Map guides · Episode 1

Thailand, seen from above

Six markets, one survey. Scroll, and the camera comes down on each destination; every stop lands on a figure measured in our database, with its date and its sample.

Survey of 23 September 2026 · asking prices, median per development

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 9 · Approach

Six destinations, and prices that have little in common

From up here, Thailand is a single name. On the ground it is six separate markets: the median asking price per square metre runs from 37,291 ฿ (€972) to 82,718 ฿ (€2,156) depending on where you look.

Every point of light is a development we track. At the survey, 6,221 developments had at least one unit for sale, 82,739 units in all.

Developments with a unit for sale: 6,221
Units for sale: 82,739

Limit · The six destinations we track, not the whole Thai market.

Reflexion survey of 23 September 2026

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2 of 9 · Bangkok · diving onto Sukhumvit

In Bangkok, the walk to the metro shows up in the price

The camera comes down over the Sukhumvit line, where the elevated railway draws the city. Within 400 m of a metro station (BTS, MRT, Airport Rail Link or Gold Line), a condominium asks a median 121,642 ฿ (€3,170) per square metre; beyond 800 m, 77,612 ฿ (€2,023).

The 57% gap is not a viewing impression. It is the difference between two medians, computed on the same listings on the same day. On Sukhumvit itself, the median stands at 140,538 ฿ (€3,662).

Within 400 m of a stationmedian of 657 developments: 121,642 ฿/m²≈ €3,170
More than 800 m awaymedian of 703 developments: 77,612 ฿/m²≈ €2,023
Gap: +57%

On the groundBumrungrad, Samitivej Sukhumvit, BNH and Bangkok Hospital: four of the city's hospitals are accredited by Joint Commission International.

Limit · Condominiums only. Distance is measured as the crow flies to the nearest open station, on our dated station reference, not as walking time.

Reflexion survey of 23 September 2026 · Joint Commission International, checked 13 September 2026 on the hospitals' own sites

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3 of 9 · Bangkok · two banks, face to face

Pathum Wan and Khlong San: the same river, not the same price

5.0 km apart, two addresses face each other across the Chao Phraya. Pathum Wan, around Lumphini Park, asks a median 181,918 ฿ (€4,741) per square metre; Khlong San, on the west bank, 109,359 ฿ (€2,850).

For a condominium of the same size, the centre costs 66% more, before view or floor even come into it.

Pathum Wan · condominiumsmedian of 72 developments: 181,918 ฿/m²≈ €4,741
Khlong San · condominiumsmedian of 47 developments: 109,359 ฿/m²≈ €2,850
Gap: +66%

Limit · Two condominium medians: size, floor and building age are not evened out between the two banks.

Reflexion survey of 23 September 2026

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4 of 9 · Phuket · skimming the west coast

On Phuket's west coast, price follows the shoreline

The camera skims the coast at water level, from Bang Tao down to Kata. On each beach, the marker gives the median asking price of developments less than 1,000 m from the sand.

Across the island, a development within 300 m of a beach asks a median 145,313 ฿ (€3,787) per square metre; beyond 1,000 m, 73,291 ฿ (€1,910). The measured gap between the two is 98%.

Within 300 m of a beachmedian of 116 developments: 145,313 ฿/m²≈ €3,787
More than 1,000 m awaymedian of 775 developments: 73,291 ฿/m²≈ €1,910
Gap: +98%

On the groundPhuket airport handled 8.8 million passengers in 2025.

Limit · Villas and condominiums together. Distance is measured as the crow flies to the nearest beach.

Reflexion survey of 23 September 2026 · AOT, figures reported by C9 Hotelworks

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5 of 9 · Koh Samui · around the island

Koh Samui sells villas, and often off-plan

The camera circles the island. Few towers here: the villa dominates, with a median asking price of 64,189 ฿ (€1,673) per square metre.

At the survey, 53% of the island's developments were sold off-plan, so the developer's delivery record weighs as much as the view. The beach keeps its price: 90,000 ฿ (€2,345) per square metre within 300 m, 60,000 ฿ (€1,564) beyond 1,000 m.

Villa · median pricemedian of 229 developments: 64,189 ฿/m²≈ €1,673
Developments sold off-plan: 53%
Beach gap: +50%

On the groundAccording to a C9 Hotelworks estimate, the island had 3,055 luxury holiday villas in 2025.

Limit · “Off-plan” as published in the development's status, among developments whose status is known. A delivery announced is not a delivery made.

Reflexion survey of 23 September 2026 · C9 Hotelworks, estimate

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6 of 9 · Hua Hin · skimming the gulf

Hua Hin is lived two ways: the flat facing the sea, the villa inland

The camera follows Hua Hin beach towards Khao Takiab. 70% of the developments we track here are villas, and 94% of those sit more than 1,000 m from the shore.

Facing the sea, within 300 m, a condominium asks a median 123,191 ฿ (€3,210) per square metre. Inland, the villa comes down to 41,744 ฿ (€1,088): the same budget does not buy the same life.

Condominium within 300 m of the beachmedian of 41 developments: 123,191 ฿/m²≈ €3,210
Villa more than 1,000 m awaymedian of 245 developments: 41,744 ฿/m²≈ €1,088
Share of villas: 70%

Limit · A villa and a condominium do not compare square metre for square metre: land, pool and floor areas differ.

Reflexion survey of 23 September 2026

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7 of 9 · Pattaya · two neighbourhoods, face to face

In Pattaya, the north of the bay costs more than the south

Seen from the sea, the bay reads from north to south. In Na Kluea, around Wong Amat, a condominium asks a median 84,352 ฿ (€2,198) per square metre. In Nong Prue, which runs from Pattaya Beach down to Jomtien, 65,577 ฿ (€1,709).

Pattaya had 12,956 units for sale at the survey, the widest supply in this story outside Bangkok and Phuket, and 54% of them belong to developments sold off-plan.

Na Kluea · condominiumsmedian of 50 developments: 84,352 ฿/m²≈ €2,198
Nong Prue · condominiumsmedian of 217 developments: 65,577 ฿/m²≈ €1,709
Units for sale off-plan: 54%

Limit · Two condominium medians, by sub-district. The off-plan share counts units in developments whose status is known.

Reflexion survey of 23 September 2026

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8 of 9 · Chiang Mai · diving towards Doi Suthep

Chiang Mai: the mountain opposite, and the air to watch

The camera comes down over the city, facing the slopes of Doi Suthep. In town, a condominium asks a median 68,275 ฿ (€1,779) per square metre, 32% less than in Bangkok (100,343 ฿ (€2,615)).

In the districts around the city, the villa comes down to 26,902 ฿ (€701) per square metre.

Condominium in townmedian of 181 developments: 68,275 ฿/m²≈ €1,779
Villa around the citymedian of 282 developments: 26,902 ฿/m²≈ €701
Less than in Bangkok: 32%

On the groundAir quality is the thing to watch. According to IQAir, the average concentration of PM2.5 fine particles was 18.2 µg/m³ in 2025, and the burning season, from February to April, concentrates the peaks.

Limit · An annual average smooths out pollution episodes: during the burning season, readings run well above it.

Reflexion survey of 23 September 2026 · IQAir, report published 16 April 2026

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9 of 9 · Combining two addresses

A city and a coast: what a life at two addresses weighs

The six markets do not exclude one another; they combine. A median square metre in Pathum Wan, in central Bangkok, costs as much as 2.8 m² of villa on Koh Samui, where the median is 64,189 ฿ (€1,673).

The table gives each destination's median, all developments together, from the same survey.

Pathum Wan · condominiummedian of 72 developments: 181,918 ฿/m²≈ €4,741
Koh Samui · villamedian of 229 developments: 64,189 ฿/m²≈ €1,673
Of Samui villa per square metre in Pathum Wan: 2.8 m²

Destination	Median price per m²	Developments
Bangkok	80,318 ฿/m²	3,135
Phuket	82,718 ฿/m²	1,158
Koh Samui	66,411 ฿/m²	263
Hua Hin	47,774 ฿/m²	370
Pattaya	53,803 ฿/m²	628
Chiang Mai	37,291 ฿/m²	633

On the groundTwo addresses also mean a calendar: 180 days of presence in a calendar year make you a Thai tax resident.

Limit · A ratio between two medians, not the price of any given property.

Reflexion survey of 23 September 2026 · Thai Revenue Department, rule checked 13 September 2026

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Your project, in three questions

City or coast, apartment or villa, to live there or to spend part of the year: three gestures are enough for your advisor to start from your project, not from a catalogue.

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Method and sources

Prices are asking prices, surveyed on 23 September 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).

Across the six destinations, 307 units were set aside at this survey.

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

Facts from outside our database, checked on 13 September 2026: Joint Commission International, checked 13 September 2026 on the hospitals' own sites · AOT, figures reported by C9 Hotelworks · C9 Hotelworks, estimate · IQAir, report published 16 April 2026 · Thai Revenue Department, rule checked 13 September 2026

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.