Bangkok Retail Market Enters a New Phase

Bangkok’s retail property market is evolving as developers place greater emphasis on transit-oriented locations, experiential concepts and asset repositioning.

Total retail supply reached 9.27 million square metres in Q1 2026, recording only a marginal 0.12% quarter-on-quarter decline. This reflects a relatively stable market despite wider economic uncertainty and a fresh pipeline of new space.

Retail development is becoming increasingly divided between neighbourhood-focused community malls and larger shopping centres connected to mass-transit networks. Another 300,000 square metres of retail space is scheduled for completion during 2026, increasing competition among existing and upcoming projects. 

Occupancy Improves as Tenant Demand Shifts

Bangkok’s overall retail occupancy rate rose to 89% in Q1 2026, compared with 85% a year earlier and around 84% throughout much of 2024.

Demand remains strongest among luxury brands, food and beverage operators, wellness providers and experience-led tenants. Higher-performing malls are allocating more space to leisure, lifestyle services and community activities that encourage repeat visits.

CBD shopping mall rents averaged 2,852 baht per square metre per month, above the northern fringe at 2,230 bahtand the eastern fringe at 2,300 baht.

Community malls remained more affordable, with average CBD rents of 1,755 baht per square metre, compared with 1,200 baht in the northern fringe and 1,250 baht in the eastern fringe.

Outlook

Competition may place pressure on average occupancy as consumers become more selective about where they spend their time and money.

Projects combining strong transit access, distinctive experiences and a clear market identity are expected to perform best. Retail centres that respond to changing consumer habits through wellness, dining, entertainment and community-focused concepts should remain better positioned as new supply enters the Bangkok market.

The post Thailand Retail Property Outlook 2026: Transit and Experience Drive Bangkok Growth appeared first on IQI Blog.

Thailand Becomes a Safe-Haven Market for Global Buyers

Thailand’s residential market is gaining renewed attention from wealthy foreign buyers seeking investment security, quality of life and long-term flexibility.

Amid global economic volatility and geopolitical uncertainty, Thailand is increasingly seen as more than a holiday destination. It is becoming part of a global wealth ecosystem, where buyers can live, invest and plan for the future in one place.

Foreign demand for Thai condominiums remains resilient, even as domestic purchasing power slows. Data from the Real Estate Information Centre shows that foreign condominium demand is moving closer to pre-Covid levels of around 13,000 units per year, after rebounding strongly from 2022 onwards.

The buyer profile is also becoming more diverse. While Chinese buyers remain important, Thailand is attracting more interest from Russia, Taiwan, India, the United Kingdom and Europe. Recent inquiries from Middle Eastern buyershave also increased, with Phuket receiving stronger interest than Bangkok. 

Long-Stay Lifestyle and Infrastructure Support Demand

Foreign buyers are playing a key role in supporting Thailand’s condominium market, especially those seeking second homes, retirement residences, long-term investment assets and bases for digital nomads.

One major support factor is the promotion of long-stay visa privileges for buyers of condominiums worth at least 3 million baht in participating projects. Key areas include Bangkok, Phuket, Chiang Mai and Pattaya.

Luxury and ultra-luxury condominiums in central business district locations also continue to see healthy demand from high-spending buyers and foreigners.

Outlook

Thailand’s property market outlook remains selective but positive.

Foreign demand, long-stay visa appeal, healthcare, international schools and lifestyle value should continue to support key residential markets. Large infrastructure projects, including the southern Land Bridge and Eastern Economic Corridor, may further strengthen Thailand’s long-term position as a regional hub for living, investment and connectivity.

The post Thailand Property Market July 2026: Foreign Buyers Support Condo Demand appeared first on IQI Blog.

Thailand is increasingly positioning itself as one of Asia’s emerging wealth destinations, supported by a growing population of high-net-worth individuals, strong tourism recovery, and rising demand for premium lifestyle properties. As global wealth becomes more mobile, Thailand is attracting investors and affluent buyers seeking both lifestyle benefits and long-term investment opportunities.

Rising Wealth Supports Luxury Property Demand

A key trend shaping Thailand’s property market is the rapid growth of its ultra-wealthy population. According to recent forecasts, the number of ultra-high-net-worth individuals in Thailand is expected to grow significantly over the coming decade, making it one of Asia’s fastest-growing wealth markets.

This growth is supporting demand for luxury residences, branded developments, wellness-focused properties, and high-end lifestyle assets, particularly among both local and international buyers.

Bangkok and Phuket Remain Key Investment Destinations

Thailand’s strongest luxury property demand continues to be concentrated in Bangkok, Phuket, and Samui. Bangkok remains the country’s financial and business hub, while Phuket and Samui continue attracting buyers seeking resort-style living, second homes, and long-term lifestyle investments.

Demand is particularly strong for branded residences, waterfront homes, wellness communities, and premium condominiums, reflecting changing buyer preferences towards quality living environments and long-term value.

Lifestyle and Mobility Drive Buyer Decisions

One of the most important emerging trends is the concept of “Ultra Mobility”, where wealthy individuals choose to live, work, and invest across multiple countries. Thailand benefits from this trend due to its lifestyle appeal, healthcare system, wellness offerings, hospitality sector, and relatively attractive cost of living compared to many global cities.

The country’s strong tourism sector, growing family office presence, and expanding luxury services ecosystem are also helping strengthen its position as a regional wealth and investment destination.

Outlook

Thailand’s luxury property market is expected to remain well-supported throughout 2026. Rising regional wealth, tourism recovery, and growing international demand should continue benefiting premium residential developments in Bangkok, Phuket, and Samui. As more affluent buyers prioritise lifestyle, wellness, and long-term residency options, Thailand is becoming increasingly attractive as both a wealth destination and a luxury real estate investment market.

The post Thailand Luxury Housing Market Expands as Ultra-Wealthy Population Grows appeared first on IQI Blog.

Thailand’s residential property market is undergoing a major shift in 2026 as buyers move away from speculative luxury purchases towards more affordable and practical housing options. While the number of Thai condominiums sold to foreigners increased slightly in 2025, the total transaction value declined, reflecting changing buyer priorities and growing budget sensitivity.

Chinese buyers continue to dominate Thailand’s foreign property market by transaction volume, but purchasing behaviour is evolving. Many buyers are now focusing on smaller, family-oriented units designed for long-term living rather than short-term speculation. This trend reflects broader economic uncertainty and a more cautious investment approach across the region.

Developers are also adapting to this new market environment. Instead of relying heavily on high-value luxury projects, many are repositioning towards functional and attainable living spaces that appeal to a wider range of international buyers. Demand is increasingly shifting towards affordable luxury and practical residential products that offer better long-term value.

Key Market Highlights

• Foreign condo purchases increased in volume, but overall transaction value declined.
• Buyers are shifting towards smaller and more affordable units.
• Chinese buyers remain the largest foreign buyer group, although purchasing patterns are changing.
• Indian buyers are emerging as a growing market segment, particularly for larger family-sized homes.
• Developers are focusing more on practical and end-user-driven residential demand.

One of the biggest emerging trends is the growing presence of Indian buyers in Thailand’s property market. Unlike speculative investors from previous cycles, many Indian purchasers are targeting larger units for long-term family use, contributing to a more stable end-user-driven market structure.

Outlook

Looking ahead, Thailand’s property market is expected to remain in a transition phase as affordability and practicality become stronger purchasing priorities. Developers that successfully adapt to changing buyer behaviour and shifting international demand are likely to remain more resilient in the evolving market landscape.

The post Thailand Property Market Shifts Towards Affordable and Practical Housing appeared first on IQI Blog.

Thailand’s Property Market Adjusts Amid Rising Supply

Thailand’s property market is entering a transitional phase in 2026, as a surge in second-hand housing supply reshapes overall market dynamics. While listings have increased significantly year-on-year, recent quarterly data suggests a short-term slowdown, reflecting more cautious activity at the end of the year.

Resale Market Dominates While Condos Face Pressure

The secondary market continues to dominate Thailand’s housing landscape, with detached homes accounting for the largest share of listings. However, condominiums are emerging as the fastest-growing segment, with sharp increases in both supply and value, indicating rising selling pressure in the condo market.

At the same time, demand remains concentrated in more affordable segments. Homes priced below THB1 million continue to see the highest transaction volume, highlighting strong activity among mass-market buyers despite broader market adjustments.

Stable Demand Supported by Domestic and Foreign Buyers

Overall transaction values have shown consistent growth throughout the year, reflecting underlying demand resilience. Notably, foreign buyers continue to play a meaningful role in the condominium market, accounting for a significant share of both transaction volume and total value.

Outlook

Looking ahead, Thailand’s property market is expected to stabilise further as supply adjusts and demand remains steady. With a stronger balance between buyers and sellers, the market is likely to offer more sustainable growth opportunities, particularly in well-priced segments and key urban areas.

The post Thailand Property Market Shifts Toward Balance as Resale Supply Surges appeared first on IQI Blog.

Written by Somsak Chutisilp, Country Head of Thailand

CONSUMER CONFIDENCE AND ECONOMIC DRIVERS

The Consumer Confidence Index (CCI) fluctuated throughout 2024 but showed a strong rebound in Q4, signaling renewed optimism among consumers.

This rebound is supported by government economic initiatives and the continued recovery of the tourism sector, both of which are expected to positively impact the retail market in 2025.

Retail Expansion and New Supply

Investment in both existing and new retail centers continues to generate consumer interest and engagement. In 2024, several major retail center renovations were completed, and new openings added over 185,000 square meters of net new retail supply.

With tourism and retail closely linked, the rise in international tourist arrivals has especially benefited established enclosed malls in downtown Bangkok.

Looking ahead, the enclosed mall format is expected to contribute another 200,000 square meters of supply, which will test current occupancy rates amid growing competition.

Innovation and Consumer Trends

in a highly competitive retail landscape, both developers and brands are focused on delivering innovative products and exceptional customer experiences.

According to Oxford Economics, Bangkok consumers allocate up to 40% of disposable income to discretionary spending, with the largest share going toward food and beverage (F&B).

The F&B segment remains the dominant category for new international brand entries, with Japanese brands leading the way. Meanwhile, European brands continue to maintain a strong presence in the fashion and accessories segment.

With consumer demand expected to stay strong in core retail locations, many overseas brands are eyeing Thailand as a key growth market in 2025.

The post Thailand Retail Market Poised for 2025 Growth appeared first on IQI Blog.

Chinese from the middle class upward are sending some of their money – and even themselves – to Thailand, particularly as China has been reopening following three difficult years under zero-Covid. Many are hoping to hedge against economic pressures at home, while building their future in an inexpensive Southeast Asian country with growth prospects.

The post Chinese investors eye Thai properties to diversify risk appeared first on IQI Blog.

Singapore is a popular investment destination for wealthy Chinese from the mainland and Hong Kong, but the city-state is too expensive for most cross-border buyers, according to Juwai IQI Group CEO and Co-founder Kashif Ansari.

Singapore is the third-most-expensive city in Asia at US$14,373 per square meter (after Hong Kong and Tokyo), according to data from Juwai IQI’s partner Global Property Guide.

That is why Thailand, Malaysia, and Vietnam lead the list of top Southeast Asian destinations for Chinese buyers of overseas residential property.

Key factors include Thailand’s appealing lifestyle, affordable luxury property prices, beach second home destinations such as Pattaya and Koh Samui, and proximity to China. Thailand is also the top tourist destination for Chinese travelers.

Read more: ReTalk Asia

Want expert advice in real estate investment? Drop your details below and learn how to get the most out of your investment!

The post Chinese buyers prefer Thailand over Singapore appeared first on IQI Blog.

The post Will Thailand’s New Visa Scheme Improve Its Economy? appeared first on IQI Blog.

By Mandy Chen

Why should you invest in Thailand?

Located in the heart of South East Asia with a population of over 69 million people, Thailand is regarded as the second largest growing economic market and serves as a gateway connecting SEA to the rest of the world. Thailand’s capital Bangkok is the largest city in ASEAN, with a population of more than 9 million. The GDP per Capita in Thailand was last recorded at USD 6,361 in 2018, which is equivalent to 50% of the world’s average.

Thailand ranked No.2 in ASEAN in terms of GDP in 2018 and has attracted huge sums of investment from countries such as China, Japan and Korea. With the influx of foreigners into Thailand, property is one of the top choices to consider. We’ve listed down some of the reasons why you should invest in Thailand’s real estate!

>> Get a free consultation on where to invest in Thailand from a professional property agent. <<

1. Tourist hotspot

Known as “the Spain of the East”, Thailand has always been one of the most popular spots for holidaymakers and investors. Its capacity to attract tourists isn’t limited to the appeal of its stunning beaches, vibrant lifestyle and unlimited shopping choices. The charm of Thailand’s beautiful destinations continuously attracts tourists to Bangkok, Phuket, Chiang Mai, Pattaya and other beautiful cities and tropical destinations, making it a significantly beneficial investor hotspot for investors to sell and rent real estate in Thailand.

Last year, Thailand welcomed a record-breaking number of more than 35 million visitors from all over the world, maintaining its position as Asia’s most visited tourist destination. High-demand areas for foreigners in Thailand are the beach resorts such as Phuket and Pattaya, the city of Bangkok and Chiang Mai, the country´s second-largest city. With the expanding tourism industry, we are seeing tremendous growth in demand for short-term rental contracts and holiday homes, in particular for those close to BTS stations.

The Bangkok River is considered a royal status landmark and is popular amongst both locals and foreigners. Numerous retirees and second homeowners, in particular, choose to invest here to enjoy the scenic views from luxury condominiums located by the riverside. The river is home to a number of Bangkok’s tourist destinations, including the Grand Palace, Wat Phra Kaew Temple, ICON SIAM and Asiatique mall, as well as 5-star hotels including Mandarin Oriental and the Four Seasons.

2. Transportation infrastructure

 The Thailand real estate market is expected to grow by 6 to 8 percent. The government plans to further enhance the transportation infrastructure (Mass Rapid Transit for both BTS Skytrain and MRT Subway) in Bangkok and notwithstanding a USD 45 Billion investment to develop the Eastern Economic Corridor. This is in time with the recent influx of foreign investors entering Bangkok and Pattaya, especially from China.

3. Property prices & capital appreciation

Generally, properties in China, Singapore and Hong Kong are higher in cost as compared to the real estate in Thailand. Thailand’s property market also ranks as one of Asia’s most popular amongst Chinese investors. According to recent data from the online Chinese real estate portal Juwai.com, Thailand was the most popular country in the world when it comes to inquiries from potential real estate buyers in 2018 — climbing up from the sixth spot in 2016. Thailand was the fourth most popular country for real estate investment with $2.3 billion coming in from Chinese sources. Bangkok is positioned for huge growth at the property sector, attracting overseas investments and regional headquarters keen to tap into the city’s economic potential.

As a result of high property demand, prices on islands such as Pattaya, Phuket or Hua Hin have gone up. Property prices have even doubled in certain areas of downtown Bangkok like Ratchathewi and Thonglor since 2013.

According to CBRE Thailand, properties close to mass rapid transport such as MRT and BTS will likely continue to surge in price due to the high demand from local and foreign home buyers coupled with the scarcity of good sites in central Bangkok.

Properties located closer to a BTS Skytrain station will be worth a premium as high as double or triple that of a similar property which isn’t. The same goes for those condominiums located next to the MRT subway line, but not as much when compared to a BTS station. A condominium unit that’s located 100 meters from a central mass transit station is unlikely to be sold for below 200,000 baht per square meter.

When a condo building is located more than a kilometer away from a mass transport station, the price can be reduced by as much as half.

>> Get a free consultation on where to invest in Thailand from a professional property agent. <<

4. Investment in freehold properties
   

In Thailand, local quota caps at 51% and foreigners are allowed to purchase and own freehold condominiums up to 49% of the total number of units in the project, unlike countries like Cambodia and Vietnam where foreigners can only purchase leasehold properties up to certain years. Upon purchase, foreign buyers receive the same title deed as a Thai owner would. Hence, buying a freehold condominium is the ideal option for those who are looking for a long-term investment with 100% ownership.

5. Friendlier Thailand law

Thailand is a friendly country when it comes to foreign investments, unlike most countries where foreigners may be required to pay additional property tax. In terms of taxes and fees, the buyer acquisition cost for off the plan is only at 1% of the property price – i.e. transfer fees, juristic fees (i.e. one year of the maintenance fee in advance), management fees and sinking fund with no foreign stamp duty or legal fees involved. Recent contracts are written in both Thai and English.

Besides the attractive tax structure for foreign buyers, it is relatively easy for property owners to sell their Thai home. You can sell to anyone be it a local or a foreigner, there is no restriction and no seller stamp duty or any minimum investment period, which is another reason why so many foreign investors favour Thailand in comparison to investing in traditional markets such as London, Australia or Singapore, where there are often additional foreign stamp duty, taxes, and fees to purchase or sell a property. This competitive tax structure coupled with the comparatively low entry price point makes it attractive for foreigners to enter the Thai property market. Hence this made Thailand become one of the top choices amongst real estate investors worldwide.

On the surface, Thailand is one of the most popular holiday destinations in the world. The swathes of white sandy beaches, the developed tourism industry, its rich culture and not forgetting its food reputation are factors for the Kingdom acquiring this claim. But scratch a bit deeper and there are significant other economical reasons why Thailand is the best place for property investment.

If you wish to invest in the many opportunities in Thailand, simply register with us, and our IQI agents will contact you as soon as possible.

Did you know we also have an office in the heart of Thailand? Drop by and say hi!

The post 5 Reasons Why You Should Invest in Thailand in 2026 appeared first on IQI Blog.