Around 1,600 luxury residential units to be completed in Bangkok in 2026

Wellness amenities and end-user demand to anchor Bangkok’s high-end residential recovery.

Bangkok’s high-end and luxury residential market is poised for a gradual recovery in 2026, underpinned by resilient end-user demand, cautious new supply and steady rental performance, according to a new report by JLL. The consultancy expects purchasing power to progressively improve, with approximately 1,600 luxury units scheduled for completion next year at average presale rates of 70.2 percent.

JLL forecasts that subdued inflation and measured supply additions will help stabilise the rental market, with rents projected to rise 2.9 percent year-on-year by the end of 2026. Capital values are expected to rebound by 3.1 percent over the same period, while yields are likely to stabilise at around 5.2 percent, reflecting firm pricing and steady leasing fundamentals.

In 2025, developers continued to calibrate launches carefully as buyers displayed heightened selectivity. The luxury condominium segment saw 612 units completed in the fourth quarter from Culture Chula, bringing total luxury condo supply to 73,700 units. JLL noted that all new luxury launches during the period were concentrated in the early-Sukhumvit area, reinforcing its status as a preferred high-end residential corridor.

Developers maintained a focus on larger living spaces, with two-bedroom configurations emerging as the most common entry-level option across newly launched projects. According to JLL, buyers have increasingly prioritised spacious layouts and wellness-oriented amenities, reflecting evolving lifestyle preferences in the post-pandemic environment.

Market absorption remained supported by promotional pricing strategies. In the fourth quarter, 536 condominium units were absorbed, despite a 19 percent quarter-on-quarter decline in overall take-up. JLL attributed the bulk of transactions to projects offering steep discounts, which incentivised buyers amid cautious sentiment.

In Bangkok’s central business area, prime apartment demand remained firm. A total of 47 units were absorbed in the fourth quarter, pushing annual take-up to a three-year high. Vacancy declined to 3.1 percent, the lowest level recorded in nearly three decades, driven by corporate occupiers and long-stay tenants alongside a lack of new supply. No new prime apartment completions were recorded in the CBA during the quarter, leaving total stock unchanged at 4,700 units. JLL observed that after a period of heightened activity earlier in the year, the prime apartment market has now entered a phase of stability, with no new pipeline currently scheduled.

Pricing dynamics reflected a market in transition. Promotional campaigns for first-hand units continued to constrain resale price growth. Luxury condominium capital values increased by 0.6 percent quarter-on-quarter in the fourth quarter of 2025, but annual growth remained marginal at 0.1 percent, keeping overall appreciation muted.

Leasing trends pointed to sustained demand for flexibility. JLL reported that amid lingering caution in the sales market, many prospective buyers opted to rent to limit long-term financial commitments. Rental rates remained flat quarter-on-quarter, resulting in a slight 3-basis-point compression in luxury condominium yields to 5.3 percent.

Looking ahead, JLL expects the luxury residential segment in Bangkok to strengthen gradually as end-user demand becomes the primary market driver and developers maintain disciplined supply strategies. While buyers are likely to remain selective, improving economic conditions and stable rental performance are set to support both price recovery and investor confidence through 2026.