How Thai Sellers Cut Asking Prices, July to September 2026
Most Thai sellers leave their asking price alone. Of the 170,438 sale listings we tracked from before July and still saw live in September, 13,605 lowered their asking price at least once between July and September 2026. That is 8.0 percent, about one in 12. When a Bangkok condo seller did cut, the median first cut was 5 percent, around 200,000 baht, and few cut a second time that quarter.
Those numbers are useful on both sides of a listing. If you represent the seller, they tell you what a normal cut looks like and when sellers tend to make one. If you represent a buyer, they tell you how unusual a cut is, and how much a seller who has already cut is likely to move again.
Everything here is an asking price that someone typed into a portal. A cut means we saw the asking price on the same listing drop between two of our nightly reads. It says nothing about what the unit finally sells for, which Thailand does not publish. Our piece on asking versus sold prices covers that gap.
How often sellers cut
Source: Vurel price history, six portals, July to September 2026
The share depends on what is being sold. Condos cut least. Across Bangkok, 6.9 percent of tracked condo sale listings cut in the quarter (5,954 of 85,918), and condos outside Bangkok came in at 6.0 percent. Houses cut at 10.5 percent, townhomes at 11.2 percent and land at 7.3 percent.
Condo sellers face the most direct comparison, often dozens of similar units in the same building, and they are still the least likely to move their price. The data does not tell us why.
How big the first cut is
| Share of first cuts | |
|---|---|
| Under 3% | 26.8% |
| 3 to 5% | 22.3% |
| 5 to 10% | 30.1% |
| 10 to 20% | 15.6% |
| 20%+ | 5.3% |
Source: Vurel price history, six portals (n = 8,609)
For the 8,609 Bangkok condo listings whose first cut on our record came this quarter, the median cut was 5.0 percent. The middle half fell between 2.9 and 8.8 percent. In baht, the median first cut was 200,000 on a median starting ask of 3.99 million.
Just over a quarter of first cuts were under 3 percent. On a 4 million baht condo that is less than 120,000 baht, which is closer to rounding the price down than to meeting the market. At the other end, one in five first cuts was 10 percent or more.
Other property types cut deeper. The median first cut was 5.7 percent for townhomes (n = 2,678), 6.3 percent for houses (n = 5,595, about 400,000 baht) and 9.1 percent for land (n = 1,535, about 506,000 baht).
When sellers cut
We followed 26,167 Bangkok condo sale listings created on LivingInsider and PropertyHub between April and June 2026, all tracked from their first two weeks. By 28 September, three to six months after posting, 1,130 had cut. That is 4.3 percent. Just 1.5 percent had cut within 30 days of posting and 3.8 percent within 90.
For the ones that did cut, the median time from posting to first cut was 47.5 days, about seven weeks. The middle half cut between day 19 and day 78. So when a new listing gets cut, it usually happens between the third week and the end of the third month.
Looking at all the quarter's cuts on those two portals (5,365 cuts on Bangkok condos), 40 percent came in a listing's first 90 days. Another 24 percent came on listings more than a year old. The long middle, three months to a year, produced the remaining 36 percent. Early cuts are common, but so are cuts on listings that have sat for more than a year.
Where cuts cluster
Price is the clearest split. Condos asking under 2 million baht cut at 9.1 percent in the quarter. Above 20 million the rate was 3.0 percent, a third as often. The size of the cut barely changes across bands, between 4.4 and 6.4 percent at the median, so cheaper units cut more often but not deeper.
This matches how the stock ages. Live Bangkok condo listings asking over 20 million baht have a median age of 208 days, against 138 days under 2 million. Expensive sellers hold out longer and cut less often.
By zone, the outer and mid-priced areas cut most. Don Mueang-Laksi led at 11.7 percent (n = 899), followed by Bang Sue-Prachachuen, Bang Na-Lasalle and Bang Khae-Phetkasem at 9 to 10 percent. The prime core cut least. Sukhumvit was at 5.9 percent across 19,046 tracked listings and Chidlom-Ploenchit at 4.5 percent. Khlong Toei-Rama 4 is the exception. It is one of the most expensive zones per square metre, yet it cut at 8.7 percent.
One cut, rarely two
Of the 8,897 Bangkok condo listings that cut during the quarter, 719 cut two or more times. That is 8.1 percent. For the repeat cutters, the total drop across the quarter had a median of 8.6 percent. For all cutters combined it was 5.3 percent.
So the typical Thai seller who cuts makes one move of about 5 percent and then waits. A seller who has cut twice is rare, and it is worth asking what changed for them.
What to tell a seller
- Most sellers do not cut, so a cut still reads as news. About 93 percent of tracked Bangkok condo listings did not cut last quarter, and an agent or buyer watching the building will notice yours drop.
- If you cut, make it big enough to register. Just over a quarter of first cuts are under 3 percent, which on a 4 million baht unit is less than 120,000 baht and easy to miss in a search result. The median first cut is 5 percent, or 200,000 baht on the same unit.
- Decide on the cut before the listing goes up. Among new listings that cut, the median came about seven weeks after posting. Agree with the seller at the start what happens if there are no serious viewings by week seven.
- Expect to cut once. Fewer than one in ten cutters cut again in the same quarter, so within a quarter the first cut is usually the only public signal the seller sends.
For buyer work, the same numbers set expectations. A listing that has already cut once is in a small minority, and its seller has shown they will move. How to use that in an offer is covered in how asking-price history changes a negotiation.
How we measured this
Data window. Price cuts recorded between 1 July and 28 September 2026. June is left out because a history backfill that month created a spike of cut records. A cut is a drop of 0.5 to 60 percent between two observed asking prices on the same listing. Where both readings carry them, the property type and bedrooms must match and the size must agree within 5 percent. Bigger drops are treated as data errors or unit swaps.
Portals. DDproperty, PropertyHub, LivingInsider, Kaidee, Thailand-Property and Dot Property. We left out Hipflat, Kaibaanthai, Teedin108 and FazWaz because their price records produce implausible cut patterns. Cut rates differ by portal, 5.4 percent on LivingInsider, 8.5 percent on DDproperty and PropertyHub, and 18.3 percent on the much smaller Kaidee, so zone differences partly reflect which portals list there.
Cut rates. The base is sale listings with an asking price we recorded before 1 July and that we still saw live in September. That is 170,438 listings overall and 85,918 Bangkok condos. First-cut size uses each listing's earliest recorded cut, when that cut fell in the quarter. Time to first cut uses LivingInsider and PropertyHub listings created from April to June, because their creation dates are reliable. Price bands use the current asking price.
Caveats. We do not merge duplicates across portals, so a unit listed twice can count twice. A listing that is pulled and reposted at a lower price shows up as a new listing, not a cut, so these figures understate how often sellers lower their ask.
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 Long Bangkok Sale Listings Sit: The Age of Live Stock
Half the Bangkok condos for sale on LivingInsider and PropertyHub were posted over 180 days ago. Listing age by price band and zone, September 2026.
See the full dataset
2.2M listings, 11 portals, price history updated nightly.