Bangkok has 65,300 unsold condos, 25,700 of them ready to transfer

How big is Bangkok's condo overhang

Cushman & Wakefield Thailand's third-quarter 2026 report on the Bangkok condominium market gives buyers the numbers worth knowing before they walk into an end-of-year property show.

• Unsold across the market: 65,300 units, worth about 370,000 million baht
• Finished and ready to transfer: roughly 25,700 units, or 40 percent of what is left
• New launches in Q3 2026: about 4,876 units, double the second quarter
• New launches in the first nine months: 14,377 units, up 6 percent year on year

The 25,700 figure is the heart of the story. A finished unit with no owner costs the developer money every day in interest, common-area fees and land and building tax. That is why the last weeks of the year bring wave after wave of price cuts and promotions aimed at clearing completed units.

For anyone who is ready to buy and can get a loan approved, this is the favourable side of the market. A ready-to-transfer unit means you see the real room, measure the real size, check the real view, look for real leaks and learn the real common-area fee before you commit, instead of buying from a show unit.

Floods have changed how buyers judge a location

The other half of the same report is about behaviour. Cushman & Wakefield Thailand expects this year's heavy rain and flooding in Bangkok and the surrounding provinces to make buyers weigh location risk much more heavily, above all three things: the area's flood history, how high the ground sits, and the project's own drainage.

Warat Sirisakdanukul, senior manager for capital markets and investment at the firm, argues that this round will not pull down every price in flood-prone areas. Instead a price gap will open between property with high flood risk and property with flood-risk management that actually works. In short, the question shifts from "which areas flood" to "which projects can cope with water".

For landowners and unit owners who were hit, the report advises against rushing to sell out of worry alone. Better to assemble the flood history and the protection measures in full, because clear information lets a buyer or a developer price the risk, and that protects value better than selling with no information at all.

Median prices on DooAsset

Figures from the listings open on DooAsset on 19 October 2026, useful for a reality check before you negotiate:

• Condos for sale across Bangkok: median 7,850,000 baht from 426 listings, with the lower half of the market starting at 4,960,000 baht — see condos for sale in Bangkok
• Condos for rent across Bangkok: median 28,500 baht a month from 800 listings — see condos for rent in Bangkok
• By area, median sale price: Asok 13,900,000 baht · Huai Khwang 5,600,000 baht
• By area, median rent: Asok 30,000 baht · Huai Khwang 22,000 baht · Bang Na 13,000 baht

The gap between the median and the bottom half of the market is wide because inner-city units in the tens of millions and suburban units near two million sit in the same city-wide figure. Comparing inside one area, at a similar size, gives a number you can actually negotiate with.

The end-of-year property show, 29 Oct to 1 Nov 2026

This pile of ready-to-transfer stock lands at the same time as the 50th House and Condo Expo, held from 29 October to 1 November 2026, 10am to 8pm, at the Queen Sirikit National Convention Center, Hall 8 on the LG floor. The organisers have set a target of more than 10,000 million baht in sales at the show. It is the one place to compare projects and loan terms from several lenders in a single day.

Checklist before you grab a ready-to-transfer deal

1. Compare price per square metre inside the same building, not against the developer's list price. A discount only means something if it still beats the resale units upstairs.
2. Ask for past common-area fee and sinking fund bills. A ready unit in a building finished years ago may carry arrears or a sinking fund payable on transfer day.
3. Ask about the area's flood history and the project's drainage. Look at where the plant room, the lifts and the basement parking sit, because those flood first.
4. Confirm your real loan amount before paying a booking fee. Get pre-approval from at least two banks, because the interest promotions at a show come from the bank, not the project.
5. Budget the full transfer-day cost: transfer fee, mortgage registration, stamp duty and insurance together make a lump sum many buyers forget.
6. If your loan fails this year, price renting against it. Median Bangkok rent of 28,500 baht a month still beats the monthly instalment on a 7,850,000 baht median-priced unit in many cases.

Further reading

• The 50th House and Condo Expo 2026: dates, venue and how to prepare
• The new condo and housing-estate price index for the third quarter
• Buying a resale condo, from booking to transfer day
• Rent or buy a condo: comparing real rents with real asking prices