Reflexion Insights
Thai real estate, verified
Legal, tax and market analysis for buying property in Thailand — every figure sourced and dated.
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Featured
Featured · Legal clarity
Mortgages in Thailand for foreigners: what banks publish
Mortgages for foreigners in Thailand: what the banks and the official 2023 portal say, and what the 100% LTV ceiling, in place until 2027, really covers.
Dossier · 8 insights
Thailand 2037: the national plan, read on the map
Eight insights that follow the 2026–2037 spatial plan published in the Royal Gazette: cities and jobs, the country's gateways, long-stay tourism, year-round living, landscapes, from landscape to project.
01 / 08
Thailand's national spatial plan: cities and urban planning
02 / 08
Pattaya and the EEC: property, regional hub and job market
03 / 08
Lanna and Andaman airports: what they change for buyers
04 / 08
Thailand's ports and property: freight, cruises, where to live
05 / 08
Andaman Wellness Corridor: living and healthcare in Thailand
06 / 08
Moving to Thailand long term: water, health, schools, fibre
07 / 08
Thailand property: read the landscape before the address
08 / 08
Thailand land use: where can the city grow?
By topic
Living in Thailand
Cities, coasts, year-round living: where to settle, and what the address changes.
12 insights
Older condos in Bangkok: where to buy, how to renovate
On Sukhumvit, a pre-2000 condo is listed at THB 101,400 per m², half the price of new-build. Where to find older stock, and what the law lets you renovate.
Bangkok international schools: neighbourhoods and homes
Around Bangkok, 47 international schools declare an accreditation. Sukhumvit, Bang Na, Rama 9, the river: finding the neighbourhood that shortens your morning.
Hua Hin: neighbourhoods, prices and life between sea and hills
From Gulf beaches to golf-course hills, Hua Hin reads as four neighbourhoods, asking THB 34,680 to 70,316 per m². Where to live all year, and how to choose.
Koh Samui: buying a villa, and what the island allows
On Koh Samui, the median villa is listed at THB 12.9 million for 224 m². The island’s coasts, the lease, and what can be built on its wooded hillsides.
Where to live in Phuket: thirteen neighbourhoods, two coasts
From Patong to Phuket Town, median asking prices run from THB 46,076 to 117,143 per m². Thirteen Phuket neighbourhoods, two coasts, and the life each offers.
Bangkok neighbourhoods: Sathorn, Langsuan, Thonglor, the river
Langsuan, Sathorn, Thonglor, the river: four ways of living in Bangkok, at asking prices of THB 147,000 to 205,000 per square metre, leasehold or freehold.
Thailand filming locations: the set and the address
One series filmed on two Thai coastlines, a 30% public rebate, a measured effect of 12%. What the setting changes about an address, and at what price.
Buying on the edge of a national park in Thailand
Thailand has 133 national parks and no statutory buffer zone. What the boundary rules out on the neighbouring plot, and how to check where it actually runs.
MICHELIN Guide Thailand: what the map says about a neighbourhood
Thailand's guide lists 468 establishments and 137 Bib Gourmand in 2026. Where they cluster, what research infers from that, and what it does not.
Living between France and Thailand
Thai Airways moves to 14 weekly Paris-Bangkok flights on 1 December 2026: how to really organise a year split between France and Thailand.
Six Thai destinations, six ways of living
Where to buy in Thailand? 4,164 condos bought by foreigners in Pattaya in 2025 against 1,190 in Phuket: six markets compared, six ways of living.
Phuket: the island where people settle
The average foreign buyer's condo ticket in Phuket reaches THB 5.12 million. Schools, hospitals, airport: what makes settling on the island possible.
By topic
Market Pulse
Prices, volumes, the districts on the rise — every figure dated.
5 insights
Who buys condos in Thailand? Nationalities, prices, quotas
Thai condos: units bought by Russians up 75.9% by value in H1 2026; China down to 27.8% of units. What the REIC barometer shows before you pick a building.
Unsold condos in Bangkok: where the stock is, how fast it sells
Unsold condos in Bangkok: in Sukhumvit, sales rose by 138.6% in a year, and the REIC says the stock there would clear in 16 months. Elsewhere, the pace differs.
Condo fees in Thailand: the real cost of a property
In Bangkok, a condominium asks a median THB 45 per m² a month in common fees. What those fees buy, how the building is run, and what property tax adds.
Bangkok property prices: the station and the width of the soi
A hundred metres closer is worth more than $200 per square metre in the centre, less than $80 on the outskirts. And on a road narrower than ten metres, no tower gets built.
Thailand property market 2026: the scissors and the data centres
Downtown Bangkok condos gain 14.3% per m² while the suburbs lose 9.5%, and 40% of mortgage applications are rejected. Where money is really going in 2026.
By topic
Legal clarity
What a foreigner can own, build and sign: the rules in force, sources in hand.
9 insights
Mortgages in Thailand for foreigners: what banks publish
Mortgages for foreigners in Thailand: what the banks and the official 2023 portal say, and what the 100% LTV ceiling, in place until 2027, really covers.
Nominees in Thailand: the LAND ACTION crackdown and the risks
On 19 October 2026, Thailand launched LAND ACTION against land nominees. What the checks target, and what remains open: condos under the quota, leases.
Airbnb in Thailand: what the law allows in a condo
Letting a condo by the night in Thailand: fines of up to THB 20,000 and up to THB 10,000 a day. The Hotel Act, the 2026 bill and monthly letting explained.
Selling a condo in Thailand: quota, taxes and timing
Selling a condominium in Thailand: the 49% foreign quota, a fees certificate within 15 days, the seller’s taxes and repatriating the proceeds, step by step.
Buying off-plan in Thailand: seven checks before you reserve
In Pattaya, 53.7% of condominium units for sale are off-plan. Seven checks, from the developer to handover, before you reserve an apartment in Thailand.
EIA in Thailand: the thresholds and how to check a project
In Thailand, a condominium with 80 units or 4,000 m² must go through an EIA. The thresholds, the stages of the review, and how to read a project’s file online.
Where you can build in Thailand, and how high
Sea view, hillside, beachfront: three sets of rules decide what gets built next to you. The strips, the altitudes, the slopes — straight from the Royal Gazette.
What March 2025 taught Bangkok's towers
Nearly 7,000 buildings inspected in Thailand after March 2025, 55 barred from use, only 2 of them in Bangkok. The six documents a buyer can ask for.
Freehold, leasehold or a company: what actually holds up in Thailand
A 30+30+30 lease signed in Phuket, struck down by Thailand's Supreme Court: THB 30,000 a month and demolition. What really holds up in Thailand as of 13 September 2026.
By topic
Visas
Long stays, the visa that property opens, and its limits.
1 insights
By topic
Estate & tax
What a property costs to buy, to hold and to pass on — on the Thai side and the French side.
2 insights
Making a will in Thailand: passing on a property
Thai law recognises 5 forms of will and 6 classes of heirs; condos, land and leases pass on in different ways. The legal texts, section by section, dated.
Taxing a Thai property: the real cost on the French side
No tax credit on Thai rental income: the 1974 treaty exempts it with the effective-rate rule. But the IFI taxes the property in full, and so does inheritance.
By topic
Wellbeing
Care, longevity, branded residences: Thailand's wellbeing and its real estate.
2 insights
Longevity: in Thailand, property is catching up with care
Thailand's wellness tourism jumped 36.4% in 2024 to USD 14 billion. What is being built in Bangkok and Phuket, and how to check that an offer is real.
Branded residences in Thailand: the premium and the promise
Thailand's launched branded-residence supply is worth THB 205.3bn at asking prices; in Phuket the premium reaches 28% per m². What the brand pays for, and what not.