2025 was an active year, but not a fast upcycle. Buyers took longer to decide, compared more options, and looked for clearer value. Demand remained in the market, but it became more conditional, favouring projects with strong fundamentals, sensible pricing, proven location appeal, and dependable quality.

Residential transfers remained a clear indicator of real purchasing power. In the first nine months of 2025, Thailand recorded 227,106 residential transfers worth THB 617.7bn, pointing to muted demand overall. Momentum improved later in the year, with Q3 rising to 84,397 transfers, suggesting a stabilising trend as 2025 progressed.

Bangkok conditions were shaped by both demand and supply. Some developers returned with new launches, increasing competition and widening buyer choice. Colliers reported a take-up rate of around 70% in Q3 2025, just under a 1% year-on-year improvement. Activity remained healthy, but supply was still available, keeping buyers in a strong position to compare. Projects needed clearer differentiation through practical layouts, build quality, and everyday convenience, and not brand awareness alone, in order to sell at reasonable volume.

Performance remained uneven across projects. Homes that appealed easiest to buyers naturally tended to move faster, particularly those with practical layouts, reliable building management, consistent neighbourhood demand, and genuine transport convenience. Pricing clarity mattered more than ever, with buyers responding best when value was straightforward to compare.

At the premium end, activity returned earlier in prime downtown areas. Real estate agents noted increased activity in Bangkok’s luxury and super-luxury downtown condo market, including both branded and non-branded projects. Noticeably highlighted is Thailand’s growing branded residence market, where globally benchmarked standards and service expectations can support buyer confidence during cautious cycles.

Branded residences continue to attract serious buyers by combining landmark positioning with internationally recognised standards. At The Ritz-Carlton Residences, Bangkok, where Richmont’s is lead sales agent, interest remains strong amid limited remaining opportunities. 

Two support measures remain in place through 30 June 2026. Transfer fees are reduced to 0.01% of assessed value, and mortgage registration fees are reduced to 0.01% when registered concurrently, for qualifying Thai buyers within the THB 7m threshold. In addition, the Bank of Thailand has temporarily eased LTV rules from 1 May 2025 to 30 June 2026, allowing lenders to offer up to 100% LTV for new housing loan contracts. Even with support, demand is expected to remain selective, concentrating in properties with clear advantages such as transit convenience, reputable developers, strong management standards, and move-in readiness.