The State of Bangkok Off-Plan — July 2026

The census: what is actually on sale right now

There is no MLS in Thailand and no public register of what is currently being launched, built and sold. Primary-market information lives on each developer's website, in formats that share nothing with each other. So we collected it: BaanScope continuously tracks the public websites of Sansiri, AP Thailand, Supalai, Origin, Noble, Pruksa, AssetWise, SC Asset and Land & Houses, and normalizes every listing into one schema.

This report is a snapshot of everything on the market in the Bangkok Metropolitan Region as of July 2026: 204 projects across 87 districts, totalling at least 66,857 units (unit counts are published for 175 of the 204 projects, so the true figure is higher). By project count the market splits almost evenly — 92 condominium projects, 93 single-house developments, 19 townhome projects — but by units, condos dominate with roughly 78% of the pipeline.

• ✓204 active projects · 9 developers · 87 districts · 66,857+ units
• ✓135 projects under construction; 69 upcoming
• ✓Most active developers by project count: AP Thailand (40), Land & Houses (40), SC Asset (31)

Finding 1 — the boom has left the center

Rank Bangkok-metro districts by active projects and the top of the table reads like a commuter-belt itinerary: Bang Yai (10 projects), Nonthaburi town (9), Rangsit (8), the Bang Na–Samut Prakan corridor (8) and Thonburi (7). The inner-city districts that dominate property media coverage barely register by volume.

The economics are straightforward — land — but the shape matters: this is where the region's next hundred thousand households will actually live, strung along the MRT Purple and Pink lines and the eastern extensions rather than around Asok. 87 of the 204 projects advertise a named BTS, MRT or SRT station as their transit anchor.

Finding 2 — two markets wearing one skyline

The median condo project in this census opens at ฿2.49 million. The median single-house project opens at ฿11.99 million. Between the condo a first-time buyer can reach and the house a family aspires to sits a ฿9.5M gap — and only 19 townhome projects, the product that traditionally bridges it.

For a household outgrowing a one-bedroom condo, the census suggests the next rung of the ladder has largely moved out of reach — or out to the far suburbs.

Finding 3 — the ฿1M condo still exists

The cheapest active project in the census starts at ฿1.09 million — and it is not an outlier: 29 projects open under ฿2M and 63 under ฿3M. But the map is blunt about the trade: nearly all of them sit at the metropolitan edge, in Rangsit, Bang Bua Thong, or along the rail extensions where the city is still becoming city.

At the other end, 24 projects open at ฿20M or above, topping out at ฿260M.

Finding 4 — a square metre costs ฿20,600 or ฿491,000

Among the 73 projects that publish a per-square-metre price, the spread runs from ฿20,600/sqm for a suburban townhome to ฿491,000/sqm for an ultra-luxury Sukhumvit condominium. That 24-fold spread inside one metropolitan region is the census's cleanest single image of Bangkok's segmentation.

Finding 5 — the 2027–28 delivery wave

Completion years cluster hard: 24 projects are due in 2026, 32 in 2027 and 36 in 2028, tapering to 10 in 2029. Average published construction progress across actively building projects is 37%. Whatever the market looks like in eighteen months, the supply arriving into it is already poured in concrete.

Methodology

All figures are compiled from the public websites of the nine developers as of July 2026, normalized into a common schema and filtered to the Bangkok Metropolitan Region and to off-plan or under-construction status. Prices are developer-advertised starting prices, not transaction prices. Medians and shares are computed only over projects that publish the relevant field — no missing value is estimated. Every project on the site links back to its source listing, and an automated tracker re-checks all nine sources every two days. This is Issue #1 of a recurring series; from next month the report will also cover price movements and new launches.

Frequently asked questions

How many off-plan projects are for sale in Bangkok right now?

As of July 2026, the nine largest Thai developers are marketing 204 active off-plan or under-construction projects in the Bangkok Metropolitan Region — 92 condo projects, 93 single-house developments and 19 townhome projects, totalling more than 66,800 units.

Which Bangkok districts have the most new development?

The suburban ring, not the center: Bang Yai (10 active projects), Nonthaburi town (9), Rangsit (8) and the Bang Na–Samut Prakan corridor (8) lead the table, largely along the newer rail extensions.

What does a new condo cost in Bangkok in 2026?

The median condo project opens at ฿2.49 million, and 36 of 92 condo projects still open under ฿2 million — almost all on the metropolitan edge. The median new single house opens at ฿11.99 million, nearly five times the median condo.

Where does this data come from?

From the developers' own public websites, normalized into one schema and re-verified every two days. Unknown values stay empty rather than estimated, and every project links back to its source listing.