# Bangkok-area new-build prices barely move in Q3 2026 as developers add gifts

> Prices of new condominiums in Bangkok and two neighbouring provinces rose 0.1% in the third quarter of 2026, and new landed houses in Bangkok and three neighbouring provinces rose 0.2%, the Real Estate Information Center (REIC) said on 12 October 2026. Condo developers add gifts and cash discounts, landed-house developers gifts rather than price cuts; REIC measures price net of promotions.

Selling prices of new homes in Bangkok and its neighbouring provinces barely moved in the third quarter of 2026. The Real Estate Information Center (REIC) of the Government Housing Bank published its price indices on 12 October 2026: new condominiums rose 0.1% on the quarter and new landed houses rose 0.2%. REIC says landed-house developers are clearing a growing stock of unsold units with gifts rather than by cutting the selling price directly. Condominium developers add gifts and cash discounts; cash discounts were 24.5% of condominium promotions in the third quarter, against 22.9% in the second. REIC's indices take the value of those promotions off the advertised price, so a gift counts against the price it measures.

The two releases are the selling-price side of the construction cost index REIC published the same day ([Bangkok construction costs](/news/thailand-home-construction-cost-q3-2026)). The headline indices and promotion mix also appear in [Bangkok developer sentiment](/news/thailand-bangkok-developer-sentiment-q3-2026). Neither release carries a figure for Phuket or any province outside the ones named below.

## New condominium prices are up 2.2% on the year

In REIC's condominium release of 12 October 2026, the new-condominium index for Bangkok, Samut Prakan and Nonthaburi stood at 161.8 points in the third quarter of 2026, against a 2012 base year. That is 0.1% above the second quarter and 2.2% above the third quarter of 2025. Bangkok alone stood at 165.3, up 2.4% on the year and 0.1% on the quarter. The two neighbouring provinces stood at 147.1, up 1.5% on the year and 0.2% on the quarter.

REIC's figures show the annual rate has climbed for four quarters in a row. It was −0.6% in the third quarter of 2025 and −0.4% in the fourth, then 0.2%, 1.6% and 2.2% in the three quarters of 2026. The quarterly rise has slowed over the same period, from 0.9% in the first quarter of 2026 to 0.6% and then 0.1%.

REIC puts the rise mainly down to project development costs: construction materials and labour, and land in potential locations, especially near mass transit, in the central business district and in well-equipped areas. At the same time, it says, developers must clear stock to protect their cash flow, and they are adding promotions such as gifts and cash discounts.

```chart
type: comparison
title: REIC new-build selling price indices, Bangkok and perimeter, change on the year
unit: "%"
highlight: 0
source: Real Estate Information Center, press releases of 12 October 2026
columns: [New condominiums, New landed houses]
rows:
  - metric: Q3 2026
    values: ["+2.2%", "+0.2%"]
  - metric: Q2 2026
    values: ["+1.6%", "−0.9%"]
  - metric: Q1 2026
    values: ["+0.2%", "−0.7%"]
  - metric: Q4 2025
    values: ["−0.4%", "−0.1%"]
  - metric: Q3 2025
    values: ["−0.6%", "+0.5%"]
```

## New landed house prices are back above last year, by 0.2%

REIC's landed-house release of 12 October 2026 puts the index for detached houses and townhouses in new projects in Bangkok, Nonthaburi, Pathum Thani and Samut Prakan at 131.5 points, up 0.2% on the quarter and 0.2% on the year. It is the first annual rise after three quarters below the year before: −0.1%, −0.7% and −0.9%. Bangkok stood at 132.4, up 0.5% on the year, and the three provinces at 128.6, down 0.5% on the year.

REIC's landed-house release puts it this way: "ดัชนีราคาบ้านจัดสรรใหม่ ไตรมาส 3 ปี 2569 ขยับขึ้น แต่ในอัตราชะลอตัว" — "The new landed-house price index for Q3 2026 edges up, but at a slowing rate."

In the same release, detached houses stood at 136.8, up 0.4% on the year and 0.2% on the quarter. Townhouses stood at 129.1, unchanged on the year and up 0.2% on the quarter. Townhouses in the three provinces were the weakest part of the index, at 125.3 and 0.8% below a year earlier.

REIC says landed prices keep rising, but more slowly, because the number of units for sale keeps rising. Developers are hurrying to clear that stock with gifts instead of cutting the selling price directly.

## Gifts are a growing share of promotions

REIC records which promotions developers offer. Its releases of 12 October 2026 show that in landed houses, gifts such as air conditioners, furniture, pumps and water tanks rose from 30.1% of promotions in the second quarter of 2026 to 38.1% in the third, and became the largest type. Cash discounts fell from 35.3% to 30.5%. In condominiums, gifts were already the largest type and edged up, while free transfer-day costs fell.

| Promotion type | Condominiums Q2 2026 | Condominiums Q3 2026 | Landed houses Q2 2026 | Landed houses Q3 2026 |
|---|---|---|---|---|
| Gifts | 44.8% | 45.4% | 30.1% | 38.1% |
| Free costs on transfer day | 32.3% | 30.1% | 34.6% | 31.4% |
| Cash discount | 22.9% | 24.5% | 35.3% | 30.5% |

## How REIC measures the price

In both REIC releases of 12 October 2026, the selling price is the actual price after the value of promotions is deducted from the advertised price. The indices cover new projects with six or more units left for sale and leave out second-hand units. The condominium sample is 150 units, chosen by simple random sampling; the landed-house sample is 245 units, chosen by purposive sampling.

## REIC expects both indices to rise in the fourth quarter

In its 12 October 2026 releases, REIC expects the condominium index to keep rising with construction-material prices, which it ties to the direction of oil prices, and with land prices in potential locations. It says developers will have to adjust their sales strategy to motivate buyers. It expects the landed-house index to rise too, but only gradually, because unsold stock keeps growing while land and material prices push up. REIC says higher costs feed straight into the selling prices of new projects.

Both REIC releases name two supports for the market: the state cut in transfer and mortgage-registration fees to 0.01% each for homes priced up to THB 7 million, and the Bank of Thailand's relaxed loan-to-value rules for housing loans. The Thai government's notice of 1 July 2026 limits the fee cut to buyers who are Thai individuals. The price, the official valuation and the mortgage must each be no more than THB 7 million, and the cut runs to 30 June 2027.

## What a Phuket buyer can take from it

REIC's sample does not cover Phuket, so these figures are not a Phuket price. They show how one large new-build market behaves when unsold stock grows and costs rise: the measured price stays almost flat, and developers compete with gifts and other promotions.

The useful part for a buyer is the method. REIC counts a gift as money off the price, and its index stayed flat while the share of gifts rose. That means the gift is part of the price you should compare. In any new-build offer, on Phuket or elsewhere, ask for the promotion in writing, with its value in baht, and compare packages on the net price: the advertised price less what the gift, the waived transfer costs or the cash discount are worth to you. A furniture package you would not have bought is worth less to you than its stated value.

## What the releases do not say

Neither release has a figure for Phuket or for any province outside Bangkok, Samut Prakan, Nonthaburi and Pathum Thani. REIC does not say how its net price splits between the list price and the value of gifts, and it gives no count of unsold units, only that the number keeps rising. Its view of the fourth quarter is an expectation, not a result.

## Guides for checking a new-build offer

[[off-plan-investment-risks-phuket|Off-plan investment risks in Phuket]] covers developer default, completion delays and specification slip, and how contract structure and due diligence reduce each one. [[off-plan-payment-schedules-phuket|Off-plan payment schedules in Phuket]] explains how instalments should follow verifiable construction milestones and which terms to negotiate before signing. [[condo-vs-villa-investment-phuket|Phuket villa investment returns compared with condos]] sets condo and villa yields and resale side by side. [[buying-villa-thailand-foreigner|Buying a villa in Thailand as a foreigner]] sets out what to verify before each payment on a villa.