What happened
Recent flooding in Bangkok has led developers to hold back three condominium projects with more than 1,000 units in total. All three were due to launch in the third quarter of 2026, according to property consultancy Savills (Thailand).
Some of the postponed projects are in eastern Bangkok, one of the flood-hit districts. Developers want to gauge how the water will affect buyer appetite there before they open sales.
Market figures
Just eight new condominium projects came to market in Bangkok in the third quarter, adding 3,737 units valued at roughly 46.3 billion baht. That was 80.4% more new supply than in the second quarter, but volumes stayed thin because developers are concentrating on cash and on selling existing stock.
At the end of the quarter the city had 167,841 units on offer, of which 103,191 had been sold, a sales rate of 61.5%. The 64,650 unsold units make up 38.5% of supply. Most of the market sits in the mid-range band of 50,001 to 150,000 baht per square meter.
The Savills view
Phattarachai Taweewong, a senior director at Savills (Thailand), says developers were already wary because of weak purchasing power, stricter mortgage lending and high building costs. The floods added a new layer of worry, with buyers now rethinking location risk.
He says most fresh launches clustered around Lumpini Park, on the banks of the Chao Phraya and in student housing near campuses, where demand is easier to read. Some developers did launch on schedule despite the flooding, and those projects together secured presales above 20 billion baht.
A buyers' market
Savills expects Bangkok to stay a buyers' market through the rest of 2026, with developers competing to clear finished inventory rather than add new projects. The firm expects cash flow to take priority, with some developers cutting prices on completed units by more than half.
For the full year, the firm forecasts around 20,000 new units in Bangkok. That would be 20% more than in 2025 yet still short of pre-pandemic averages.
Luxury condominiums, and branded residences in the city center in particular, should remain the strongest segment, backed by affluent buyers and overseas demand. Riverside sites and projects close to top universities and large hospitals are also likely to draw developer interest.
What it means for Bali
Taweewong notes that some large developers are redirecting capital toward tourism and regional hubs such as Phuket and Pattaya. Those resorts compete with Bali for foreign buyers of holiday property.
The second lesson is about climate exposure. In Bangkok, developers postponed launches after the floods out of concern for buyer confidence and how a district is perceived. In Bali the same question applies to plots near rivers, in low-lying areas or on slopes where rainy-season flooding and landslides can occur.
The third lesson is about pricing. Savills' forecast of discounts above 50% on finished units in Bangkok shows how deep a correction can go when clearing stock becomes the priority. That is a reason to value a property on real demand rather than on a price list.