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Understanding the market · 1

The market pulse: what leaves, what moves

Every 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 2026 · asking prices, median per development

CriterionA market exit is a unit seen for sale at one survey, then missing from the listings or flagged as sold at the next: sold or withdrawn by its seller, with no way to tell the two apart. Exits are counted one by one; when a single development loses at least ten units and at least a quarter of its stock on the same day, it is a block withdrawal, counted separately. The exit rate divides exits by the time each unit was observed for sale, scaled to thirty days: it does not depend on how often we pass, and is only given for at least twenty tracked units. A neighbourhood (district in Bangkok, sub-district elsewhere) is called active when its rate reaches one and a half times its city’s, with at least fifty tracked units, ten exits and three developments, none carrying more than half the exits; calm when it falls below half its city’s, with at least fifty tracked units, where at least five exits would be expected, and no block withdrawal. A price has moved when the gap between two price surveys (held on the second and last Sunday of each month) reaches one per cent (gaps above one half are discarded as entry errors); a development is “mostly downward” when it has more reduced units than raised ones. A listing whose title alone changes at the source (same listing identifier) is neither an exit nor a new unit; a new unit is one that appeared during the window in a development already tracked before it. Window: the thirty days before the survey; cities: the provinces of Bangkok, Phuket, Chon Buri, Chiang Mai, Prachuap Khiri Khan and Surat Thani.

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 · This month’s pulse

Every month units leave and others arrive: where, and how fast

Phuket and Chiang Mai set the briskest pace, Bangkok and Samui the calmest.

of units for sale gone in thirty days
2.2%
units gone one by one
1,791
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Sources

From 8 September 2026 to 7 October 2026, we tracked 91,364 units for sale across six provinces, survey after survey. 1,791 of them left the market one by one, sold or withdrawn by their seller: in thirty days, 2.2% 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, 2,738 units left the listings, across 45 developments. Over the same period, 3,168 new units appeared. Leaving the listings: a unit sold or withdrawn by its seller. Asking prices, not sale prices.

Reflexion survey of 7 October 2026 · Reflexion — unit-by-unit survey of listed prices, accessed 7 October 2026

2 of 10 · Chiang Mai

Chiang Mai: 3.3% of units for sale gone in thirty days

That is above the national pace (2.2%). Activity concentrates in Suthep: 7.6% of units for sale in thirty days.

of units for sale gone in thirty days
3.3%
units gone one by one
130
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Sources

From 8 September 2026 to 7 October 2026, 130 units left the market one by one, sold or withdrawn: 3.3% of the units for sale in thirty days, above the national pace (2.2%). On top of that, 80 units were pulled in a single sweep, on the same day, across 4 developments. The movement tightens in Suthep: 7.6% 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 Mae Hia, where the pace falls below half the city’s. On prices, 29 developments adjusted at least one price by one per cent or more. Mostly downward: 16; mostly upward: 13. Rises and cuts roughly balance out. A reduced price is cut by a median 9.6%; a raised one goes up by 8.1%. Leaving the listings: a unit sold or withdrawn by its seller. Asking prices, not sale prices.

Reflexion survey of 7 October 2026 · Reflexion — unit-by-unit survey of listed prices, accessed 7 October 2026

3 of 10 · Bangkok

Bangkok: 1.4% of units for sale gone in thirty days

That is below the national pace (2.2%). The market breathes more slowly in Bang Khen, where the pace falls below half the city’s.

of units for sale gone in thirty days
1.4%
units gone one by one
515
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Sources

From 8 September 2026 to 7 October 2026, 515 units left the market one by one, sold or withdrawn: 1.4% of the units for sale in thirty days, below the national pace (2.2%). On top of that, 1,673 units were pulled in a single sweep, on the same day, across 23 developments. On prices, 305 developments adjusted at least one price by one per cent or more. Mostly downward: 192; mostly upward: 107. Cuts outnumber rises. A reduced price is cut by a median 8.8%; a raised one goes up by 6.0%. Leaving the listings: a unit sold or withdrawn by its seller. Asking prices, not sale prices.

Reflexion survey of 7 October 2026 · Reflexion — unit-by-unit survey of listed prices, accessed 7 October 2026

4 of 10 · Pattaya and Chon Buri

Pattaya: 2.5% of units for sale gone in thirty days

That is above the national pace (2.2%). Activity concentrates in Na Kluea: 3.8% of units for sale in thirty days.

of units for sale gone in thirty days
2.5%
units gone one by one
374
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Sources

From 8 September 2026 to 7 October 2026, 374 units left the market one by one, sold or withdrawn: 2.5% of the units for sale in thirty days, above the national pace (2.2%). On top of that, 579 units were pulled in a single sweep, on the same day, across 5 developments. The movement tightens in Na Kluea: 3.8% 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, 70 developments adjusted at least one price by one per cent or more. Mostly downward: 36; mostly upward: 31. Rises and cuts roughly balance out. A reduced price is cut by a median 13.8%; a raised one goes up by 5.3%. Leaving the listings: a unit sold or withdrawn by its seller. Asking prices, not sale prices.

Reflexion survey of 7 October 2026 · Reflexion — unit-by-unit survey of listed prices, accessed 7 October 2026

5 of 10 · Hua Hin and its coast

Hua Hin: 2.3% of units for sale gone in thirty days

That is in line with the national pace (2.2%).

of units for sale gone in thirty days
2.3%
units gone one by one
88
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Sources

From 8 September 2026 to 7 October 2026, 88 units left the market one by one, sold or withdrawn: 2.3% of the units for sale in thirty days, in line with the national pace (2.2%). On top of that, 12 units were pulled in a single sweep, on the same day, from a single development. On prices, 24 developments adjusted at least one price by one per cent or more. Mostly downward: 17; mostly upward: 7. Cuts outnumber rises. A reduced price is cut by a median 9.7%. Leaving the listings: a unit sold or withdrawn by its seller. Asking prices, not sale prices.

Reflexion survey of 7 October 2026 · Reflexion — unit-by-unit survey of listed prices, accessed 7 October 2026

6 of 10 · Samui and Surat Thani

Samui: 1.5% of units for sale gone in thirty days

That is below the national pace (2.2%). Activity concentrates in Maret: 4.5% of units for sale in thirty days.

of units for sale gone in thirty days
1.5%
units gone one by one
27
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Sources

From 8 September 2026 to 7 October 2026, 27 units left the market one by one, sold or withdrawn: 1.5% of the units for sale in thirty days, below the national pace (2.2%). On top of that, 14 units were pulled in a single sweep, on the same day, from a single development. The movement tightens in Maret: 4.5% of the units for sale there left in thirty days, at least one and a half times the city’s pace. On prices, 13 developments adjusted at least one price by one per cent or more. Mostly downward: 8; mostly upward: 5. Leaving the listings: a unit sold or withdrawn by its seller. Asking prices, not sale prices.

Reflexion survey of 7 October 2026 · Reflexion — unit-by-unit survey of listed prices, accessed 7 October 2026

7 of 10 · Phuket

Phuket: 3.3% of units for sale gone in thirty days

That is above the national pace (2.2%). Activity concentrates in Ko Kaeo: 5.1% of units for sale in thirty days.

of units for sale gone in thirty days
3.3%
units gone one by one
657
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Sources

From 8 September 2026 to 7 October 2026, 657 units left the market one by one, sold or withdrawn: 3.3% of the units for sale in thirty days, above the national pace (2.2%). On top of that, 380 units were pulled in a single sweep, on the same day, across 11 developments. The movement tightens in Ko Kaeo: 5.1% of the units for sale there left in thirty days, at least one and a half times the city’s pace. On prices, 159 developments adjusted at least one price by one per cent or more. Mostly downward: 95; mostly upward: 51. Cuts outnumber rises. A reduced price is cut by a median 3.6%; a raised one goes up by 6.3%. Leaving the listings: a unit sold or withdrawn by its seller. Asking prices, not sale prices.

Reflexion survey of 7 October 2026 · Reflexion — unit-by-unit survey of listed prices, accessed 7 October 2026

8 of 10 · By format

From studio to villa, the pace format by format

Flats of three bedrooms or more leave fastest. Units in the first price quarter leave fastest.

Share of units that left the listings in thirty days, by format
  • Studiosmedian of 9,015 developments2.4%
  • One bedroommedian of 44,120 developments2.0%
  • Two bedroomsmedian of 16,159 developments2.5%
  • Three bedrooms +median of 3,306 developments2.8%
  • Villasmedian of 10,213 developments2.4%
  • Housesmedian of 7,611 developments2.0%
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Sources

In thirty days, 2.4% of studios for sale left the listings, 2.0% of one-bedroom flats, 2.5% of two-bedrooms and 2.8% of larger flats; among houses, 2.4% of villas and 2.0% of houses and townhouses. Flats of three bedrooms or more leave fastest. By price, the cheapest quarter of units stops at 3.6 million baht (€94,000) and the most expensive quarter starts at 11.0 million baht (€287,000): 2.6% of first-quarter units left, 2.1% of top-quarter units, and 1.9% and 2.2% in between. Units in the first price quarter leave fastest. Off plan, 2.3% of units left; in completed buildings, 2.2%: the two paces are close.

Reflexion survey of 7 October 2026 · Reflexion — unit-by-unit survey of listed prices, accessed 7 October 2026

9 of 10 · Prices

Price tags, read development by development

From one price survey to the next, 600 developments adjusted at least one price by one per cent or more. Mostly downward: 364; mostly upward: 214. Cuts outnumber rises.

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Sources

Counted unit by unit, there were 1,829 rises and 999 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: 340 developments, mostly upward: 188. Off plan: 20 and 26. A reduced price is cut by a median 7.8%; a raised one goes up by 5.3%. Asking prices, surveyed on the second and last Sunday of each month; gaps under one per cent ignored.

Reflexion survey of 7 October 2026 · Reflexion — unit-by-unit survey of listed prices, accessed 7 October 2026

10 of 10 · Key takeaways

What to take away this month

A living market: in thirty days, 2.2% of units for sale left the listings, and 3,168 new units appeared. Phuket sets the briskest pace, with 3.3% of units for sale gone in thirty days.

of units for sale gone in thirty days
2.2%
new units appeared
3,168
See what fits me in the city

A link by email opens your advisor, no password.

Sources

The most active neighbourhood across our six provinces: Suthep (Chiang Mai), at 7.6%. Flats of three bedrooms or more leave fastest. Cuts outnumber rises: 364 developments mostly downward, 214 mostly upward. This pulse is updated every month.

Reflexion survey of 7 October 2026 · Reflexion — unit-by-unit survey of listed prices, accessed 7 October 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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