20% Value Growth: Real Estate Data Centre Figures
In the second quarter of 2026, the value of condominiums transferred to foreigners in Thailand rose 20.2% compared to the same period last year, reaching 14,803 million baht. The number of units increased 1.4% to 3,292 apartments. The data was published by the Real Estate Information Centre (REIC) of the Government Housing Bank on 11 September 2026, based on completed registrations at the Land Office.
The paradox is that the foreign share of total transfers dropped to 10.2% by number of units-the lowest figure since mid-2022. The reason isn't an exodus of overseas buyers, but rather sharp growth in the domestic market: Thais transferred 32,204 condominiums in the quarter versus 23,361 a year earlier, growth of almost 38%. REIC attributes this to government support measures-reduction of registration fees to 0.01% for housing worth up to 7 million baht and relaxation of Bank of Thailand requirements on credit limits.
Russians in Second Place: 842 Units and 75.9% Growth
For the first half of 2026 (January-June), the total number of transfers to foreigners nationwide fell 8.8% to 6,533 apartments, with value down 1.5% to 28,267 million baht. Chinese maintained first place, but their volumes contracted 27.7% by value to 6,874 million baht and 23.8% by quantity to 1,813 units. Analysts attribute this to uncertainty over the Trump administration's trade policy, which prompted Chinese buyers to postpone decisions.
Russian buyers took second place with 842 units and 3,603 million baht. Growth was 50.4% by quantity and 75.9% by value. Average price per unit-4.3 million baht, average area-41.8 m². Main markets for Russians-Phuket (2,127 million baht) and Chonburi (1,139 million baht), where Pattaya and the Eastern Economic Corridor zone are located.
Third place went to buyers from Myanmar: 641 units worth 2,457 million baht, declines of 34.1% and 16.2% respectively. They are concentrated in Bangkok (2,260 million baht), where they purchase housing for relocation, education and medical services.
Complete Table by Nationality for First Half 2026
| № | Country | Units | Value (million ฿) | Average Price (million ฿) | Average Area (m²) | Units YoY | Value YoY |
|---|---|---|---|---|---|---|---|
| 1 | China | 1,813 | 6,874 | 3.8 | 38.2 | −23.8% | −27.7% |
| 2 | Russia | 842 | 3,603 | 4.3 | 41.8 | +50.4% | +75.9% |
| 3 | Myanmar | 641 | 2,457 | 3.8 | 34.9 | −34.1% | −16.2% |
| 4 | USA | 254 | 1,668 | 6.6 | 57.9 | −6.3% | +22.2% |
| 5 | Taiwan | 334 | 1,465 | 4.4 | 33.9 | −11.6% | −10.1% |
| 6 | France | 291 | 1,211 | 4.2 | 49.4 | −11.3% | −5.0% |
| 7 | United Kingdom | 255 | 1,116 | 4.4 | 53.2 | +6.7% | −9.3% |
| 8 | Germany | 241 | 954 | 4.0 | 47.6 | +8.1% | +15.5% |
| 9 | Australia | 185 | 814 | 4.4 | 53.5 | +63.7% | +61.0% |
| 10 | India | 128 | 810 | 6.3 | 72.1 | +15.3% | +9.3% |
| - | Other | 1,549 | 7,295 | 4.7 | 48.7 | −2.7% | +9.7% |
| Total | 6,533 | 28,267 | 4.3 | 43.9 | −8.8% | −1.5% |
Source: Land Department, processed by REIC.
Americans buy the most expensive apartments on average-6.6 million baht per unit. Indians choose the most spacious-72.1 m² per unit. Australians showed the second-fastest growth after Russians: +63.7% by quantity and +61.0% by value.
Why the Foreign Share Dropped to 10.2%, Despite Growing Demand
The foreign buyer share of total condominium transfers in the second quarter of 2026 was 10.2% by number of units and 20.0% by value. A year earlier these figures were higher: 13.9% and 24.9%. The peak came in the first quarter of 2025-18.0% by units.
The declining share doesn't mean foreigners are leaving the market. The absolute number of transfers to foreigners rose from 3,248 units in the second quarter of 2025 to 3,292 in the same period of 2026. The denominator changed: Thais transferred 38% more apartments thanks to government incentives.
For buyers purchasing property under the foreign freehold quota, this distinction is fundamental. Section 19 bis of the Condominium Act 1979 limits foreign ownership to 49% of the total area of registered units in a specific project. The limit operates at the building level, not the country level. Growth in the domestic market doesn't reduce the available quota in the project you're interested in.
Chonburi and the Eastern Seaboard: 6,329 Condominiums in Half a Year
The Real Estate Information Centre publishes a separate report on the Eastern Economic Corridor (EEC) zone, which includes Chonburi, Rayong and Chachoengsao provinces. The latest edition was released on 15 September 2026.
In the first half of 2026, 15,928 housing transactions worth 39,249 million baht were registered in Chonburi. Growth was 15.1% by quantity and 8.8% by value. The province accounts for 65.9% of all EEC transfers by units and 68.8% by value.
Of these 15,928 transactions, 6,329 were for condominiums with a total value of 14,269 million baht, the rest being low-rise housing (townhouses and houses). Calculations show that Chonburi provided about 92% of all condominium transfers in the EEC for the half-year. Most of the apartment stock is concentrated along the Pattaya coast.
The average cost of a condominium transfer in Chonburi was approximately 2.25 million baht, counting Thais and foreigners together. This is noticeably lower than the national average for foreigners-4.3 million baht. REIC doesn't publish provincial breakdowns separately for foreign buyers, so an exact figure for Chonburi cannot be stated. Practice shows that foreigners concentrate in new projects and locations closer to the sea, where prices are above the provincial average.
Data Lag: Why Figures Relate to June but Are Published in September
The REIC report describes the second quarter of 2026, which ended on 30 June. The publication came out on 11 September. A delay of two and a half months is normal for official statistics based on completed registrations at the Land Department, not on preliminary bookings or sale-purchase contracts.
This means the data reflects transactions for which parties have already received ownership documents, paid fees and passed all checks. The current market may differ: developers report bookings and signed contracts earlier than buyers complete registration. If you're making a decision today, focus on current offers and conditions, and use quarterly statistics to understand trends, not absolute prices.
What This Means for Buyers in Pattaya
The 75.9% growth in Russian transfers by value makes Pattaya and Phuket the main destinations for compatriots. In Chonburi, where Pattaya is located, Russians transferred condominiums worth 1,139 million baht in the first half. This is the second-largest market after Phuket (2,127 million baht), but Pattaya wins on variety of offering: there are more mid-price segment projects here and developed infrastructure for permanent residence.
The average price of a Russian purchase is 4.3 million baht, average area 41.8 m². In Pattaya for this sum you can find a 30-35 m² studio in a new beachfront project or a 40-50 m² one-bedroom apartment in a second-line project with pool and fitness. Chinese, despite falling activity, remain the main competitors for quota in popular buildings: their average price is lower (3.8 million baht), but volumes are still twice those of Russians.
The decline in the foreign share to 10.2% of total volume doesn't threaten quota availability in specific projects. The 49% limit operates at the building level, and if a developer has reserved foreign quota, growth in Thai demand doesn't affect it. Check remaining quota before paying a deposit: in sought-after locations like Wongamat, Pratumnak and Jomtien it may be sold out even during construction.
Government incentives for Thais (0.01% fee on housing up to 7 million baht) don't extend to foreign buyers. You pay the standard transfer fee of 2% and stamp duty of 0.5% when buying ready housing. When buying during construction, the developer usually takes these expenses on themselves, but clarify terms in the contract.
Growth in Australian (+61.0%) and German (+15.5%) purchases indicates demand diversification. If previously the market depended on Chinese, now stable flows are appearing from other countries. For Pattaya this means developers will adapt projects to European and Russian requirements: more layouts with separate bedrooms, quality finishing, English-language service.
How to Use Statistics When Choosing a Project
REIC data is useful for assessing liquidity. If the share of transfers to foreigners is high in your area of interest, this indicates demand in the secondary market. Check which nationalities dominate: Chinese often buy for tourist rentals, Russians and Europeans for long-term residence. This affects the atmosphere in the project and occupancy when renting.
The average area of a Russian purchase is 41.8 m². If you're planning resale, choose layouts in this range: they're more liquid. Apartments over 60 m² are in demand with families, but their share of total transactions is smaller.
Pay attention to projects where the developer manages a rental pool or offers guaranteed income. Growth in transfers against a backdrop of economic uncertainty in China and Russia suggests buyers are seeking assets with predictable returns. If a project promises 5-7% annually, request program details and check the management company's reputation.
Conclusion
The second quarter of 2026 showed 20.2% growth in the value of foreign transfers, but the overall picture is mixed. Chinese reduced purchases by a quarter, Russians grew by three quarters, Australians and Germans added double-digit percentages. The foreign share of total volume fell not due to buyer exodus, but because of a domestic demand boom caused by government incentives.
For Pattaya this means sustained demand from Russians and diversification of buyer nationalities. The 49% quota in projects remains available, but in popular locations it needs checking in advance. The average transaction of 4.3 million baht corresponds to studios and one-bedroom apartments, which form the basis of liquid market supply.
