Based on our monitoring through the first half of 2026, the median listing exposure time for a resale condominium in Phuket runs between 90 and 210 days, depending on price segment, district, and legal ownership structure. In Koh Samui, the equivalent figures run approximately 30-50% longer. These are the numbers any investor planning an exit needs to weigh against their own time horizon before committing to a purchase.
Our analysts have tracked listing exposure across major Thai property portals and compared asking prices with recorded transaction prices since 2022. The headline finding: secondary-market liquidity in Thailand is highly segment-specific. A foreign-quota condo priced below 200,000 USD in a high-demand Phuket district moves materially faster than a villa held via a Thai company structure at 500,000 USD on Koh Samui. Below, we break those differences into concrete figures.
Quick answer
- Median time to sell a foreign-quota condo in Phuket (sub-200,000 USD segment): 90-150 days, based on our estimates as of 2026
- Premium condo (above 300,000 USD, districts: Surin, Kamala, Bang Tao): 150-270 days
- Leasehold or Thai-company villas in Phuket: 180-360 days, with asking-price discounts reaching 10-18%
- Villas in Koh Samui (Bophut, Maenam): 240-420 days, liquidity roughly 30-50% lower than Phuket
- Typical discount off asking price for sub-200,000 USD condos: 5-9%; for premium villas: 10-18%
- Resale of an off-plan contract before completion: feasible, but constrained by assignment clauses (standard assignment fee: 1-3% of contract value)
Options and scenarios
Foreign-quota condo - sub-200,000 USD segment
This is the most liquid product on the Thai secondary market. A foreign buyer acquires freehold title directly in their own name, which removes the legal complexity associated with company structures. In our datasets, districts with strong short-term rental demand - Bang Tao, Rawai, and Karon - show the shortest exposure windows, particularly during the high season running from November through March. Transaction prices in our 2024-2026 sample cluster around 93-95% of the asking price in this bracket.
One procedural point that consistently affects exit timing: proceeds from the sale can only be repatriated freely if the original purchase was supported by a documented inward foreign currency transfer (a Foreign Exchange Transaction Form, or the bank-issued equivalent). Without this documentation, remitting funds abroad becomes complicated and can delay or reduce net proceeds.
Premium condo - above 300,000 USD
The premium segment - covering Surin, Kamala, and Layan - operates with a narrower buyer pool. Based on our estimates, median exposure stretches to 5-9 months, and discounts widen to 7-12%. Buyers in this bracket negotiate more actively and frequently request that furniture packages, property management contracts, and transfer cost contributions be included in the deal.
Villas in leasehold or Thai company structures
This is the least liquid segment we monitor. Prospective buyers must accept a legal framework that raises more due-diligence questions than a straightforward freehold condo title. In Phuket we record median exposure of 6-12 months; in Koh Samui (Bophut, Maenam, Lamai) the range extends to 8-14 months. Asking-price discounts in this segment stand at 10-18%, per our data from 2025 and Q1 2026.
The company structure adds a buyer-side due diligence layer - reviewing company accounts, shareholder registers, and any encumbrances - which lengthens the transaction timeline. A leasehold agreement where 10 of the original 30 years have already elapsed further reduces marketability and typically forces additional price concessions.
Off-plan contract assignment before completion
This is a distinct exit route with its own set of constraints. Many Phuket developers reserve the right to approve any assignment and charge a fee of 1-3% of the contract price. Some agreements prohibit assignment entirely, or permit it only after a minimum percentage of the purchase price (typically 40-50%) has been paid. We review these clauses in developer contracts on an ongoing basis. Where assignment is permitted and the project has appreciated during construction, a seller may capture a margin of 10-20% without incurring the full cost of a property transfer - but locating the buyer requires independent effort or a brokerage relationship.
Comparison table
| Parameter | Freehold condo sub-200k USD | Premium condo 300k+ USD | Villa leasehold/company (Phuket) | Villa leasehold/company (Koh Samui) |
|---|---|---|---|---|
| Median listing exposure | 90-150 days | 150-270 days | 180-360 days | 240-420 days |
| Typical discount off asking price | 5-9% | 7-12% | 10-18% | 12-18% |
| Agent commission (standard) | 3-5% | 3-5% | 3-5% | 3-5% |
| Transfer taxes and fees (combined) | approx. 6-7% of transaction price | approx. 6-7% | approx. 6-7% | approx. 6-7% |
| Legal risk at point of sale | Low | Low | Medium to high | Medium to high |
| Seasonal demand pattern | High season (Nov-Mar) | High season (Nov-Mar) | Moderate | Strong (Dec-Feb) |
Note: transfer taxes and fees include the Specific Business Tax (3.3%), the transfer fee (2%), withholding tax, and stamp duty. The allocation of these costs between seller and buyer is negotiable; in practice the seller absorbs the majority.
Hold-period model: illustrative condo in Bang Tao
To anchor the numbers, consider a condo in Bang Tao purchased at 6,000,000 THB. Annual net rental income after management costs: 5.5% of value, or 330,000 THB per year.
Entry costs (transfer fees and legal): approximately 2% of purchase price, or 120,000 THB.
Exit costs (sale): agent commission at 4% plus transfer taxes and fees at approximately 6.5%, totalling roughly 10.5% of the transaction price. Assuming a sale at the original purchase price (zero capital appreciation), exit costs equal approximately 630,000 THB.
| Hold period | Cumulative net rental income | Total transaction costs (entry + exit) | Net result | Approximate annualised return |
|---|---|---|---|---|
| 3 years | 990,000 THB | 750,000 THB | +240,000 THB | approx. +1.3% p.a. |
| 5 years | 1,650,000 THB | 750,000 THB | +900,000 THB | approx. +3.0% p.a. |
| 10 years | 3,300,000 THB | 750,000 THB | +2,550,000 THB | approx. +4.3% p.a. |
At zero capital appreciation and a stable exchange rate, the investment only becomes clearly accretive at a hold period of 5 years or more. Over a 3-year horizon, transaction costs absorb most of the rental income. Each percentage point of capital appreciation improves the outcome; each point of baht depreciation against the investor's home currency reduces it.
Timing: when market conditions favour the seller
High season (November-March): buyer activity on both Phuket and Koh Samui peaks during this window. Based on our data, approximately 60-65% of secondary-market transactions close in this period. Listings placed between May and September show exposure periods that are on average 40-60% longer.
New supply cycles: when developers launch large volumes of off-plan inventory with attractive payment schedules, secondary-market units face intensified competition. During 2025 we observed a wave of new project launches in Rawai and Nai Harn that extended secondary-market listing times in those sub-markets by approximately 20-30%.
Currency cycle: the THB exchange rate is a material variable for any investor remitting proceeds abroad. A stronger baht reduces the price attractiveness of Thai property for incoming European buyers, while simultaneously increasing the home-currency value of repatriated sale proceeds for the seller.
Risks and mistakes
- Overestimating liquidity - many investors assume a 2-3 month sale timeline. Even in the most liquid segment, the median is 90-150 days, and listings sitting for over a year are not unusual
- Missing the inward transfer documentation - without a Foreign Exchange Transaction Form (or the bank equivalent) confirming the original currency transfer, repatriating sale proceeds becomes legally complicated. This is typically discovered at the point of sale, not at the point of purchase
- Neglecting the unit's condition - a condo showing visible wear and outdated fixtures typically requires a discount of 10-15% above the market norm, based on our observations
- Overlooking developer contract clauses - restrictions on assignment or sub-letting directly affect resale value and should be reviewed before purchase
- Underestimating exit costs - combined transaction costs (taxes, fees, commission) reach 10-12% of the transaction price. Many investors budget only for the agent's commission
- Selling at an unfavourable point in the currency cycle - annual THB volatility against major currencies can run 8-12%, which on a 1,000,000 THB transaction represents a meaningful variance in net home-currency proceeds
FAQ
How long does it take to sell a condo in Thailand in 2026?
Based on our monitoring, median listing exposure for a foreign-quota condo in Phuket is 90-150 days in the sub-200,000 USD price band. For villas held via company structure or leasehold, the range extends to 180-420 days depending on the island and specific location.
What are the total costs of selling a property in Thailand?
Our estimates put combined seller-side transaction costs at approximately 10-12% of the sale price. The components are: Specific Business Tax (3.3%, applicable when the property has been held for fewer than 5 years), the transfer fee (typically shared with the buyer), withholding tax, stamp duty, and the agent commission (3-5%).
Is a condo or a villa easier to sell in Phuket?
Foreign-quota freehold condos sell considerably faster. We observe discounts of 5-9% off asking price for condos, compared with 10-18% for villas held in leasehold or through a Thai company structure.
When is the best time of year to list a property in Thailand?
The high season - November through March - concentrates approximately 60-65% of secondary-market transactions on both Phuket and Koh Samui. Listing outside this window extends exposure time by 40-60% on average.
What documentation is required to repatriate sale proceeds?
A Foreign Exchange Transaction Form (FETF), or the bank-issued equivalent, confirming the inward currency transfer at the time of purchase is required for outward remittance. Without it, the Thai bank is likely to restrict the transfer. Investors should retain this document from the moment of purchase.
Can an off-plan contract be assigned before completion?
Yes, provided the developer's contract permits assignment. The standard assignment fee is 1-3% of the contract value. Some developers require that at least 40-50% of the purchase price has been paid before they will approve an assignment.
What discount off the asking price is normal on the Thai secondary market?
In the sub-200,000 USD condo segment, discounts of 5-9% are typical. For premium villas in Koh Samui, discounts of 12-18% are common. These are indicative figures based on our 2026 data sets.
Does Koh Samui offer a viable investment case given its lower liquidity?
Koh Samui generally offers lower entry prices than Phuket, but secondary-market exposure times are 30-50% longer. For an investor with a 7-10 year horizon and a clear acceptance of lower liquidity, certain Koh Samui locations - particularly Bophut and Maenam - can support the investment case through relatively higher gross rental yields.
How does the THB exchange rate affect exit profitability?
Annual THB volatility can reach 8-12% against major currencies. On a 6,000,000 THB transaction, a 5% shift in the exchange rate represents a significant variance in net home-currency returns. Our analysts monitor the rate and flag periods that appear favourable for repatriation.
Researching property in Phuket or Koh Samui? Get in touch - our analysts will prepare a data brief for your shortlisted location.