Thailand or Dubai: five reasons buyers choose Thailand, and three reasons they do not

Buyers choose Thailand over Dubai for five reasons: a low entry point from AED 200,000, living in the flat for part of the year, diversification, inspection before the final payment and generous amenities even in inexpensive buildings. Against it: a 4–6% yield, no escrow and a resale that takes up to two years.

Why is Thailand not sold by the square metre?

Because the buyer here is choosing a place to live, not a price per metre. In 12 years in the Thai market, the practitioner told our closed session for brokers, nobody has asked what a metre costs in the building next door.

They ask other things: how deep the pool is, whether curtains are part of the fit-out, how far the beach is. The decision is made in a furnished show flat.

What five reasons do buyers give?

• A low entry point. A studio in a building with pools and a gym costs from around AED 200,000.
• A home for yourself. Many spend the winter in the flat and let it the rest of the time.
• Diversification. An asset in another country and another currency.
• Protection at handover. The final payment, 40–50% of the price, is made after the snags are fixed.
• An open contract. The draft is available before you reserve.

Where does Thailand lose out to Dubai?

In three respects. The first is yield: 4–6% net, and nobody comes here for that alone.

• No escrow. The buyer's money goes straight to the developer.
• A slow resale. From 5 months to 2 years, and there is no single listings portal.

Add the restriction on land: a foreigner can buy freehold only a flat within the 49% quota.

Who does the Thai market suit?

Someone buying to live in and for the long term. Prices rise slowly: in the examples from the session, by 39–46% over 10–11 years in Pattaya and by 83% over 17 years in Bangkok.

An investor who counts capital turnover and plans to exit in a year or two is better served by Dubai. For comparison, look at our catalogue of discounted lots.

How to combine the two markets

One does not rule out the other. A common arrangement is an income-producing property in Dubai and a flat in Thailand for the winter.

On the cost of living that way, see our breakdown of wintering in Thailand; on the rules of ownership, see our market breakdown for foreigners.

Frequently asked questions

What is the rental yield in Thailand?

The net yield on an ordinary flat is 4–6% a year. Flats with guaranteed rent cost noticeably more.

What is the minimum budget to enter the Thai market?

Around AED 200,000 for a studio in Pattaya.

What protects an off-plan buyer better?

In Dubai, the project's escrow account. Thailand has no escrow, but the flat is inspected before the final payment, which comes to 40–50% of the price.