How we measure
What we track
Thailand's condo districts where foreigners actually buy: Bangkok and its two neighbouring provinces, Phuket, Pattaya and the Eastern Seaboard, Chiang Mai, Hua Hin and Koh Samui. We only publish a district when the listing sites carry enough condo supply there to give an honest median. Publishing a number from a handful of listings would look like knowledge and be closer to a guess.
Supply: how many condos are listed
Once a week we count the condos listed for sale and for rent in each district on a major listing portal. The ratio of the two is our main supply signal: many more units for sale than for rent, relative to the rest of the city, means sellers are competing for buyers.
Prices and rents
Each week we read up to 60 individual listings for sale and 60 for rent per district. From each listing we take the unit size and the asking price per square metre, identified by their labels on the listing — never guessed from the size of a number — and cross-check them against the stated total price. We publish the median and the middle half (25th to 75th percentile). Listings that do not state a size are left out.
Gross rental yield
Rented units tend to be smaller than units for sale, and small units rent for more per square metre. Dividing the median rent of one group by the median price of the other would overstate the yield. So we compare like with like: studios with studios, one-bedroom units with one-bedroom units, and so on (under 30, 30–45, 45–70 and over 70 m²), and only where both sides have at least five listings. The district figure is the weighted average of those bands. Where no band qualifies, we publish no yield rather than a biased one.
The supply read
Each district gets a score from −10 to +10. Listing supply carries the most weight (35%), followed by the tone of market news (25%), price movement (20%), newly announced projects (10%) and infrastructure news (10%). Where a signal is missing, the others are reweighted rather than counted as zero. The score is labelled tight supply, balanced or oversupplied.
What the numbers are not
These are asking prices and rents, not achieved transaction prices; real deals usually close lower, and real yields after vacancy, fees and tax are lower than the gross figure. Above 8% we flag a yield as an upper bound. Figures are not investment advice.