What is my Bangkok condo worth? The per-sqm median valuation method
To estimate what a Bangkok condo is worth, anchor on the median asking price per square meter for its zone, adjust for the unit's floor, age, station distance, and condition, multiply by its size, then sanity-check against comparable live listings. That produces a market-referenced value, not a guess. The whole method runs in four steps and works for an owner pricing to sell or a buyer checking a fair price.
The four steps
1. Anchor. Find the median asking price per sqm for the unit's zone. Use the median, not the average. The average is dragged up by a few trophy listings; the median reflects the typical unit. Vurel groups Bangkok into 47 zones and tracks the per-sqm distribution within each across nine portals.
2. Adjust. The median describes a typical unit. Adjust up or down for five variables:
| Variable | Effect on per-sqm |
|---|---|
| Station distance | Within 300m, premium; past 1.2km, discount |
| Floor and view | High floor with view, up to 30-50% premium |
| Building age | Newer, premium; older and dated, discount |
| Building tier | Strong amenities and management, premium |
| Layout efficiency | Very small units carry a higher per-sqm |
3. Multiply. Multiply the adjusted per-sqm by the unit's interior area in square meters. Build a range of roughly minus 5 percent (quick-sale) to plus 5 percent (patient asking) around that central estimate.
4. Sanity-check. Pull five to ten comparable live listings across portals, compute each per-sqm, and confirm the estimate sits in the middle of the distribution. Weight toward fresh, moving listings, not stale ones still chasing the market down.
A worked example
A 52 sqm one-bedroom in a growth zone, 15th floor with a view, 350m to the MRT, 9-year-old well-managed building, lightly updated.
- Zone median: ~110,000 THB/sqm
- Adjusted for this unit: ~125,000 THB/sqm
- Central estimate: 125,000 x 52 = 6,500,000 THB
- Range: ~6,175,000 to 6,825,000 THB
- Comps check: fresh, moving comps cluster at 6.4M to 6.7M, confirming the estimate
The owner lists near 6.6 to 6.8M for a patient sale, or drops toward 6.3M for speed. Either number is defensible to a buyer with data behind it.
The comparables and history live in the product
Vurel keeps the per-zone median time series, the listing-level comparable set, cross-portal pricing, and full asking-price history across roughly 1.4 million Thai listings, nine portals, and 47 Bangkok zones. The public method gives the framework; the dashboard gives the live numbers.
- Per-zone median asking price per sqm, tracked over time
- Comparable listings filtered by zone, size, age, and station distance
- Cross-portal pricing for the same unit
- Full asking-price history to weight fresh vs stale comps
Why the method beats "what I paid"
Purchase price is cost history, not market opinion. Buyers compare a unit against other units for sale today, so value it against current comparable asking prices. The most expensive owner mistake is anchoring on the purchase price and over-asking, which produces a stale listing that signals a problem and eventually sells for less than a correctly priced one would have.
For the full walkthrough, see the companion blog post, How much is my Bangkok condo worth?.
Methodology
Vurel aggregates public listing data across Thai property portals, normalizes locations, and tracks each listing's asking-price history over time. Per-sqm figures are derived from posted asking prices and stated areas. This public article describes the method using rounded, illustrative numbers as of June 2026. It is a valuation framework for orientation, not a formal appraisal, and not legal or investment advice.
Built on data agents actually use
This report shows public aggregate signals from Vurel. The working layer is in the dashboard: listing-level search, contact recovery, source comparison, and zone-level exports.
More market intelligence
Bangkok condo price trends 2026: a two-speed market and the price-cut signal
A June 2026 Vurel read on Bangkok condo price trends: why prime stock holds while the mass market cuts, the macro forces behind the split, and how the price-cut signal reveals it before any quarterly report.
Condos to rent, houses to buy: how Bangkok's 748K+ listings split
A public June 2026 Vurel report on the Thai property dataset: the 57/43 rent-to-sale balance, why property type changes the search strategy, and what stays inside the dashboard.