The market pulse: what leaves, what moves

1 of 10 · This month’s pulse

Every month, some units leave the listings and others arrive: here is where, and at what pace

From 28 August 2026 to 26 September 2026, we tracked 86,837 units for sale across six provinces, survey after survey. 2,048 of them left the market one by one, sold or withdrawn by their seller: in thirty days, 4.2% of the units for sale left the listings. On top of this steady flow come withdrawals in a single sweep: on the same day, in the same building, 2,528 units left the listings, across 44 developments. Over the same period, 4,790 new units appeared. Phuket and Chiang Mai set the briskest pace, Bangkok the calmest.

• Active (one and a half times its city)
• Active, driven by one development
• At its city's pace
• Calm (half its city)
• Block withdrawal
• Fewer than fifty tracked units

Leaving the listings: a unit sold or withdrawn by its seller. Asking prices, not sale prices.

2 of 10 · Bangkok

Bangkok: 3.0% of units for sale gone in thirty days

From the towers of Sukhumvit to the banks of the Chao Phraya, Bangkok is the largest market we track: 39,430 units for sale. From 28 August 2026 to 26 September 2026, 684 units left the market one by one, sold or withdrawn: 3.0% of the units for sale in thirty days, below the national pace (4.2%). On top of that, 1,422 units were pulled in a single sweep, on the same day, across 19 developments. The movement tightens in Phra Khanong and Huai Khwang: units there leave at least one and a half times faster than across the city, up to 5.6% in thirty days in Phra Khanong. The market breathes more slowly in Lat Krabang, Sai Mai and Bang Sue, where the pace falls below half the city’s. On prices, 173 developments adjusted at least one price by one per cent or more. Mostly downward: 102; mostly upward: 58. Cuts outnumber rises. A reduced price is cut by a median 4.7%; a raised one goes up by 4.5%.

• Active (one and a half times its city)
• Active, driven by one development
• At its city's pace
• Calm (half its city)
• Block withdrawal
• Fewer than fifty tracked units

3 of 10 · Phuket

Phuket: 6.3% of units for sale gone in thirty days

Between the west-coast beaches, the hills of Kathu and the bays of the south, Phuket counts 21,927 tracked units. From 28 August 2026 to 26 September 2026, 739 units left the market one by one, sold or withdrawn: 6.3% of the units for sale in thirty days, above the national pace (4.2%). On top of that, 934 units were pulled in a single sweep, on the same day, across 18 developments. The movement tightens in Ko Kaeo, Pa Khlok and Ratsada: units there leave at least one and a half times faster than across the city, up to 11.8% in thirty days in Ko Kaeo. On prices, 91 developments adjusted at least one price by one per cent or more. Mostly downward: 62; mostly upward: 25. Cuts outnumber rises. A reduced price is cut by a median 6.6%; a raised one goes up by 4.9%.

• Active (one and a half times its city)
• Active, driven by one development
• At its city's pace
• Calm (half its city)
• Block withdrawal
• Fewer than fifty tracked units

4 of 10 · Pattaya and Chon Buri

Pattaya and Chon Buri: 4.1% of units for sale gone in thirty days

From Pattaya Bay to the beaches of Jomtien and on to Si Racha, Chon Buri province counts 15,546 tracked units. From 28 August 2026 to 26 September 2026, 375 units left the market one by one, sold or withdrawn: 4.1% of the units for sale in thirty days, in line with the national pace (4.2%). On top of that, 113 units were pulled in a single sweep, on the same day, across 3 developments. The movement tightens in Na Kluea: 9.1% of the units for sale there left in thirty days, at least one and a half times the city’s pace. The market breathes more slowly in Surasak and Na Chom Thian, where the pace falls below half the city’s. On prices, 49 developments adjusted at least one price by one per cent or more. Mostly downward: 30; mostly upward: 18. Cuts outnumber rises. A reduced price is cut by a median 10.0%; a raised one goes up by 3.0%.

• Active (one and a half times its city)
• Active, driven by one development
• At its city's pace
• Calm (half its city)
• Block withdrawal
• Fewer than fifty tracked units

5 of 10 · Chiang Mai

Chiang Mai: 6.0% of units for sale gone in thirty days

At the foot of Doi Suthep, between the old city, Nimman and the villages of San Sai, Chiang Mai counts 4,136 tracked units. From 28 August 2026 to 26 September 2026, 128 units left the market one by one, sold or withdrawn: 6.0% of the units for sale in thirty days, above the national pace (4.2%). On top of that, 47 units were pulled in a single sweep, on the same day, across 3 developments. The movement tightens in Suthep and Nong Pa Khrang: units there leave at least one and a half times faster than across the city, up to 12.7% in thirty days in Suthep. On prices, 19 developments adjusted at least one price by one per cent or more. Mostly downward: 10; mostly upward: 8. A raised price goes up by a median 8.0%.

• Active (one and a half times its city)
• Active, driven by one development
• At its city's pace
• Calm (half its city)
• Block withdrawal
• Fewer than fifty tracked units

6 of 10 · Hua Hin and its coast

Hua Hin and its coast: 4.1% of units for sale gone in thirty days

Hua Hin, the royal seaside resort, and its coast down to Pran Buri count 3,930 tracked units. From 28 August 2026 to 26 September 2026, 78 units left the market one by one, sold or withdrawn: 4.1% of the units for sale in thirty days, in line with the national pace (4.2%). On top of that, 12 units were pulled in a single sweep, on the same day, from a single development. The movement tightens in Thap Tai: 6.3% of the units for sale there left in thirty days, at least one and a half times the city’s pace. On prices, 21 developments adjusted at least one price by one per cent or more. Mostly downward: 14; mostly upward: 7. Cuts outnumber rises.

• Active (one and a half times its city)
• Active, driven by one development
• At its city's pace
• Calm (half its city)
• Block withdrawal
• Fewer than fifty tracked units

7 of 10 · Samui and Surat Thani

Samui and Surat Thani: 5.0% of units for sale gone in thirty days

On Samui, supply clusters along the north coast, from Maenam to Bo Phut; including Koh Phangan, the province counts 1,868 tracked units. From 28 August 2026 to 26 September 2026, 44 units left the market one by one, sold or withdrawn: 5.0% of the units for sale in thirty days, above the national pace (4.2%). On prices, adjustments remain rare: 4 developments.

• Active (one and a half times its city)
• Active, driven by one development
• At its city's pace
• Calm (half its city)
• Block withdrawal
• Fewer than fifty tracked units

8 of 10 · By format

From studio to villa, the pace format by format

In thirty days, 5.4% of studios for sale left the listings, 3.5% of one-bedroom flats, 5.1% of two-bedrooms and 5.5% of larger flats; among houses, 5.0% of villas and 4.5% of houses and townhouses. One-bedroom flats bring up the rear. By price, the cheapest quarter of units stops at 3.6 million baht (€94,000) and the most expensive quarter starts at 11.1 million baht (€289,000): 4.5% of first-quarter units left, 4.2% of top-quarter units, and 4.0% and 4.1% in between. All four price quarters move at a similar pace. Off plan, 4.4% of units left; in completed buildings, 4.2%: the two paces are close.

• Active (one and a half times its city)
• Active, driven by one development
• At its city's pace
• Calm (half its city)
• Block withdrawal
• Fewer than fifty tracked units

9 of 10 · Prices

Price tags, read development by development

From one price survey to the next, 357 developments adjusted at least one price by one per cent or more. Mostly downward: 221; mostly upward: 117. Cuts outnumber rises. Counted unit by unit, there were 523 rises and 523 cuts; but a developer revising its price list moves many units at once, which is why we count by development. In completed buildings, mostly downward: 201 developments, mostly upward: 97. Off plan: 17 and 18. A reduced price is cut by a median 8.1%; a raised one goes up by 4.9%.

• Active (one and a half times its city)
• Active, driven by one development
• At its city's pace
• Calm (half its city)
• Block withdrawal
• Fewer than fifty tracked units

Asking prices, surveyed on the second and last Sunday of each month; gaps under one per cent ignored.

10 of 10 · Key takeaways

What to take away this month

A living market: in thirty days, 4.2% of units for sale left the listings, and 4,790 new units appeared. Phuket sets the briskest pace, with 6.3% of units for sale gone in thirty days. The most active neighbourhood across our six provinces: Suthep (Chiang Mai), at 12.7%. One-bedroom flats bring up the rear. Cuts outnumber rises: 221 developments mostly downward, 117 mostly upward. This pulse is updated every month.

• Active (one and a half times its city)
• Active, driven by one development
• At its city's pace
• Calm (half its city)
• Block withdrawal
• Fewer than fifty tracked units