Bangkok Condos 2025: Prime CBD Still Outperforms
Phuket isn’t just Thailand’s most famous island for holidays — it’s also one of Asia’s most popular long-term lifestyle destinations for expats. With world-class amenities, a welcoming community, and stunning natural beauty, Phuket offers a lifestyle that blends luxury, culture, and convenience.
Bangkok has long been Asia’s gateway city for global property buyers. In 2025, while some segments of Thailand’s real estate market remain in recovery, Bangkok’s Central Business District (CBD) continues to outperform.
From Sukhumvit to Sathorn, prime condos are proving resilient, attracting both foreign investors and lifestyle-driven end-users. Here’s why the CBD remains the capital’s most reliable property play.
1. Resilient Sales Momentum in Prime Zones
Despite tighter lending in mass-market projects, the luxury and ultra-prime segments remain robust.
1,377 new-launch units sold in Q1 2025 with an 18% take-up rate.
1,695 foreign condo transfers nationwide in Q1 2025, worth ~฿9.6bn, with Bangkok capturing the largest share.
Demand is consolidating around larger 2–3BR formats — reflecting a shift toward livability, not just rental investment.
This reinforces the trend that buyers in Bangkok’s CBD are not chasing the cheapest entry point they are seeking quality, location, and long-term value.
2. Foreign Demand Remains Strong
Foreigners continue to be a major driver in Bangkok’s prime condo market. In 2025:
Foreign share = 18% of condo transfers (units), but 29% of total value.
Top buyer nationalities: China (#1), Myanmar (#2), plus Russia, Singapore, and Middle Eastern HNWs.
Buyers are motivated by:
Lifestyle arbitrage compared to Singapore or Hong Kong, where prices are much higher.
The prestige of a CBD address — Sukhumvit, Asoke, Thonglor, Lumpini.
Rental opportunities with Bangkok’s steady expat tenant pool.
3. Yields & Rental Market
Bangkok’s CBD condos typically deliver gross yields of 4–5%, underpinned by steady rental demand from expatriates, diplomats, and professionals.
The most resilient submarkets for investors in 2025:
Sukhumvit/Thonglor/Asoke – lifestyle and nightlife hubs with international schools.
Sathorn/Lumpini – central finance district with high rental turnover.
Phrom Phong/Em District – luxury shopping and branded residences.
4. Government Support & Investor Confidence
Policy measures continue to support the market:
100% loan-to-value (LTV) ratio for housing loans reinstated.
Reduced transfer & mortgage fees extended through 2026.
Condo quota for foreigners capped at 49%, with many CBD projects approaching that ceiling — boosting scarcity value.
5. Branding & Premium Projects
As in Phuket, branded residences are reshaping Bangkok’s CBD. Global hotel and luxury brands deliver:
Faster absorption (20–30% faster than unbranded stock).
Premium pricing (15–25% higher resale values).
Enhanced tenant confidence and rental stability.
Examples include branded residences in Sukhumvit and Lumpini achieving record pre-sales in 2024–25.
6. Risks & Market Watchpoints
Investors should remain aware of:
Oversupply risks in non-prime outer-city condos.
Baht strength dampening some foreign segments.
Compliance requirements with the foreign ownership quota.
Still, compared to secondary locations, Bangkok’s CBD continues to absorb supply thanks to its entrenched desirability and liquidity.
🔑 What This Means for Investors & Developers
Investors:
Focus on prime CBD locations for both stability and exit liquidity.
Seek larger-format units that align with shifting buyer psychology.
Target branded residences or limited-supply towers nearing foreign quota limits.
Developers:
Deliver spacious, livable 2–3BR units in premium CBD locations.
Partner with global hospitality or design brands to command premiums.
Prioritise compliance and transparency to capture foreign capital flows.
Expats & End-Users:
Bangkok’s CBD condos remain ideal for both lifestyle and long-term rental opportunities.
Units near BTS/MRT lines, lifestyle hubs, and international schools retain the strongest tenant base.
Final Word
While secondary markets fluctuate, Bangkok’s prime CBD condos in 2025 continue to outperform. For investors, they represent a safe anchor for portfolio diversification; for developers, they remain a benchmark for premium absorption; and for expats, they offer lifestyle value plus steady demand. you’re considering moving to Thailand, here are the top five reasons expats love living in Phuket in 2025.
