How Long Bangkok Sale Listings Sit: The Age of Live Stock
Half of the Bangkok condos for sale that were live on LivingInsider and PropertyHub in the last week of September 2026 were first posted more than 180 days ago. Nearly three in ten were posted more than a year ago. Only about one in seven went up in the last month.
That is the pile a new listing joins. When you put a client's unit on a portal, most of what sits next to it in the search results has been up for months. This post measures that pile by property type, price band and zone, and ends with what an agent can do with it.
We counted 126,251 live Bangkok condo sale listings on the two portals that publish a creation date we trust. "Live" means our scraper saw the listing on the portal in the three days to 28 September. "Age" means days since the portal's own creation date. Every price mentioned is an asking price.
Why we measured age and not time to removal
The obvious question is how long a listing stays up before it comes down. We tried to answer it and could not do it honestly yet.
Vurel started confirming removals in mid-September 2026. The job works through a backlog, so a listing that disappeared in March can be marked as removed in September. For the LivingInsider sale listings marked removed so far, the median gap between the last time we saw them live and the date the job confirmed they were gone is 215 days. Measure "days live" from those dates and you are mostly measuring our backlog.
The age of what is still live has no such problem. If we saw it on the portal this week, it is up, and the portal tells us when it was posted. So this post answers a narrower but still useful question, how long the competition has been sitting.
Most of what is live is old
| Live listings | |
|---|---|
| Under 1 mo | 17.1K |
| 1 to 3 mo | 23.5K |
| 3 to 6 mo | 22.6K |
| 6 to 12 mo | 26.9K |
| 1 to 2 yrs | 20.9K |
| 2 yrs+ | 15.2K |
Source: Vurel listing data, LivingInsider and PropertyHub (n = 126,251)
The median live condo sale listing in Bangkok is 180 days old. A quarter are younger than 65 days and a quarter are older than 413 days. Of the 126,251 listings, 15,178 were posted more than two years ago and are still up.
Houses look much the same, with a median of 186 days across 22,309 live listings. Townhomes turn over faster at 145 days (n = 13,180). Land is the slowest at 222 days (n = 6,208).
A caveat that cuts one way. Some agents delete and repost a stale listing to get a fresh date, which we covered in how to spot stale and relisted listings. A repost resets the portal's creation date, so the ages here are a floor. The real time a unit has been on the market is often longer.
Expensive listings sit longer
The gradient is steady. A live condo asking under 2 million baht has a median age of 138 days. Above 20 million it is 208 days. The share posted more than a year ago climbs from 22 percent in the under-2M band to 36.5 percent above 20M.
The data does not say why, but two explanations fit. The pool of buyers shrinks as the price rises, so each listing waits longer for the right one. And a seller who does not need the money soon can leave an ambitious number up for a year at no cost. For an agent, a 15M listing that has sat for a year is within the normal range for its band. A 2M listing that has sat for a year is well outside it, and price is the first thing to check.
Where stock turns over and where it piles up
The youngest stock is in Phahonyothin-Saphan Khwai, on the Thonburi side, and in one expensive zone. Phahonyothin-Saphan Khwai has a median age of 105 days (n = 1,192). Bang Khae-Phetkasem sits at 116 and Pinklao-Bang Phlat at 121. Khlong Toei-Rama 4 is the odd one out at 117 days despite a median ask of 6.5 million baht. Only 18.9 percent of its live listings are more than a year old.
The oldest stock is along the Sukhumvit line. On Nut-Bearing has the oldest live condo listings of any large zone, a median of 234 days, and only 9.8 percent of its 7,862 live listings went up in the last month. Sukhumvit proper, the biggest zone by far with 32,882 live listings, sits at 199 days with 32.6 percent older than a year. Ratchathewi-Phaya Thai (217) and Kaset-Ratchayothin (221) are close behind.
Read these as competition, not demand. A zone with old stock has a lot of sellers who have been waiting, which is a buyer's opening and a hard place to launch a new listing at an ambitious price. A zone with young stock is either absorbing listings quickly or seeing a wave of new supply. The age alone cannot tell you which, so check the zone's asking-price trend before you tell a seller the market is hot.
Old listings rarely cut
Old listings almost never change their price. We took the live condo listings older than a year whose asking price we have tracked since before July 2026. Of those 15,583 listings, 1,202 have cut their asking price at least once on our record. That is 7.7 percent, about one in 13.
Younger listings are no different. Of listings aged three to six months with the same tracking, 7.1 percent have a cut on record. Age on its own does not push Bangkok sellers to move. The typical stale listing belongs to a seller who picked a number and left it there.
That seller is worth a call. If a unit has been up for 14 months at the same price, the owner has had 14 months of evidence that the number is not working. What they may not have seen is the building's current asks laid out next to theirs. Our post on reading a listing's asking-price history covers the buyer side of the same situation.
What to do with this
For a listing you are about to launch, three things follow.
- Expect your first month to be the only time the listing looks new. About 13.5 percent of live condo stock is under a month old, so a fresh listing stands out, briefly. Get the price right before it goes up, not after a quiet quarter.
- Tell the seller the realistic wait for their band. For a unit under 3 million baht, half the competition has been up less than about five months. Above 10 million, plan for longer and say so at the start.
- In an old-stock zone like On Nut-Bearing or Sukhumvit, price against what the long-sitting listings are asking. Their numbers show you where buyers have not been biting.
For prospecting and buyer work, the same numbers point the other way.
- Sort a building or zone by listing age. Anything posted more than a year ago with no price change belongs to a seller whose number has not worked and who has not moved it.
- Check whether the same unit shows up on other portals at a different price before you call. A lower copy elsewhere is the seller's real position.
- Open with the evidence. The age and the flat price history are the reason for the call, and they carry more weight than an opinion about the market.
How we measured this
Data window. Listings seen live on LivingInsider or PropertyHub between 26 and 28 September 2026, in the 27 Bangkok zones Vurel tracks. Nonthaburi, Pathum Thani and Samut Prakan are excluded. Age is days from the portal's own creation date to 28 September. Counts are 126,251 condo, 22,309 house, 13,180 townhome and 6,208 land sale listings. Zone figures need 500 or more live condo listings, and the chart shows zones above 1,000.
Why only two portals. They publish a creation date that behaves like a real posting date. DDproperty's date behaves like a refresh date and most other portals publish none.
Caveats. We do not merge duplicates, so a unit on both portals counts twice. Reposted listings restart their creation date, so ages are a floor. A few thousand PropertyHub listings share one creation date in May 2025, which looks like a migration date on the portal's side. They count as older than a year either way. Price-cut figures use listings whose asking price we have tracked since before 1 July 2026. Removal dates were not used because our removal check began in mid-September and is still clearing a backlog, as explained above.
More from the field
Bangkok Condo Rents and Yields by Zone, 2026
Condo asking rents and gross yields for every Bangkok zone, September 2026. The prime core yields 4.6 to 5.2 percent; Ladprao and Ramkhamhaeng top 8.
How Thai Sellers Cut Asking Prices, July to September 2026
About 1 in 12 Thai sale listings cut their asking price last quarter. The median first cut was 5 percent, and sub-2M condos cut 3x as often as 20M+.
See the full dataset
2.2M listings, 11 portals, price history updated nightly.