Bangkok's real estate market is undergoing significant spatial redistribution driven by BTS/MRT expansion and rising land/construction costs. Q2 2026 data shows overall supply of 214,083 units worth ฿1.35 trillion across Bangkok and 5 surrounding provinces, with a 52-month absorption cycle. High-growth zones include Sukhumvit (condos +138.6% YoY, 5.2% monthly absorption, 16-month sellout) and Rama 9–Ratchada CBD. Chinese buyer activity rebounded strongly, making Sukhumvit the top zone for foreign condo transfers. However, warning signs persist: Nong Chok district faces 88-month sellout cycles and crisis-level absorption at 1.1%.