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Understanding the market · 5

The true cost of owning property in Thailand

Once 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 2026 · asking prices, median per development

CriterionFees are those stated in listings of properties for sale (unsold units) on 7 October 2026, converted to a monthly amount in baht, then per square metre of floor area. A unit is excluded under our common price method, and when its fee is implausible (condominium: under five or over three hundred baht per square metre per month). Each median is computed first per development, then across developments, never on fewer than twenty developments. The six markets: Bangkok, Phuket, Pattaya, Chiang Mai, Hua Hin and Koh Samui.

Each dot is a development we track; its colour is its median asking price per square metre.

30,000 ฿/m²180,000 ฿/m² and above

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1 of 10 · After signing

The price is negotiated once, the fees come back every month

In Bangkok, a condominium asks a median 45 ฿ per m² a month: 1,840 ฿ for a typical flat, or 0.51% of its price each year.

baht per m² a month: the median for a condominium in Bangkok
45
baht a month for a typical flat
1,840
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Sources

Fees and prices declared in the listings of properties for sale on 7 October 2026: 50,489 units in 3,526 developments in Bangkok, Phuket, Pattaya, Hua Hin, Chiang Mai and Koh Samui. Common fees pay for security, upkeep of shared areas, gardens and staff. Monthly amount in baht brought down to the m²; median by development, then across developments, never under twenty developments.

Reflexion survey of 7 October 2026 · Bangkok Post — « Common area management fee matters », Dexter Norville, accessed 26 September 2026

2 of 10 · Bangkok · the districts

In the heart of Bangkok, upkeep per square metre costs almost double

Pathum Wan, between Siam and Lumphini Park, tops the 22 districts measured; Wang Thong Lang comes last. In the centre, the median is 55 ฿ per m² a month.

baht per m² a month in Pathum Wan
60
in Wang Thong Lang
32
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Sources

Median by development, then across developments, at least twenty developments per district; condominiums whose listing declares the fees, survey of 7 October 2026. The managers quoted by the Bangkok Post explain it: a high-end building offers more services and needs better-trained staff, and its fee line follows.

Reflexion survey of 7 October 2026 · OpenStreetMap via Overpass API — © OpenStreetMap contributors (ODbL), accessed 26 September 2026 · Bangkok Post — « Common area management fee matters », Dexter Norville, accessed 26 September 2026

3 of 10 · Bangkok · age

Recent towers charge more, older buildings stay light

In Bangkok condominiums completed since 2020, median fees reach 55 ฿ per m² a month; before 2000, 31 ฿, 1.8 times less.

baht per m² a month: recent towers
55
older buildings
31
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Sources

Year the development was completed; developments still off plan announce 63 ฿ per m² a month, counted apart. The Bangkok Post noted it already: older buildings sit at the bottom of the range, new ones at the top. Median by development, condominiums whose listing declares the fees, survey of 7 October 2026.

Reflexion survey of 7 October 2026 · Bangkok Post — « Finding the right level essential with common area maintenance fees », Adam Bell, accessed 26 September 2026

4 of 10 · Phuket

In Phuket, resort-style living costs a little more

A condominium there asks 60 ฿ per m² a month, the highest median of our markets: 2,870 ฿ a month for a typical flat. For a villa in an estate, 9,820 ฿ a month.

baht a month for a typical flat
2,870
baht a month for an estate villa
9,820
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Sources

Median by development; villas: 354 m² of living space at the median. In Koh Samui, a house or villa asks 5,850 ฿ a month. A manager quoted by the Bangkok Post explains it: the island's smaller buildings spread the same services over fewer square metres. Survey of 7 October 2026.

Reflexion survey of 7 October 2026 · Bangkok Post — « Common area management fee matters », Dexter Norville, accessed 26 September 2026

5 of 10 · Pattaya

In Pattaya, one rate from studio to large flat

40 ฿ per m² a month at the median, and 40 in each of the four price quarters: here, standing is paid for at purchase, not in upkeep.

baht per m² a month, at the median
40
baht a month for a typical flat
1,770
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Sources

By price quarter: 40, 40, 40 and 40 ฿. First price quarter: under 3.1 million baht (€81,000); last quarter: above 7.2 million. A typical flat comes to 1,770 ฿ a month. Median by development, condominiums whose listing declares the fees, survey of 7 October 2026.

Reflexion survey of 7 October 2026

6 of 10 · The markets

From Chiang Mai to Phuket, a simple scale to remember

Phuket at the top, at 60 ฿ per m² a month; Hua Hin 47; Bangkok 45; Pattaya 40; Chiang Mai 40. In Bangkok, half the developments sit between 35 and 56.

baht per m² a month in Phuket
60
in Chiang Mai
40
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Sources

In the northern capital, the median monthly bill for a condominium is 1,520 ฿. Median by development, then across developments, never under twenty developments; condominiums whose listing declares the fees, survey of 7 October 2026. Koh Samui has too few condominiums for a median.

Reflexion survey of 7 October 2026

7 of 10 · The real weight

On a small budget, fees weigh heavier

In Bangkok, the first price quarter spends 0.61% of its price a year on fees, the last 0.37%: 1.6 times less.

% of the price a year: first price quarter, Bangkok
0.61
last quarter
0.37
Yearly fees as % of price, by price quarter

Bangkok

  • Bangkok, lowest quarter · Bangkokmedian of 741 developments0.61%/yr
  • Bangkok, second quarter · Bangkokmedian of 696 developments0.5%/yr
  • Bangkok, third quarter · Bangkokmedian of 667 developments0.44%/yr
  • Bangkok, top quarter · Bangkokmedian of 550 developments0.37%/yr
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Sources

Quarters computed on the asking prices of each city's units: first quarter under 3.5 million baht (€91,000) in Bangkok, last above 9.8 million. Pattaya follows the same slope, from 0.68% to 0.44%; in Chiang Mai, in the first quarter, the share reaches 0.75%. For a first flat, the fee line belongs in the budget from the start, like the price. Survey of 7 October 2026.

Reflexion survey of 7 October 2026

8 of 10 · Land and building tax

The property tax, a discreet line in the budget

On a condominium at Bangkok's median price, 4,300,000 ฿, the tax would stay under 860 ฿ a year: about 24.0 times less than its fees.

baht a year at most: the tax on a condominium at Bangkok's median price
860
baht a year in fees for the same condominium
21,060
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Sources

Since the 2019 act, a residential property is taxed each year by the local authority on its official assessed value, not its sale price. The rate set by royal decree would be 0.02% of that value up to 50 million baht (€1,303,000) for a second home or a let property; the main residence of an individual owner registered in the household register would be exempt up to 50 million baht (€1,303,000). Tax computed on the asking price, an upper bound: the legal base is the assessed value. General rules, to be checked with the municipality or a professional. Survey of 7 October 2026.

Royal Decree on Land and Building Tax Rates B.E. 2564 (2021), Royal Gazette vol. 138, part 84 Kor, accessed 26 September 2026 · Land and Building Tax Act B.E. 2562 (2019), Royal Gazette vol. 136, part 30 Kor — sections 35, 37, 41, accessed 26 September 2026

9 of 10 · Three budgets

Three properties, three yearly budgets, one lesson

A condominium in Bangkok: 20,116 ฿ a year, 0.51% of the price; in Pattaya, 20,418; a villa in Phuket, 120,354, 0.43%. In all three, the fees make the budget.

baht a year, condominium in Bangkok
20,116
baht a year, villa in Phuket
120,354
Yearly cost of three typical properties, THB

Bangkok, one-bed condoPattaya, one-bed condoPhuket, villa

  • Bangkok, one-bed condo: fees · Bangkok, one-bed condo฿19,320
  • Pattaya, one-bed condo: fees · Pattaya, one-bed condo฿19,680
  • Phuket, villa: fees · Phuket, villa฿114,696
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Sources

Worked examples on our medians, not quotes: tax at the second-home rate, on the asking price. Bangkok, one-bedroom condominium: 35 m² at 3,980,000 ฿. Pattaya: 41 m² at 3,690,000 ฿. Phuket, villa: 354 m² at 28,290,000 ฿. Survey of 7 October 2026.

Reflexion survey of 7 October 2026 · Royal Decree on Land and Building Tax Rates B.E. 2564 (2021), Royal Gazette vol. 138, part 84 Kor, accessed 26 September 2026

10 of 10 · Signing day

On signing day, a bill known in advance

The transfer fee is 2% of the assessed value. On our Bangkok condominium, at most 79,600 ฿: the equivalent of 4.1 years of fees.

baht at most: condominium in Bangkok
79,600
villa in Phuket
565,800
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Sources

A stamp duty of 0.5% is added, replaced by a specific business tax of 3.3% when the seller sells, with exceptions, within 5 years of their own purchase. On the Phuket villa, the transfer fee would be at most 565,800 ฿. Costs computed on the asking price, an upper bound: the legal base is the assessed value. General rules, to be checked with a professional before signing. Survey of 7 October 2026.

Department of Lands (กรมที่ดิน), accessed 26 September 2026

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Method and sources

Prices are asking prices, surveyed on 7 October 2026 in our database. For each development we take the median price per square metre of its unsold units; for an area, the median of those medians, shown only from 20 developments upward. A unit is set aside as an outlier below 10,000 ฿/m², above 1,000,000 ฿/m², above 500,000 ฿/m² on less than 30 m² or with no known floor area, above 500 M ฿, or with less than 10 m² per bedroom. The off-plan share counts developments whose status is known. Distances are measured as the crow flies. Euros are converted at €1 = 38.374 ฿ (13 September 2026).

These are listing prices, not sale prices. No figure on this page is a promise of return.

Sources specific to this guide:

This page is market information, not legal, tax or financial advice. The rules quoted are dated; check that they still apply with a professional before any decision.

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