Bangkok-area residential real estate shows mixed signals: overall property transfers rose 20.8% in H1 2026, driven by a fee-cut deadline rush. However, high-end properties (7.5+ million baht) fell 12.1% in units and 11.7% in value, signaling cooling luxury demand. Developers are hitting the brakes on new projects due to high household debt, strict lending, and rising construction costs—focusing instead on clearing existing inventory. New project launches and values both dropped 20.9% and 18% YoY. Entry-level housing (≤1 million baht) remains strongest, rising 35.2% in units.