Pricing a Bangkok Condo Against Its Own Building

The best comparable for a Bangkok condo is another unit in the same building. Same developer, same facilities, same walk to the station. Even so, asking prices inside one building spread wide.

We looked at 839 Bangkok condo buildings that each had at least 30 distinct units listed for sale in the last week of September 2026. In the typical building, the listing at the upper quartile asks 20 percent more per square metre than the listing at the lower quartile. The top tenth asks 41 percent more than the bottom tenth. And about a quarter of all listings sit more than 10 percent above their own building's median.

Most pricing conversations with a seller come down to where in that spread their unit belongs. This post measures the spread and turns it into a way to set a number.

How wide the spread is inside one building

20%gap between lower and upper quartile ask per sqm, median building

41%gap between bottom and top tenth, median building

1 in 4listings priced 10%+ above their building median

839Bangkok buildings with 30+ live sale listings

Source: Vurel listing data, Bangkok condo sale listings, September 2026

Take Life Asoke Rama 9 in the Rama 9 corridor, the building with the most distinct units for sale in our data at 303. Its median asking price is 141,667 baht per square metre. The lower quartile is 130,012 and the upper quartile 155,645. The bottom tenth asks under 120,988 and the top tenth over 169,898.

The median unit on offer there is 33 square metres. At those rates, a 33 sqm unit at the lower quartile asks about 4.29 million baht. At the upper quartile it asks about 5.14 million. That is a gap of roughly 850,000 baht between two units of the same size in the same building.

The spread is similar in most buildings and widens at the top of the market. In buildings with a median under 120,000 baht per square metre, the quartile gap is about 20 percent. In buildings above 180,000 it is 24 percent, and the gap between the top and bottom tenth reaches 51 percent. One likely reason is that expensive buildings vary more in floor, view and fit-out.

Some of the spread reflects real differences. A high floor with an unblocked view, a renovated interior or a corner unit can justify more, and a dated unit facing the car park less. Some of it will simply be sellers picking an ambitious number. The data cannot separate the two, so the useful question for any listing is whether its position in the spread has a reason a buyer can see.

Where listings sit against their building

0.0%10.0%20.0%30.0%

5.7%

16.3%

13.1%

28.5%

10.5%

13.6%

12.2%

20%+ below10 to 20% below5 to 10% belowWithin 5%5 to 10% above10 to 20% above20%+ above

	Share of listings
20%+ below	5.7%
10 to 20% below	16.3%
5 to 10% below	13.1%
Within 5%	28.5%
5 to 10% above	10.5%
10 to 20% above	13.6%
20%+ above	12.2%

Source: Vurel listing data (n = 52,466 listings, 839 buildings)

Only 28.5 percent of listings sit within 5 percent of their building's median. The rest are spread wide, and the spread leans high. One listing in eight (12.2 percent) asks more than 20 percent above its building median, against 5.7 percent that ask more than 20 percent below. Sellers who overshoot overshoot further than sellers who undercut.

For an agent this has two sides. When you list, about a quarter of your building's competition is priced more than 10 percent above the median and is unlikely to win the buyer who has done their homework. When you show buyers a building, that top quarter is where the oldest asks sit, as the age figures below show.

Adjust for unit type before you compare

Studio-1.7%

1 bedroom-1.5%

2 bedrooms2.1%

3+ bedrooms11.6%

Item	Value
Studio	-1.7%
1 bedroom	-1.5%
2 bedrooms	2.1%
3+ bedrooms	11.6%

Source: Vurel listing data (n = 52,463 with bedroom data)

Many agents assume small units cost more per square metre than big ones. Inside the same Bangkok building, asking prices point the other way. Three-bedroom and larger units ask a median of 11.6 percent more per square metre than their own building's median (n = 3,245). Two-bedroom units sit 2.1 percent above. One-bedrooms and studios sit just under, at minus 1.5 and minus 1.7 percent.

Large units are more likely to be penthouses, corner units or top-floor layouts, so part of the premium is probably position within the building. For pricing, compare a 3-bedroom with other 3-bedrooms in the building, or add about 12 percent to the building median before you judge it. A 3-bedroom priced exactly at the building median per square metre is priced below most of its real peers.

Listings priced above their building sit longer

10%+ below153 days

5 to 10% below178 days

Within 5%193 days

5 to 10% above200 days

10 to 20% above226 days

20%+ above243 days

Item	Value
10%+ below	153 days
5 to 10% below	178 days
Within 5%	193 days
5 to 10% above	200 days
10 to 20% above	226 days
20%+ above	243 days

Source: Vurel listing data (n = 91,171)

We matched the LivingInsider and PropertyHub listings in those buildings, which carry a real posting date, against their building median. The further above the median a listing sits, the older it is. Listings priced more than 10 percent under their building have a median age of 153 days. Listings more than 20 percent over have a median age of 243 days, three months longer. The share posted more than a year ago rises from 23.0 percent to 38.5 percent.

This is a snapshot of what is still live, not a measure of time to sale. Listings priced below their building may leave the portals quickly, which would make the cheap end look younger for that reason alone. Either way, the practical reading is the same. The listings still sitting in the top quarter of their building are older than the rest, and a new listing priced up there joins them.

Setting a price from the building

A working method, using only asking prices:

1. Pull every current sale listing in the building from every portal. Remove copies of the same unit, which show up as the same size at the same price.
2. Convert each to price per square metre and take the median. If the building has only a handful of units for sale, widen to the building next door or the zone, as in our guide to whether a condo is overpriced.
3. Adjust for unit type. Add roughly 12 percent for a 3-bedroom or larger, and take a little off for a studio or 1-bedroom.
4. Start within 5 percent of that adjusted figure. Go above it only for things a buyer can see in the photos or on a viewing, such as a higher floor, an open view or a renovated interior, and be ready to name them.
5. Remember these are asks. Deals close below them, and the median ask is a ceiling for a typical unit, not a floor.

For a seller who wants the top number, put it in their building's terms. "There are [N] units for sale in this building right now, and half of them ask under [X] baht per square metre. Your number would be one of the highest. Across Bangkok, listings priced 20 percent or more above their building median have been up for a median of eight months." Our step-by-step on valuing a Bangkok condo covers the adjustments for floor and age in more detail.

How we measured this

Data window. Bangkok condo sale listings seen live between 21 and 28 September 2026 on LivingInsider, PropertyHub, DDproperty, Dot Property, Thailand-Property and FazWaz, in the 27 Bangkok zones Vurel tracks. Size between 15 and 1,000 square metres and asking price between 20,000 and 700,000 baht per square metre, to drop typos.

Buildings. We grouped listings by a normalised project name and counted copies of the same unit once, using the building, the size rounded to the square metre and the price. Only buildings with 30 or more distinct units are used, which gives 839 buildings and 52,466 listings, a median of 50 per building. The age figures use 91,171 LivingInsider and PropertyHub listings in those buildings, before removing copies, with age measured from the portal's creation date.

Caveats. Project names differ between portals and languages, so one building can appear under two names and some copies escape the de-duplication. Two genuinely different units with the same size and price count once. Sizes on portals are typed by the lister and are sometimes wrong, which widens the spread a little. Every figure is an asking price, and none of it says what units in these buildings sell for.