Myanmar buyers in Thailand's condominium market: second by value in 2025, and the smallest units in the top ten.

How many Thai condominiums did Myanmar buyers take in 2025?

1,968 units, worth THB 6,159 million, on REIC's full-year 2025 table. That was 13.2% of the 14,899 units transferred to foreign nationals nationwide and 10.1% of the THB 60,921 million of value, second only to China on both counts.

REIC compiles these from Department of Lands transfer records and publishes the top ten nationalities ranked by value. The full-year 2025 release is dated 20 April 2026.

Two readings that follow from the same table. Units rose while value fell, so the average purchase got cheaper. And Myanmar's average unit was the smallest and the cheapest of the ten nationalities REIC lists.

Where in Thailand did Myanmar buyers buy?

Bangkok, Samut Prakan and Chiang Mai, in that order, as stated by REIC's acting director at the full-year results briefing and reported by Prachachat and Khaosod English. REIC does not publish a province split by nationality in the press release itself, so this comes from the briefing rather than the PDF.

For scale, the same briefing gave the top provinces for foreign condominium transfers overall in 2025.

Note what those two facts do together. Samut Prakan took 429 foreign transfers in total across every nationality, so a province named as one of three main destinations for a single buyer group is a small, concentrated market rather than a broad one. For 2026, The Nation reported Myanmar buyers as mainly Bangkok.

What kind of unit does the average Myanmar purchase represent?

A small one. THB 3.1 million over 32.9 m2 on REIC's 2025 table, against a foreign-buyer average of THB 4.1 million over 41.3 m2. Both the average price per unit and the average floor area were the lowest of the ten nationalities REIC publishes.

Size matters here for a reason that has nothing to do with taste. The 49% foreign ceiling in the Condominium Act is measured in floor area, so a buyer group concentrated in small units consumes proportionally less of a building's foreign side per door sold. A 33 m2 unit in a building with 5,000 m2 of saleable area uses about two thirds of one percentage point of the ceiling. A 120 m2 unit uses nearly two and a half.

That is an observation about arithmetic, not about any particular building. The only number that decides your unit is the one on a dated quota letter from that building's juristic person: the foreign quota letter, explained.

What happened to Myanmar purchases in 2026?

They fell. REIC recorded 279 units transferred to Myanmar nationals in Q1 2026, down 36.4% year on year, and 641 units across the first half, down 34.1% on units and 16.2% on value. Myanmar stayed third by value in both quarters. REIC published no explanation, and this page does not offer one.

Context from the same releases: foreign transfers nationwide fell 17.3% on units in Q1 2026 and 8.8% across the first half, so the Myanmar decline was steeper than the market's. Meanwhile the average Myanmar unit got larger and more expensive in each of those periods.

What reasons does the press give for the demand?

Reported reasons, attributed to the outlets that reported them. The Bangkok Post and The Nation have linked Myanmar purchases of Thai property to wealth preservation, access to Thai healthcare and children's schooling. Bangkok Business News has described buyers looking for a second home. REIC itself publishes numbers, not motives.

The same reporting names two clusters in Bangkok: near Ramkhamhaeng University and Assumption University in the east of the city, and in the Sukhumvit, Phrom Phong and Asoke corridor near hospitals and international schools. That is the press describing where buyers looked, attributed to the press, and it is not a ranking of areas by anything measurable.

This page stops there deliberately. Motive is not in the REIC data, and the only figures on this site that carry weight are the ones with a source line under them.

Does a large buyer group from one country affect a building's foreign quota?

Only through floor area, and only building by building. The 49% register in Section 19 bis counts the area of every foreign-owned unit whatever the owner's nationality. A national statistic about Myanmar buyers tells you nothing about the headroom in the specific building you are looking at.

So the question to ask is never whether a nationality is active in Thailand. It is how many square metres of headroom the juristic person's letter reports today, and whether this particular unit is already registered to a foreign owner. If it is, a transfer to another foreign buyer leaves the building's foreign-owned area unchanged.

The broader picture across every nationality REIC publishes: Thailand's foreign condo buyers by nationality. What a Myanmar buyer meets in the statute: can Myanmar citizens buy property in Thailand.

Header photo: Unknown, Public domain, via Wikimedia Commons. All credits: image credits.