Residents commute by boat in the flooded Wat Sala Daeng Nuea community near the Chao Phraya River in Sam Khok district of Pathum Thani province, just north of Bangkok, on Thursday afternoon. (Photo: Pongpat Wongyala)
Disaster mitigation authorities have warned people in Bangkok and 65 provinces of possible flooding from Friday to Sunday due to incoming Storm Kalmaegi.
Apart from Bangkok, the department issued flood warnings for Uthai Thani, Chai Nat, Sing Buri, Ang Thong, Suphan Buri, Ayutthaya, Lop Buri, Pathum Thani, Samut Prakan and Nonthaburi. The main focus will be on low-lying communities without embankment protection.
The Meteorological Department expects weakening Typhoon Kalmaegi to reach northeastern Thailand on Friday.
The flood warnings for 65 provinces cover the entirety of the North, Northeast, Central Plains and East, and some southern provinces on the west (Andaman) coast.
As of Thursday afternoon, Vietnam had been forced to shut down six airports as Typhoon Kalmaegi approached the country’s central regions.
Residents commute by boat in the flooded Wat Sala Daeng Nuea community near the Chao Phraya River in Sam Khok district of Pathum Thani province, just north of Bangkok, on Thursday afternoon. (Photo: Pongpat Wongyala)
Disaster mitigation authorities have warned people in Bangkok and 65 provinces of possible flooding from Friday to Sunday due to incoming Storm Kalmaegi.
Apart from Bangkok, the department issued flood warnings for Uthai Thani, Chai Nat, Sing Buri, Ang Thong, Suphan Buri, Ayutthaya, Lop Buri, Pathum Thani, Samut Prakan and Nonthaburi. The main focus will be on low-lying communities without embankment protection.
The Meteorological Department expects weakening Typhoon Kalmaegi to reach northeastern Thailand on Friday.
The flood warnings for 65 provinces cover the entirety of the North, Northeast, Central Plains and East, and some southern provinces on the west (Andaman) coast.
As of Thursday afternoon, Vietnam had been forced to shut down six airports as Typhoon Kalmaegi approached the country’s central regions.
Residents commute by boat in the flooded Wat Sala Daeng Nuea community near the Chao Phraya River in Sam Khok district of Pathum Thani province, just north of Bangkok, on Thursday afternoon. (Photo: Pongpat Wongyala)
Disaster mitigation authorities have warned people in Bangkok and 65 provinces of possible flooding from Friday to Sunday due to incoming Storm Kalmaegi.
Apart from Bangkok, the department issued flood warnings for Uthai Thani, Chai Nat, Sing Buri, Ang Thong, Suphan Buri, Ayutthaya, Lop Buri, Pathum Thani, Samut Prakan and Nonthaburi. The main focus will be on low-lying communities without embankment protection.
The Meteorological Department expects weakening Typhoon Kalmaegi to reach northeastern Thailand on Friday.
The flood warnings for 65 provinces cover the entirety of the North, Northeast, Central Plains and East, and some southern provinces on the west (Andaman) coast.
As of Thursday afternoon, Vietnam had been forced to shut down six airports as Typhoon Kalmaegi approached the country’s central regions.
A 21-year-old woman gives her side of story to police investigators at Nong Prue police station in Chon Buri province. She accused three Chinese men of gang-raping her at their house in Pattaya. The men claimed it was consensual and paid for. (Photo: Amporn Sangkaew)
A young woman has accused three Chinese men of assaulting and jointly raping her at a house in Pattaya early Wednesday morning.
The 21-year-old, from Loei province, told police she accused three Chinese men of physically assaulting and raping her at a house in tambon Nong Prue.
The woman, identified only as May, told police she and a friend had visited a pub in South Pattaya on Tuesday night. After a few drinks her friend left to meet her Chinese boyfriend, leaving her at the pub alone.
Soon after, a Thai woman approached and invited her to sit with her group. The woman, whose name was not known, then introduced May to a Chinese man.
She then went with the group to a karaoke bar.
Eventually, the Chinese man invited her to continue singing at his house at Soi Khao Talo 7, police said.
When they arrived she saw there were two other Chinese men already inside the house. Shortly after, the three men dragged her into a bedroom, where they allegedly assaulted her and took turns raping her, according to her statement.
She was left in shock and was crying afterwards, but the men paid no heed other than to give her 1,000 baht.
She booked a ride via a mobile app and left the house, going straight to the police station to file a complaint.
Police investigators later visited the house. The three Chinese men inside were taken to Nong Prue police station.
During questioning, two of the men admitted to having sex with the woman but claimed it was consensual and a service fee had been discussed in advance. They denied raping her.
A police source said May and the three men were currently engaged in negotiations. The woman initially demanded 300,000 baht in compensation from each of the three men, whose names have not been released. So far, no settlement had been reached, the source said.
Tourist police during the arrest of the 40-year-old British woman teaching tantric yoga, at a restaurant on Koh Phangan in Surat Thani on Tuesday. (Photo supplied)
A British woman was arrested on Koh Phangan while teaching tantric yoga and “sacred sexuality” and charged with working illegally.
Police said the woman, 40, known on social media as Maria Sky, was arrested on Tuesday while teaching foreign couples about tantric yoga – a kind of yoga from India – at a local restaurant.
She was charged with working illegally as a yoga teacher, even though she has a permit to work as a customer relations manager for an accommodation firm, police said.
The woman charged each student 400 baht for a basic course and 7,440 baht per couple for an advanced course. In an advertisement, she introduced her courses as relating to “sacred sexuality”.
Police were clamping down on foreigners who offer sex-related yoga courses on Koh Phangan because they affected the tourism image of Thailand.
In March police arrested a Polish YouTuber who gave introductory courses on tantric yoga on this tourist island.
A view of Bangkok from the roof park at Dusit Central Park. Land prices in Bangkok’s central business district continued to rise despite a sluggish overall market. (Photo: Wisuttipong Rodpai)
Despite a 41% plunge in the total value of land transactions nationwide — the lowest in 15 years and occurring during an economic slowdown — land prices in Bangkok’s central business district (CBD) continued to climb, with Sukhumvit recording the sharpest increase at 10%.
According to property consultancy Colliers Thailand, while the economy lost momentum, land values in Bangkok keep rising, reflecting owners’ confidence in the long-term appreciation of their assets.
“Landlords in the capital, particularly in CBD areas, still view their land as highly valuable,” said Phattarachai Taweewong, research and communication director at Colliers Thailand. “We have not seen any indication of price reductions.”
He said some plots in prime downtown locations are now priced at more than 4 million baht per square wah, yet they continue to draw strong interest from developers eager to secure rare freehold sites within the city’s core.
SOUGHT-AFTER AREAS
A record-breaking transaction recently occurred on Sarasin Road, where SET-listed developer Sansiri acquired a plot for 3.9 million baht per sq w — the highest price recorded in Thailand.
Following that deal, asking prices in nearby areas such as Wireless Road climbed to 4 million baht per sq w, highlighting renewed confidence in Bangkok’s most coveted zones.
Chidlom has become the second-most expensive area, with asking prices at around 3.2 million baht per sq w after a transaction took place last year priced at 3 million baht per sq w.
The neighbouring Ploenchit area also remains in demand, with offers nearing 3 million baht per sq w, supported by limited supply and sustained interest from luxury developers.
In the Sukhumvit area, land prices have been rising by around 10% annually, with most plots along the main road offered at 2.5-2.9 million baht per sq w. The latest record was set by a Thong Lor plot that recently changed ownership at 2.86 million baht per sq w.
Property consultancy CBRE Thailand recently reported the average asking prices of freehold, off-plan condo units in the high-end segments in Central Lumpini and Sukhumvit converged once again in the second quarter of 2025 after a five-year period during which prices in Central Lumpini significantly outpaced those in Sukhumvit.
In 2014, prices in the two areas were relatively close, at 210,000 and 175,000 baht per sq metre, respectively.
Between 2020 and 2022, Central Lumpini surged ahead to 480,000 baht per sq m, while Sukhumvit trailed at 250,000 baht per sq m.
However, by the second quarter of 2025 prices had realigned, averaging 368,571 baht per sq m in Central Lumpini and 366,000 baht per sq m in Sukhumvit.
“Sukhumvit remains Bangkok’s most sought-after address among expatriates, accounting for 65% of total demand, compared with 18% in Silom-Sathon and just 9% in Central Lumpini and Siam,” said Artitaya Kasemlawan, head of residential sales-project at CBRE Thailand.
Mr Phattarachai of Colliers added that although some developers have offloaded undeveloped plots in various locations, these sites have still drawn strong interest from other developers.
“Several deals were successfully closed last year at relatively high prices,” he said.
Prime land in Bangkok’s CBD continues to attract major developers, though most high-value deals take time to conclude due to complex negotiations and due diligence, said Mr Phattarachai.
The more active transactions this year have shifted towards the city fringe and along extended mass transit lines, where land costs are lower and development focuses on affordable condos and low-rise projects.
According to the Bank of Thailand, the total value of land and building transfers nationwide in the first seven months of 2025 tallied 404 billion baht, down 41% from 689 billion year-on-year.
This marks the lowest level of national land transactions since 2010, as sluggish economic conditions and weak purchasing power weigh heavily on both developers and buyers.
In the Sathon area, land prices also climbed significantly following high-profile sales. The sale of the Australian Embassy compound averaged 1.45 million baht per sq w, but later transactions pushed prices above 2 million baht.
As a result, asking prices in Sathon have reached around 2.5 million baht per sq w, reflecting the ongoing scarcity of prime development land.
CHALLENGES AHEAD
Mr Phattarachai warned that persistently high land costs could pose a challenge for developers, as land remains the largest component of total project expenses.
“If land prices continue to rise without moderation, it will inevitably push up housing prices,” he said. “This could make new units increasingly unaffordable for consumers.”
Soaring land values have also lengthened the negotiation and decision-making process for buyers, said Mr Phattarachai.
Many landlords now recognise that prime plots can continue to appreciate, prompting them to delay sales.
As a result, more landlords are turning to new income-generating models instead of outright sales.
Many have begun exploring leasehold arrangements or joint venture partnerships with developers to monetise land while retaining ownership, he said.
“For genuine prime land, owners now expect prices to rise by more than 10% annually,” said Mr Phattarachai. “This has led to growing hesitation among landlords to sell.”
Colliers expects asking prices for land in Bangkok’s CBD to continue climbing through 2026, as prime landowners show no sign of lowering prices.
“When land prices rise, they tend to increase across the board,” he said. “There has never been a period when we saw a broad-based decline in CBD land values.”
The sustained surge in land prices will continue to pressure developers’ margins and consumer affordability, a situation that warrants close monitoring, said Mr Phattarachai.
“Developers will have to absorb higher costs, which directly affect project prices,” he said. “Ultimately, consumers will face higher home prices that may exceed what the market can bear.”
SIMPLY IRRESISTABLE
Colliers observed that many prime plots remain unsold, as potential buyers take longer to evaluate deals they perceive as overpriced.
However, some developers have resumed buying, confident that well-located land will still generate strong returns after development.
“Even when asking prices appear high, certain developers see long-term potential,” Mr Phattarachai said. “They are willing to buy because they anticipate robust profitability once the projects are completed.”
He said developer interest in land acquisition remains strong this year, particularly for sites suitable for mixed-use and residential projects.
Meanwhile, some developers continue to list non-core land holdings for sale, reflecting a more selective and strategic approach to land banking.
Mr Phattarachai said this dual trend — selective purchases of prime plots and divestment of non-strategic sites — will define the Bangkok land market in the near term.
“Land will remain a critical asset class,” he said. “Even with fewer overall transactions, the appetite for high-potential plots in Bangkok is unlikely to fade.”
An artist’s impression of iPlearn, Pruksa Real Estate’s new apartment-for-rent venture.
SET-listed housing developer Pruksa Holding has diversified into the apartment-for-rent business to secure recurring income amid a sluggish residential market, targeting a rental yield of 6-8%.
Piya Prayong, chief executive of Inno Home Construction Co (IHC), a subsidiary of Pruksa, said the company aims to increase its proportion of recurring income from rental housing under the new “iPlern” brand, with rents starting from 2,000 baht a month.
“We plan to invest about 100 million baht in the fourth quarter of this year to launch the first five iPlern projects in Rangsit, Lam Luk Ka and Bo Win — locations surrounded by factories and universities,” he said.
These projects are expected to generate about 1 million baht in annual recurring rental income, providing additional cash flow during the housing market downturn.
In the first half of 2025, Pruksa reported total revenue of 6.94 billion baht, down 30% from the same period last year, with about 74% deriving from residential sales. Net profit plunged 76% year-on-year to 90 million baht.
He said the apartment rental market in Thailand remains promising, with around 745,000 units worth around 27 billion baht, expanding about 3% annually.
The market enjoys an average occupancy rate of 90%, driven mainly by Gen Z renters, particularly students and first jobbers.
To capture this growing segment, IHC plans to redevelop Pruksa’s existing land previously allocated for townhouse and condo projects into apartment complexes in high-demand locations, such as industrial zones and university districts.
In 2026, the company expects to ramp up investment to 2 billion baht to develop 100 additional projects nationwide.
By 2029, IHC aims to operate 316 apartment projects, generating around 640 million baht in annual rental income and holding total assets worth 6.3 billion baht.
The firm plans to later divest these assets into a real estate investment trust (REIT) to fund future expansion.
“Our focus next year will be on major university areas across Thailand, such as Bangkok University and Kasetsart University,” Mr Piya said. The projects will target students (40%), factory workers (35%) and first jobbers (25%).
Rental rates will vary by location and room size, starting from 21 square metres. Apartments near universities are set with 4,000–5,000 baht a month, compared with condos at 7,000–10,000 baht.
Units near industrial zones will start from 2,000–3,000 baht, while those in city centres will command 8,000–10,000 baht a month.
Mr Piya said IHC aims to capture a lower purchasing segment than that of condos to avoid direct competition with Pruksa’s flagship Plum Condo brand, with the monthly rate of 7,000–8,000 baht.
In the longer term, IHC plans to introduce a hybrid “Plern” model combining apartments and affordable condos within the same development — though in separate buildings — with condo prices starting from 600,000 to 700,000 baht.
IHC projects an internal rate of return of 13–15% and an annual yield of 8–10% from its apartment portfolio.
Police, local officials and rescuers gather at Nai Thon beach to resume the search for a missing Russian tourist on Tuesday. His body was found late in the afternoon. (Photo: Thalang district office)
The body of a Russian man who went missing after being swept out to sea by strong waves off Nai Thon Beach on Monday was found on Tuesday evening.
Police received a report of a foreign tourist drowning at the beach at 10.14am on Monday.
Police rushed to the scene and found a Russian woman, identified only as Elizaveta, a friend of the missing man.
She told police that Dmitri Zakutskii, 31, was swimming with friends at around 9am on Monday when a large wave suddenly struck, pulling him out to sea.
Rescue workers, divers and lifeguards searched for the man using jet skis. However, they were unable to find him.
The search resumed on Tuesday and the body was recovered at 5.30pm. It was handed over to authorities for post-mortem procedures.
The district chief expressed his condolences to the victim’s family, urging all tourists to follow lifeguards’ safety warnings and avoid swimming during rough sea conditions.
The ultra-luxury condo market in Bangkok is expected to keep growing, driven by steady demand from wealthy buyers and foreign investors. (Photo: Kanana Katharangsiporn)
Despite the global economic slowdown, Bangkok’s ultra-luxury condo market continues to grow, fuelled by sustained demand from Thailand’s wealthy elite and foreign investors, according to property consultancy Colliers Thailand.
Phattarachai Taweewong, research and communication director at Colliers Thailand, said top-end condos serve as both investment assets and status symbols, offering wealth preservation and long-term capital appreciation.
“Ultra-luxury units are concentrated in prime zones, such as Thong Lor–Phrom Phong–Ekkamai, Wireless–Lang Suan–Lumpini, Sathorn and the Chao Phraya River area, where demand from both local and international buyers remains strong,” he said.
GLOBAL BRANDS RAISE THE BAR
New developments increasingly feature partnerships with global hospitality and design names, such as Aman and Porsche Design, redefining Bangkok’s upper tier.
Large units, often ranging from 300 to over 1,000 square metres, cater to end-users and multi-generational living.
This focus on genuine buyers has helped to maintain stability despite volatile global conditions, said Mr Phattarachai.
The Porsche Design Tower Bangkok set a record last year at 1 million baht per sq m, with penthouses fetching more than 1.4 billion baht each, standing among Asia’s highest prices.
While the mainstream condo sector remains soft, the top segment continues to attract deep-pocketed buyers from Thailand and abroad.
Many view Bangkok as a safe haven comparable with Singapore, Hong Kong and Dubai.
MORE PLAYERS JOIN THE RACE
Mr Phattarachai said Bangkok’s luxury market is evolving into a regional hub. Units priced between 500 million and 1 billion baht continue to sell steadily, supported by both end-user and investment demand.
Listed developers including Sansiri, SC Asset Corporation, Noble Development, Quality Houses, Proud Real Estate and Ananda Development are increasing their presence in the segment. Several new projects are planned for 2026.
Among them are Sansiri’s project on Sarasin Road, Ananda’s luxury tower on Rama IV Road, and an 11-unit condo on Sukhumvit Road.
A joint venture between City Realty and Hong Kong’s Swire Properties also reflects long-term confidence.
Private and family-owned firms are entering the ultra-luxury market, introducing greater design diversity.
New players include CG Capital of the Chirathivat family, 1.6 Development of the Chearavanont family, Nailert Group, and Swiss-backed Helvetic Thai.
“Their boutique projects emphasise architectural identity, privacy and craftsmanship, adding variety to a sector long dominated by listed developers,” Mr Phattarachai said.
STEADY MOMENTUM
Units priced above 300,000 baht per sq m remain limited in supply but resilient in performance. Only 6,600 units, worth about 205 billion baht, have been launched in the past decade.
After the pandemic slump, this segment saw a rebound in 2024 with nearly 1,000 new units. Colliers expects momentum to continue, with more than 1,000 units forecast in 2025–26, mainly from large developers.
Three projects will headline in late 2025: Still Sukhumvit by SC and Tokyo Tatemono; InterContinental Residences Bangkok Asoke by CG Capital; and Upper House and The Wireless Residences by City Dynamic.
CORE LOCATIONS DOMINATE
Over 80% of ultra-luxury supply sits in central districts, including Sukhumvit, Thong Lor, Chidlom and Sathorn, where proximity to mass transit, dining, retail and healthcare sustains strong prices.
Riverside projects such as Banyan Tree Riverside and The Residences at Mandarin Oriental Bangkok cater to buyers seeking privacy and scenic value.
Emerging areas like Ekkamai and Phrom Phong offer more affordable entry points.
However, the Wireless–Chidlom–Ploenchit corridor remains Bangkok’s “golden mile,” anchored by projects like 98 Wireless and Sindhorn Residence.
Land prices have surpassed 4 million baht per sq wah, underscoring scarcity and sustained investor demand.
A visitor examines deals at the House and Condo show in May 2024. Three real estate associations have asked the next government to extend the lease period for residential properties from 30 years to 60 years, as a new generation of potential homebuyers can no longer afford to purchase them. (Photo: Varuth Hirunyatheb)
Three real estate associations have asked the next government to extend the lease period for residential properties from 30 years to 60 years, as a new generation of potential homebuyers can no longer afford to purchase them.
Prasert Taedullayasatit, president of the Thai Condominium Association, said extending the leasehold period would enable tenants to obtain mortgages covering up to 100% of the property value, compared with the current 60-70%.
“For many people who cannot afford to buy a home, long-term leasing is a practical alternative,” he said.
“However, most do not have sufficient savings to secure financing for long leases.”
Mr Prasert said the current 30-year lease term, which typically can be renewed for another 30 years, does not qualify for mortgages as easily as a single 60-year lease. A 60-year lease offers security comparable to freehold ownership, he said.
This proposal is in addition to several others already submitted to the current government led by Prime Minister Anutin Charnvirakul.
As the Anutin administration is focusing on cost-of-living issues and is expected to dissolve parliament early next year, the associations plan to submit this request to the next government, said Mr Prasert.
“The proposal to extend the lease period could be considered controversial and politically sensitive. It may affect voter sentiment, so the current government is unlikely to act on it before the election,” he said.
“This proposal would be more appropriate for the next, more stable administration to consider.”
Other proposals previously submitted to the government include expanding the eligibility for reduced transfer and mortgage fees beyond residential units priced up to 7 million baht, allowing all price levels but with the fee waiver capped at the first 7 million baht of the property’s value, said Sunthorn Sathaporn, president of the Housing Business Association.
The associations also urged policymakers to cut the policy interest rate by 0.25-0.5 percentage points, extending the reduction to real lending rates in order to strengthen purchasing power.
In addition, the groups recommended the government provide mortgage guarantees to help homebuyers access financing and reduce rejection rates.
To ease the financial burden on the public, the associations also advised a 50% reduction in land and building taxes for 1-2 years.
The two associations and the Thai Real Estate Association are holding the House & Condo Expo at Queen Sirikit National Convention Center until Nov 2, featuring more than 1,000 projects nationwide worth over 700 billion baht from 150 developers. The organisers expect 4 billion baht in sales from the four-day event.
