What ฿2M, ฿5M and ฿10M Actually Buy in Bangkok Right Now
We track every active project from Thailand's nine largest developers. Here is what each budget actually buys in Bangkok as of July 2026 — with real projects, real districts and real starting prices, not agent talk.
Under ฿2M: alive, and closer to a train than you'd think
Twenty-nine active projects open below ฿2 million — 25 condos and 4 townhomes. The geography is the trade-off: Rangsit, Nonthaburi, the Charan–Pinklao fringe and outer Samut Prakan. But 17 of the 29 advertise a named rail station, which is the detail most people miss: the cheapest tier of Bangkok's new-build market is being built along the train lines, not away from them.
The floor of the whole market right now is ฿1.15M for a Supalai condo at MRT Yaek Nonthaburi 1, with Origin's Pink Line and BTS-extension projects close behind at ฿1.49M.
฿2M–3.5M: the sweet spot, and the first inner-city options
This is the deepest tier of the market — 42 active projects, mostly condos — and where the map first turns urban: Thonburi, Chatuchak and Huai Khwang lead, and 28 of the 42 projects sit near a named station. Around ฿2.09M, Supalai alone opens projects at BTS/MRT Bang Wa, MRT Tha Phra and off Ekkamai–Phatthanakan.
If your budget lands here, the honest question is not condo-versus-nothing but which line you want to live on — the median condo project in the whole census opens at ฿2.49M, right in the middle of this band.
฿3.5M–5M: the ladder's awkward rung
Only 22 projects open in this band, and it is the first tier where houses (9) and townhomes (5) outnumber what most buyers expect to find here (8 condos). The condos that do exist are well-placed — MRT Phasi Charoen, MRT Rama 9, the Krungthep Kreetha edge — but the thinness of this tier is the census's "missing middle" showing up in practice.
฿5M–10M: where the market splits in two
Thirty-eight projects, but read the composition: 24 are single-house developments out in Bang Yai, Krungthep Kreetha and the Bang Na corridor, while the 10 condos cluster in prime districts — Thong Lo at ฿5.2M, Phaya Thai at ฿5.5M, the Charoen Nakhon riverside at ฿5.9M. Same budget, two completely different lives: land and space on the edge, or an address in the center.
Above ฿10M: a house market with five condo exceptions
Fifty-seven projects open above ฿10M, and 52 of them are houses — the luxury-condo tier from the nine majors is remarkably thin, with just five projects, topping out at ฿260M. If you're condo-shopping above ฿10M from the big developers, your real shortlist is a handful of names like Sansiri's VIA line in Ekkamai–Ari; everything else at this price is a single-house compound in Bang Na, Saphan Sung or Thawi Watthana.
- ✓All prices are developer-advertised starting prices for the cheapest unit in each project, July 2026
- ✓Counts cover the 188 Bangkok-metro projects that publish an entry price (of 204 tracked)
- ✓Every project on BaanScope links back to the developer's own listing
Frequently asked questions
- What is the cheapest new condo in Bangkok in 2026?
- The lowest advertised entry price among the nine largest developers is ฿1.15 million, for a Supalai condo project at MRT Yaek Nonthaburi 1. Twenty-nine projects in total open below ฿2 million.
- Which budget gives the most choice in Bangkok?
- The ฿2M–3.5M band is the deepest tier, with 42 active projects — mostly condos, many near rail, and the first with inner-city districts like Thonburi, Chatuchak and Huai Khwang.
- Can you buy a new house in Bangkok under ฿5M?
- Barely, from the major developers: only a handful of single-house projects open below ฿5M, mostly on the far metropolitan edge. The house market really starts around ฿5M–6M and dominates every tier above ฿10M.