Its hard to value land pricing, as there are no public records available other than those from the cadastral land values database from the government. The Government pricing, feels a bit favoring large land owners, as they have to pay tax over unused land. (hence you see every year land bulldozed, and put banana trees on them, to save on the tax bill with the reasoning of land in use for agricultural purpose)
The Government commonly assess the land value every 4 years. and was initiated under the Property Valuation for Public Benefit Act B.E. 2562 (2019)
Current round: 1 Jan 2023 – 31 Dec 2026 (พ.ศ. 2566–2569)
Compared to the previous round, land values rose an average of 8.93% nationwide, and building values rose about 6.21%. Bangkok specifically saw smaller increases — 2.76% for land and 4.60% for buildings.
Previous round: was in effect for 7 years, not the usual 4
The round before this one had been in effect for 7 years rather than the standard 4, because the update was delayed. The new schedule should have taken effect from 1 January 2020 under the normal 4-year cycle, but the Treasury Department postponed rollout because of the economic impact of COVID-19, ultimately delaying implementation until 1 January 2023 to ease the burden on taxpayers.
Standard cycle rule
Under the Property Valuation for Public Benefit Act B.E. 2562 (2019), each provincial committee must announce a new appraisal schedule every 4 years, with the announcement made at least 30 days before the new schedule takes effect on 1 January of the designated year.
Next round: expected around 2027 (พ.ศ. 2570)
The Treasury Department has signaled it’s preparing to raise land appraisal prices again, with an anticipated increase in the range of 15–20% for the next round.
Earlier history
The Treasury Department’s push to appraise land on a per-plot basis (rather than broad zone estimates) began ramping up around 2017, working toward covering all ~32–33 million land plots nationwide plus roughly 6,300 condominium projects, in preparation for the 2019 Land and Building Tax Act coming into force.
First off, i will try to put a figure on the main housing projects land values.
Our Valuation is based on realized sales (by stripping house value vs land value), but also on project location, atmosphere (important factor), and amenities like wide roads, in other words can both sides of the road park in front of their homes. Large communal area, Communal Swimming Pool, Tennis court, or Boat ramp, underground electric throughout the project. (so you can have large shady trees) ect.
Note: 1 Square Wah is 4 Square Meters.
| Government Land Values (2026) Baht/Square Wah |
Our Valuation Baht/Square Wah (+/- 15%) |
||
| Adare Garden 1 | 17,000 | 32,500 | |
| Adare Garden 2 | 17,000 | 32,500 | |
| Adare Garden 3 | 2 | Not available | 35,000 |
| Asian House | 12,000 | 40,000 | |
| Baan Fah Rim Haad | 38,000 | 85,000 | |
| Baan Muang Mai | 35,000 | 85,000 | |
| Baan Somprasong Villas | 2 | 21,500 | 75,000 |
| Baan Suan La Lana | 18,500 | 55,000 | |
| Baan Suan Neramit | 22,000 | 45,000 | |
| Casa Jomtien | 35,000 | 85,000 | |
| C-est Palai | 25,000 | 47,500 | |
| Chateau Dale | 28,000 | 85,000 | |
| Dharawadi | 2 | 20,000 | 105,000 |
| Eakmongkol Chaiyapruck | 30,000 | 60,000 | |
| Eakmongkol Chaiyapruck Soi 4 | 30,000 | 60.000 | |
| Eakmongkol Thepprasit | 26,500 | 65,000 | |
| Grand Condotel Homes | 25,000 | 135,000 | |
| Grand Lotus Place | 22,500 | 45,000 | |
| Green Park Jomtien | 20,500 | 38,500 | |
| Green Residence | 22,500 | 50,000 | |
| Island View Village | 2 | 10,000 | 115,000 |
| Jomtien Beach Paradise (Townhomes) | 17,000 | 70,000 | |
| Jomtien Beach Paradise (Villas) | 19,000 | 85,000 | |
| Jomtien Condotel Homes | 25,000 | 105,000 | |
| Jomtien Garden Home | 17,000 | 50,000 | |
| Jomtien Garden Resort (Beach Road) | 35,000 | 80,000 | |
| Jomtien Garden Village (Chaiyapruck) | 14,000 | 35,000 | |
| Jomtien Palace | 22,500 | 80,000 | |
| Jomtien Park Villas | 22,500 | 125,000 | |
| Jomtien Yacht Club 1 | 2 | 20,000 | 65,000 |
| Jomtien Yacht Club 2 | 2 | 20,000 | 65,000 |
| Movenpick Pool Villas | 2 | 25,000 | 125,000 |
| Nagawari | 2 | 20,000 | 75,000 |
| Palm Oasis | 12,000 | 65,000 | |
| Royal Park Village | 28,000 | 65,000 | |
| Serenity Villas | 6,000 | 60,000 | |
| Sirinda Primo (Townhomes) | 19,000 | 25,000 | |
| T.W. Palms Resort | 22,500 | 60,000 | |
| T.W. Garden Hill | 2 | 11,500 | 37,500 |
| The Gallery SP Townhomes | 35,000 | 65,000 | |
| The Ville Jomtien | 16,000 | 35,000 | |
| Tropicana Pool Villa (Jomtien) | 12,000 | 65,000 | |
| Tropicana Pool Villa (Na Jomtien) | 2 | 15,000 | 65,000 |
| View Point Village | 30,000 | 65,000 | |
| View Talay Villas | 22,500 | 115,000 | |
| View Talay Marina | 2 | 20,000 | 125,000 |
| Villa Navin | 35,000 | 95,000 | |
| 1 = Banglamung Lands Department 2 = Sattahip Lands Department |
Sources: Government Lands Maps
Now trying to explorate this to larger lands plot for sale is even harder. And not in line with land values inside housing estates. Land owners know that condo development is willing to pay 5 times more than land inside housing projects especially near the beach. At the moment from what we see, is:
| Cadastral Values (2026) Baht/Square Wah |
Our Valuation Baht/Square wah (**) |
|
| First Line Beachfront | 40,000 | 200,000-250,000 |
| Second Line Beach | 15,000 | 125,000-175,000 |
| Land other side Sukhumvit | 12,000 | 15,000-35,000 |
** From what we see advertised. Land at the other side of Sukhumvit varies wildly, depending on easy access to main road, width of the nearest road ect.