Hi all, we are thinking about buying a landed house in Bangkok and hoping to get some advice from people familiar with the property market there.

We are looking for something reasonably new, solid build quality, with a nice garden and in a good area. Peace and quiet and privacy are high on our list so we are much more interested in detached houses than townhouses.

Ideally we want to keep this around 15m THB and we really do not want to go above 20m if we do not have to.

Does anyone here have good knowledge of the housing market in Bangkok who could recommend specific neighbourhoods or estates we should be looking at? Or tips on where not to waste time?

We are open to different parts of the city as long as the feel is fairly calm and residential.

Any insights on good estates, developers worth looking at or pitfalls to avoid would be hugely appreciated.

Thanks!

1 hour ago, PaulBoing said:

Peace and quiet and privacy

To find this in Thailand, you'll need your neighbours on four sides to be further away. That means a reasonable piece of land which, including a quality building standard house, will cost more than 20M THB in BKK. Except maybe in some areas quite far from the city center.

1 hour ago, Yumthai said:

To find this in Thailand, you'll need your neighbours on four sides to be further away. That means a reasonable piece of land which, including a quality building standard house, will cost more than 20M THB in BKK. Except maybe in some areas quite far from the city center.

Even a respectable 80m2 appartments would be hard to find below 20million. Houses ? Land Lease ? Hard to find with a garden, and those who exists never comes up for sale,

Northern part of Bangkok along Blue Line. You'll need to be 15-20 minutes walk from MRT. Lots of stuff in Lat Prao and N. Huay Kwang. Din Daeng pretty grubby, but up near Lat Prao Rd along BL some nice stuff. Nice areas. I see signs all the time for homes for sale. Yeah, small and tight. Not much land at that price, but they very much exist

* Along yellow line even more affordable, but that imo not central Bangkok

On 2/5/2026 at 11:58 PM, Hummin said:

Even a respectable 80m2 appartments would be hard to find below 20million. Houses ? Land Lease ? Hard to find with a garden, and those who exists never comes up for sale,

I agree with your house comments but 2 bedroom/2 bath condos would not be hard to find in Bangkok for under 20 MB. My spouse and I have a getaway condo at a very 'respectable' condo project a few steps from the Phetchaburi MRT. The spectacular new Mormon Temple is right across the street, along with the nice The Address Asoke condo. A couple doors down from us is the also very nice Q Asoke condo and the newish Singha Complex.

A 2 bedroom/2 bath 86 sqm corner unit at my project can be had for a little less than 13 MB. The Address Asoke has a 75 sqm 2br/2ba for 13.5 MB. A little short of 80 sqm but not 20 MB, either. Q Asoke's 2br/2 ba units are a bit smaller at 64 sqm and priced around 14 MB. Took just a few minutes on Hipflat, and that's just my project and a couple near it. Should be choices in other areas, as well.

I think the OP would have to go out to the Bangkok suburbs to find what he was looking for in a house, with the vast majority of the houses being 2 story. Spouse and I think we might end up in Bangkok at some point but neither of us wants a 2-story house and steps to climb. We are super-spoiled in Pattaya with the huge selection of housing types available, especially plenty of large, one-story villas with private pools--our choice. So far we haven't seen any projects like that in the Bangkok suburbs.

Location location location ... dictates the silly pricing of RE here, TH, or anywhere. 2nd factor is land, and it isn't cheap here, damn silly priced.

Peek at the real estate site for idea of pricing in different areas of Krung Thep. Not sure what 'downtown' is. Do either of you work, or kids ? Ease of everyday living, if a career job, or close to school, so best to have little to no commute everyday.

3 builds in, and always got a better bang for baht, buying the land, then contracting a builder, instead of buying what's available. All three rural and not Krung Thep area, so can't help there.

Big name developers doesn't help either, as daughter bought from, and townhouse has many faults, minor, but many. Get an inspector to find, and have builder correct before closing, as she did.

If you already live in TH, then you know, almost half the year, the air isn't healthy in Krung Thep area, and personally, one reason I couldn't live there. That and the congestion, something I couldn't deal with everyday, so make it a '15 minute city", for all you basic needs.

The Nation articles in January 2026

Thailand’s liveable cities: key areas foreigners choose to settle

Six Bangkok neighbourhoods on the rise, led by Bang Na and Srinakarin

Thanks for the comments, everyone. Much appreciated.

After a few days of research I've realised just how different the market is in Hua Hin. My working rhythm will be mainly working from home, with occasional trips needed into Bangkok. Is the Hua Hin to Bangkok commute feasible and realistic (say twice per week)?

On 2/5/2026 at 9:23 PM, PaulBoing said:

Peace and quiet and privacy are high on our list

There are many places. One that comes to mind as an example is the area between Soi 71 and Ekamai the low odd numbered streets. Whether there are any houses for sale I cannot say.

There are quiet little gems everywhere.

8 hours ago, newnative said:

I agree with your house comments but 2 bedroom/2 bath condos would not be hard to find in Bangkok for under 20 MB. My spouse and I have a getaway condo at a very 'respectable' condo project a few steps from the Phetchaburi MRT. The spectacular new Mormon Temple is right across the street, along with the nice The Address Asoke condo. A couple doors down from us is the also very nice Q Asoke condo and the newish Singha Complex.

A 2 bedroom/2 bath 86 sqm corner unit at my project can be had for a little less than 13 MB. The Address Asoke has a 75 sqm 2br/2ba for 13.5 MB. A little short of 80 sqm but not 20 MB, either. Q Asoke's 2br/2 ba units are a bit smaller at 64 sqm and priced around 14 MB. Took just a few minutes on Hipflat, and that's just my project and a couple near it. Should be choices in other areas, as well.

I think the OP would have to go out to the Bangkok suburbs to find what he was looking for in a house, with the vast majority of the houses being 2 story. Spouse and I think we might end up in Bangkok at some point but neither of us wants a 2-story house and steps to climb. We are super-spoiled in Pattaya with the huge selection of housing types available, especially plenty of large, one-story villas with private pools--our choice. So far we haven't seen any projects like that in the Bangkok suburbs.

I'm not going to claim I'm an expert on Bangkok, but from those districts I found attractive with facilities I wanted, it was closer to 20, but totally aware of Studios and two rooms is available to much less prices than I suggested.

At what floor you at? Seems like a decent prices place you found there.

1 hour ago, PaulBoing said:

Thanks for the comments, everyone. Much appreciated.

After a few days of research I've realised just how different the market is in Hua Hin. My working rhythm will be mainly working from home, with occasional trips needed into Bangkok. Is the Hua Hin to Bangkok commute feasible and realistic (say twice per week)?

Depends what part of Bangkok you'll need to be in. One spot, or multiple, and is parking available at the locations. There always the train, and a plus if where you need to be is stationary, and near one of the stations.

Driving to BKK once or twice a week, not something I'd look forward to. We try to make once or twice 'a month', drive to visit daughter, and that's enough for us. We're 100 km, 1+ hr below Hua Hin.

Hwy 35 can be hell, so try to avoid, along with rush hour, and the weekenders, Fri/Sat, BKK to Hua Hin & Sun, Hua Hin to BKK.

Drive time HH to BKK, allow at leas 3 hrs, say Centara HH to T21 Asok. Wouldn't pay too much attention to folks saying they do it in less time. I think the train, (express) still takes at least 4+ hrs, even with the dual line.

40 minutes ago, KhunLA said:

Depends what part of Bangkok you'll need to be in. One spot, or multiple, and is parking available at the locations. There always the train, and a plus if where you need to be is stationary, and near one of the stations.

Driving to BKK once or twice a week, not something I'd look forward to. We try to make once or twice 'a month', drive to visit daughter, and that's enough for us. We're 100 km, 1+ hr below Hua Hin.

Hwy 35 can be hell, so try to avoid, along with rush hour, and the weekenders, Fri/Sat, BKK to Hua Hin & Sun, Hua Hin to BKK.

Drive time HH to BKK, allow at leas 3 hrs, say Centara HH to T21 Asok. Wouldn't pay too much attention to folks saying they do it in less time. I think the train, (express) still takes at least 4+ hrs, even with the dual line.

Thanks for the response 👍

If you think you have to visit Bkk several times a week then the east coast (chonburi, Sri racha, pattaya, rayong) has better road connections and would be better for you.

Sri racha is worth checking out. It has great infrastructure for an expat, as its used as the base for many Japanese working in the local factories, and is a nice place to live (we holiday there).

Just back from a few days in mae ramphung beach in rayong. Lovely beach, lots of tourists currently, lovely area. 2.5 hrs drive to Bkk on good roads. Peace, quiet, you'll get a lot for your money in this area.

I used to commute 2hrs to maptaphut from the outskirts of bkk several times per week, to be at site by 7.30am.

I would suggest you spend a couple of weekends exploring chonburi, Sri racha, pattaya, rayong, etc. You obviously don't want to rush in to buying and settling down until you know the area is right for you. We live on the eastern fringes of bkk and if we could (unlikely to happen) we'd like to move to mae ramphung beach area or the area near The Ryad.

I wouldn't fancy that commute from hua hin, along the notorious rama 2 road, and in to bkk.

19 hours ago, VocalNeal said:

There are many places. One that comes to mind as an example is the area between Soi 71 and Ekamai the low odd numbered streets. Whether there are any houses for sale I cannot say.

There are quiet little gems everywhere.

I will add LaSalle 22 or the Moobahn opposite LaSalle Avenue (if you are really flush)

Again can't say if any houses are for sale.

19 hours ago, Hummin said:

I'm not going to claim I'm an expert on Bangkok, but from those districts I found attractive with facilities I wanted, it was closer to 20, but totally aware of Studios and two rooms is available to much less prices than I suggested.

At what floor you at? Seems like a decent prices place you found there.

Floor 37. I'm no expert on Bangkok, either. I was just using the area where we have our getaway condo as an example, that there are 2 br/2ba condos available under 20MB in respectable projects. Our building has good amenities, including ample garage parking (73% ratio), sky lounge, sky library, big pool, nice aircon gym with separate yoga room, sauna, putting green, kids play room, theater, EV chargers. We bought in this area because we wanted to be able to walk across to the Airport Rail Link when we travel.

3 minutes ago, newnative said:

Floor 37. I'm no expert on Bangkok, either. I was just using the area where we have our getaway condo as an example, that there are 2 br/2ba condos available under 20MB in respectable projects. Our building has good amenities, including ample garage parking (73% ratio), sky lounge, sky library, big pool, nice aircon gym with separate yoga room, sauna, putting green, kids play room, theater, EV chargers. We bought in this area because we wanted to be able to walk across to the Airport Rail Link when we travel.

Wow, that sounds like a very nice location. Helps to get high up from the ground level to.

20 hours ago, PaulBoing said:

Thanks for the comments, everyone. Much appreciated.

After a few days of research I've realised just how different the market is in Hua Hin. My working rhythm will be mainly working from home, with occasional trips needed into Bangkok. Is the Hua Hin to Bangkok commute feasible and realistic (say twice per week)?

As others have said, I think the twice a week commute to Bangkok would be far easier from Chonburi province. There are new housing projects springing up everywhere in Sri Racha, and areas between Pattaya and Sri Racha.

We live in a nice pool villa on Pattaya's Darkside and we can be at our Bangkok condo in center city usually in about 2 hours. If you choose something nearer to Sri Racha it would be even less time on the road. The Motorway is very good now, with 4 lanes in each direction.

When choosing a housing estate in Bangkok, location is everything - and that, of course, depends entirely on your priorities.

Do you need to be close to a school? How important is easy access to transport? Do you always have a car available, or do you envisage evenings out where quick access to taxis really matters?

It’s also worth considering when you tend to travel. Driving during peak hours can dramatically change journey times, especially depending on whether you’re moving with or against the main traffic flow.

If you live out near Mega Bang Na, you are, for all practical purposes, no longer really living in Bangkok. You may even find that you rarely venture into the city at all. On the flip side, if you are based there but need to visit central Bangkok regularly, the commute can quickly become tiring, and taxi availability may be less reliable than you’d like.

Personally, I consider proximity to an expressway entrance or exit essential - ideally one that provides easy access east, west, north and south. That flexibility alone can save a huge amount of time and frustration.

Access to the MRT or BTS is less important to me. Anything beyond a 200-metre walk quickly becomes uncomfortable in the heat, and many destinations still require another taxi ride from the station anyway. As a result, I rarely end up using the BTS in practice.

It’s also worth noting that traffic patterns vary significantly. The Ramintra expressway is notoriously congested in the evenings. Rama IX and Rama IV are particularly bad heading east in the evening, and equally painful heading west in the morning.

All that said, there are still some quiet, well-planned moo-baans tucked away in surprisingly convenient locations - offering a genuine sense of calm without completely disconnecting you from the city - but you'll have to pay a lot for them.

More competitively priced moo-baan's come at a compromise.

The best advice, without question, is to rent first. Take the time to learn the city and, just as importantly, reflect on how your priorities may evolve over time.

When my wife and I bought our house, being within 20 minutes of the school was non-negotiable. Today, that constraint is not important. We’re far less dependent on being central and would be perfectly comfortable living almost anywhere that allows a reliable 30–40 minute commute into Bangkok when needed.

As a result, location itself has become less critical for us now. However, that flexibility comes with a caveat: selling a house in Bangkok is rarely straightforward. The market for second-hand properties is limited - no one seems to want to buy second hand, and new developments are constantly appearing, often at very competitive prices.

For that reason, buying here is not something to approach lightly. It is, in many ways, a decision you should make as if you’re buying for life.

Another priority is 'type of house' - centrally well located townhouse in a peaceful enclave, or a larger house, a little further out ?

We’ve just been through the exact process you’ve described. Our requirements were a detached house up to 15 million (ideally around the 10mb mark). Somewhere near(ish) the city, I appreciate this means something different to everyone, but for us that’s a few minutes from one of the train lines, easy to get cabs/grab, and 30 minutes drive into the centre outside of rush hour.

We quickly found there’s not a lot of properties in this range, there seems to be a lot of crap in the below 8mb range and then there’s a big jump up to 30mb plus for something very high end.

Our early searching didn’t prove too fruitful, we spent a lot of time looking round Bang Na, Bang Phli, Lat Krabang, Kan Ya Now (sp?) areas and they all just felt too far out.

We then started looking further afield. Jomtien/Huay Yai ticked all boxes but my Mrs couldn’t accept telling people she lived in/near Pattaya 😅. So we switched to Hua Hin - there a lot of great houses down there, and the town is lovely. However, after spending a bit of time down there it’s was just too quiet, too many old people (sorry - I know we all get there one day, but not quite ready to embrace it just yet! Maybe in 15 years time!) and perhaps most significantly the drive back to Bangkok is a nightmare.

So we switched focus back to Bangkok and started looking again. This time we looked around Ramkhamhaeng/Seri Thai/Krungthep Kritha/Pattanakhan areas and were much more successful. We’ve bought a second hand place on a Sansiri development. The project is a few years old now, so you can see how it’s been kept. Outside of rush hour it’s within 30 minutes of most parts of Bangkok (obviously with traffic this can vary wildly!). We’re a few minutes from the yellow and soon to be orange lines. Overall we’re made up to get somewhere close to the city for the price.

As a starter have a look at Setthasiri Krungthep Kritha or The City Onnut Sukhumvit. You’re not going to get loads of land, but you should certainly get a nice house for your budget.

1 hour ago, Happychef said:

We’ve just been through the exact process you’ve described. Our requirements were a detached house up to 15 million (ideally around the 10mb mark). Somewhere near(ish) the city, I appreciate this means something different to everyone, but for us that’s a few minutes from one of the train lines, easy to get cabs/grab, and 30 minutes drive into the centre outside of rush hour.

We quickly found there’s not a lot of properties in this range, there seems to be a lot of crap in the below 8mb range and then there’s a big jump up to 30mb plus for something very high end.

Our early searching didn’t prove too fruitful, we spent a lot of time looking round Bang Na, Bang Phli, Lat Krabang, Kan Ya Now (sp?) areas and they all just felt too far out.

We then started looking further afield. Jomtien/Huay Yai ticked all boxes but my Mrs couldn’t accept telling people she lived in/near Pattaya 😅. So we switched to Hua Hin - there a lot of great houses down there, and the town is lovely. However, after spending a bit of time down there it’s was just too quiet, too many old people (sorry - I know we all get there one day, but not quite ready to embrace it just yet! Maybe in 15 years time!) and perhaps most significantly the drive back to Bangkok is a nightmare.

So we switched focus back to Bangkok and started looking again. This time we looked around Ramkhamhaeng/Seri Thai/Krungthep Kritha/Pattanakhan areas and were much more successful. We’ve bought a second hand place on a Sansiri development. The project is a few years old now, so you can see how it’s been kept. Outside of rush hour it’s within 30 minutes of most parts of Bangkok (obviously with traffic this can vary wildly!). We’re a few minutes from the yellow and soon to be orange lines. Overall we’re made up to get somewhere close to the city for the price.

As a starter have a look at Setthasiri Krungthep Kritha or The City Onnut Sukhumvit. You’re not going to get loads of land, but you should certainly get a nice house for your budget.

Thanks for your great post. I've been following this thread since my Thai partner and I might end up in Bangkok full-time at some point as his family is there--we're on the Darkside of Pattaya now in a one-story house and we have a Bangkok center city small getaway condo. I'm just curious as to whether you found any one-story houses when you were searching around Bangkok. We've looked a little and haven't seen any. Neither of us want to do steps. Thanks!

26 minutes ago, newnative said:

Thanks for your great post. I've been following this thread since my Thai partner and I might end up in Bangkok full-time at some point as his family is there--we're on the Darkside of Pattaya now in a one-story house and we have a Bangkok center city small getaway condo. I'm just curious as to whether you found any one-story houses when you were searching around Bangkok. We've looked a little and haven't seen any. Neither of us want to do steps. Thanks!

Unfortunately we didn’t, I can’t recall seeing any single story properties. Land is at a premium, so it’s all two stories (or more) or condos.

We did see a number of houses that have bedrooms on the ground floor, but not sure if you would want to buy a house if you’re only going to use half of it 😅.

Funnily enough, we did see one development of townhouses that had their own lift, so you may find it easier to find something like this than single story property!