Thailand's residential real estate market in H1 2026 shows tentative recovery signs, buoyed by two government measures (reduced transfer/mortgage fees and relaxed LTV rules). Housing transfers reached 167,665 units (+17.6% YoY), worth 429.8 billion THB (+9.8%). Second-hand homes now dominate 63% of market share, driven by affordability as consumers seek mid-range properties (2–3 million THB). Bangkok-metro accounts for 56% of transactions; regional growth in Eastern Thailand (EEC benefits) and Phuket (foreign buyers, notably Russian investment +75.9%) show geographic shift. Overall credit growth remains modest (2.6%) despite strong new lending (+12.2%), signaling cautious recovery amid persistent inflation and high household debt.