-plan: Bangkok's supply district by districtNew, resale or off-plan: every home a buyer finds for sale in Bangkok, building by building. A journey from the river to Bang Na to see what each neighbourhood offers, and at what price per square metre.Survey of 7 November 2026Survey of 7 November 2026Read the guide →
- Understanding the market · 9 · 11 chaptersThe luxury towers of Bangkok, from the river to SukhumvitEight addresses where Bangkok is lived high above the city, each with its own way of living: facing the river, beside the gardens, or in the space of a great house in the sky. For each one: what people come for, and what proves it.Survey of 8 November 2026Survey of 8 November 2026Read the guide →
The series
Neighbourhood by neighbourhood
Pattaya, Chiang Mai, Hua Hin: each city read neighbourhood by neighbourhood, with its beach or its mountain, its addresses and its price. Same method, every figure dated and sourced.
- Neighbourhood by neighbourhood · 1 · 10 chaptersPattaya, neighbourhood by neighbourhoodFrom the towers of Wongamat to the quiet beaches of Na Jomtien, Pattaya unfolds in five neighbourhoods, each with its beach, its addresses and its price. We track 345 developments there, with a median of 69,074 ฿ per square metre, against 53,834 ฿ for the district as a whole. Survey of 26 September 2026.Survey of 26 September 2026Survey of 26 September 2026Read the guide →
- Neighbourhood by neighbourhood · 2 · 9 chaptersChiang Mai, neighbourhood by neighbourhoodFrom the cafés of Nimman to the gardens of Hang Dong, from the old city's moat to the slopes of Doi Suthep, Chiang Mai is lived neighbourhood by neighbourhood. We follow five: 189 developments, with a median 50,835 ฿ per square metre, against 37,291 ฿ for the province. Survey of 26 September 2026.Survey of 26 September 2026Survey of 26 September 2026Read the guide →
- Neighbourhood by neighbourhood · 3 · 9 chaptersHua Hin, from the seafront to the hillsThe kingdom's oldest seaside resort reads in four movements: the station and beach of the centre, the rock of Khao Takiab, the road to Pranburi and the hills of Black Mountain. We track 424 developments there, with a median 46,475 ฿ per square metre, against 47,774 ฿ for the district. Survey of 26 September 2026.Survey of 26 September 2026Survey of 26 September 2026Read the guide →
- Neighbourhood by neighbourhood · 4 · 17 chaptersWhere to live in BangkokBangkok does not have one centre; it has several, born one after another: the river, Silom, Langsuan, then Sukhumvit and its sois. Thirteen neighbourhoods, thirteen ways of living the city, from the hush of the embassy quarter to the terraces of Thong Lo. We track 1,494 developments there, with a median asking price of 109,234 ฿ (€2,847) per square metre, against 73,764 ฿ (€1,922) for Bangkok as a whole. Survey of 6 October 2026.Survey of 6 October 2026Survey of 6 October 2026Read the guide →
- Neighbourhood by neighbourhood · 5 · 16 chaptersWhere to live in PhuketCan a holiday island become an address? Thirteen neighbourhoods, north to south along the sunset coast then back by the east, with our 1,350 developments and their asking prices on 19 October 2026.Survey of 19 October 2026Survey of 19 October 2026Read the guide →
The series
Thailand 2037
What the national spatial plan sets out for 2037: cities, the country's gateways, tourism, year-round living, nature and land. Read on the map, every figure points to its page in the plan.
- Thailand 2037 · prologue · 8 chaptersThailand in 2037On 5 October 2026, Thailand published in the Royal Gazette its spatial plan up to 2037: two hundred pages, and in its tables a deadline for every railway, every airport, every water network. This film lights them up on a single map, horizon by horizon, then lays over them the developments we track on 14 October 2026.Survey of 14 October 2026Survey of 14 October 2026Read the guide →
- Thailand 2037 · 1 · 8 chaptersThe cities where jobs are being builtThe national plan published on 5 October 2026 sorts the country's towns into five ranks and says what each will receive by 2037. We laid it over our survey of 13 October 2026, commune by commune: in Phuket, Chiang Mai and the East, the State does not always equip the places where the market is building.Survey of 13 October 2026Survey of 13 October 2026Read the guide →
- Thailand 2037 · 2 · 8 chaptersThe country's new gatewaysThe national plan published on 5 October 2026 upgrades airports, plans two new ones and names tomorrow's ports, by 2037. In our survey of 13 October 2026, we looked at what is already being built around each of these gateways.Survey of 13 October 2026Survey of 13 October 2026Read the guide →
- Thailand 2037 · 3 · 7 chaptersThe territories of high-value tourismThe national plan published on 5 October 2026 no longer wants just visitors, but long, high-value stays: health, wellness, culture. This guide follows the one who stays, from the Andaman coast to the gulf, and looks in our survey of 13 October 2026 at what each stage of that stay costs.Survey of 13 October 2026Survey of 13 October 2026Read the guide →
- Thailand 2037 · 4 · 7 chaptersLiving in Thailand all year roundLiving somewhere all year means shopping, getting care, schooling a child and getting out of the house without thinking about it. The plan published on 5 October 2026 says where the State concentrates these services by 2037; our daily-access index, surveyed on 14 October 2026, measures where they already are.Survey of 14 October 2026Survey of 14 October 2026Read the guide →
- Thailand 2037 · 5 · 7 chaptersLandscapes and living conditionsFrom the mountains of Chiang Mai to the coast of Phuket, this guide follows the path of water. The plan published on 5 October 2026 names the slopes to spare, the floods to contain and the air to watch; our survey of 14 October 2026 shows where the market has already settled in this landscape.Survey of 14 October 2026Survey of 14 October 2026Read the guide →
- Thailand 2037 · 6 · 6 chaptersFrom landscape to a property projectThe plan published on 5 October 2026 caps the city at a small share of the country and wants to keep good farmland. This guide follows the edge, where the city advances on the fields, with the developments we track on 14 October 2026: where people build, what, and for whom.Survey of 14 October 2026Survey of 14 October 2026Read the guide →