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Thailand 2037 · 4

Living in Thailand all year round

Living 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 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 7 · The national plan

The plan serves four of our six markets first

It extends piped water to Bangkok, then to the 8 regional cities by 2032, including Chiang Mai, Pattaya and Phuket; it extends wastewater collection there and targets complex-disease care. Hua Hin appears on none of these lists; Samui only through its province.

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Sources

Lists of measures in the plan, not connections: a city on a list says nothing about a building. Complex care targets provinces (Chon Buri for Pattaya).

National Spatial Policy Plan 2026–2037 (Royal Thai Government Gazette, 5 October 2026), printed page 81, accessed 13 October 2026 · National Spatial Policy Plan 2026–2037 (Royal Thai Government Gazette, 5 October 2026), printed page 87, accessed 13 October 2026 · National Spatial Policy Plan 2026–2037 (Royal Thai Government Gazette, 5 October 2026), printed page 94, accessed 13 October 2026 · OpenStreetMap via Overpass API — © OpenStreetMap contributors (ODbL), accessed 13 October 2026

2 of 7 · What we measure

Our daily-life index draws the same map as the plan

Our daily-access index scores each development from zero to a hundred: shops, care, schools, roads, leisure. At the median, Bangkok scores 93, Chiang Mai 82, Pattaya 80, Phuket 75; Samui 65 and Hua Hin 52, the two markets the plan barely mentions.

Chiang Mai, out of a hundred
82
Hua Hin, out of a hundred
52
Daily-access index, median
  • Bangkok93
  • Chiang Mai82
  • Pattaya80
  • Phuket75
  • Samui65
  • Hua Hin52
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Sources

A Reflexion index computed from OpenStreetMap, estimated in straight lines with a detour factor: never a travel time, nor the quality of a service. Median of scored developments on 14 October 2026.

Reflexion survey of 14 October 2026 · OpenStreetMap via Overpass API — © OpenStreetMap contributors (ODbL), accessed 13 October 2026

3 of 7 · Phuket · living on the island

In Phuket, daily life is easier in town than by the expensive beaches

Wichit and Chalong, at the edge of Phuket Town, score 89 and 85 out of a hundred, for a square metre around 57,775 ฿ (€1,506). Choeng Thale, the island's most expensive commune (121,442 ฿ (€3,165)), scores only 74; Pa Khlok, in the north-east, 46.

Wichit, out of a hundred
89
Choeng Thale, out of a hundred
74
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Sources

Volumes: one per sub-district, height follows the median score, colour its class. ASKING prices on 14 October 2026. The score measures access to services, not an address's charm.

Reflexion survey of 14 October 2026 · OpenStreetMap via Overpass API — © OpenStreetMap contributors (ODbL), accessed 13 October 2026

4 of 7 · Hua Hin · apart

Hua Hin lives off the lists, and its western estates feel it

Central Hua Hin scores 68 out of a hundred, Nong Kae 66. Westwards, where the villas are being built, Hin Lek Fai drops to 47 and Thap Tai to 38, the lowest score in this guide, for a square metre at 42,520 ฿ (€1,108).

central Hua Hin, out of a hundred
68
Thap Tai, out of a hundred
38
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Sources

Columns: our developments by sub-district, height = median score. Beyond walking distance the score assumes a car; it measures neither calm nor view.

Reflexion survey of 14 October 2026 · OpenStreetMap via Overpass API — © OpenStreetMap contributors (ODbL), accessed 13 October 2026

5 of 7 · Pattaya · from the seafront to the villas

In Pattaya, leaving the sea for a villa means losing daily life on foot

Na Kluea and Nong Prue, on the coast, score 86 and 83 out of a hundred. Inland, where the villas are being built, Huai Yai drops to 52 and Pong to 56, for a square metre at 44,583 ฿ (€1,162) against 70,278 ฿ (€1,831) in Na Kluea.

Na Kluea, out of a hundred
86
Huai Yai, out of a hundred
52
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Sources

Columns: our developments by sub-district, height = median score; ASKING prices on 14 October 2026. Na Kluea lies within Pattaya City.

Reflexion survey of 14 October 2026 · OpenStreetMap via Overpass API — © OpenStreetMap contributors (ODbL), accessed 13 October 2026

6 of 7 · Chiang Mai · the right compromise

Chiang Mai offers the best-served daily life outside Bangkok, at the lowest price per m²

At the median, Chiang Mai scores 82 out of a hundred for a square metre at 35,993 ฿ (€938). Suthep, Nimman's sub-district, reaches 99 at 76,531 ฿ (€1,994); but San Sai Noi, to the north-east, still scores 87 for a square metre at 27,505 ฿ (€717).

San Sai Noi, out of a hundred
87
฿ per m² in San Sai Noi
27,505 ฿/m²
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Sources

Columns: our developments by sub-district, height = median score; ASKING prices on 14 October 2026. Chiang Mai also lives, from February to May, through the air-pollution season the plan recognises.

Reflexion survey of 14 October 2026 · National Spatial Policy Plan 2026–2037 (Royal Thai Government Gazette, 5 October 2026), printed page 195, accessed 13 October 2026 · OpenStreetMap via Overpass API — © OpenStreetMap contributors (ODbL), accessed 13 October 2026

7 of 7 · The method

Before you sign, live an ordinary week

From the address, make a week's trips: groceries, pharmacy, school, work, hospital. The plan encourages housing near jobs and transit; in Bangkok, 42.3 % of the condominiums we track are already within 500 m of a station.

See what fits me in the city

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Sources

Our way of reading, not a forecast: neither the index nor the plan replaces a trip made yourself, at the time you will make it.

National Spatial Policy Plan 2026–2037 (Royal Thai Government Gazette, 5 October 2026), printed page 54, accessed 13 October 2026 · Reflexion — guide "Bangkok followed the rail" (survey of 2026-10-06), accessed 6 October 2026

Your plans begin here

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 14 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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