💰 The pricing floor has moved

The original ฿3,875,000 entry tier (31 sqm 1-bedroom units) is completely sold out. Current available pricing starts at ฿4,830,000 (CRA213, a 35 sqm 1BR on Tower A floor 2) and runs to ฿16,724,000 (CRB411). The per-sqm range is now ฿113,000 to ฿161,000, with the ceiling lifted from a previous ฿135,000. This is not a developer price hike. It reflects the reality that what remains is predominantly Tower B floor 1 pool-frontage stock. What you can buy today is structurally premium.

📐 The 148 sqm XXL unit, identified

CRB411 on Tower B floor 4 is a 2BXLX: an Extra-Large 2-bedroom single-deed family-tier floorplan at 148 sqm. Counterintuitively, it carries the lowest per-sqm rate in the project (฿113,000/sqm) despite the highest absolute ticket at ฿16,724,000. Oversized 2-bedroom layouts in resort condo stock are genuinely rare. Only one is available.

👨‍👩‍👧‍👦 Tower D floor 3: the multi-generational play

Three sequentially-numbered 2-bedroom units (CRD301, CRD302, CRD303) sit adjacent on the same Tower D third-floor facade at a uniform ฿11,304,000 each. A buyer wanting a combined family configuration could acquire any two (144 sqm, 4 bed, 4 bath at ฿22,608,000) or all three (216 sqm, 6 bed, 6 bath at ฿33,912,000). Any combined fitout requires developer sign-off, separate Land Office deeds, and combination fees. This is worth a direct conversation with Rhom Bho before reserving.

What this means for buyers and owners starting July 2026:

🔺 Transfer cost goes from 0.01% to 2% on qualifying sub-฿7M homes. On a ฿5,000,000 purchase, that is a direct cost increase from ฿500 to ฿100,000 overnight.

🔺 Mortgage registration fee doubles from 0.01% to 1% on the same tier of home. A ฿3,500,000 mortgage now costs ฿35,000 to register vs. ฿350.

🔺 LTV limits revert. The eased rules allowed higher loan amounts relative to assessed value. Reverting means buyers need larger deposits or face smaller loan approvals.

✅ Foreign buyers of Thai condos (freehold title) are largely insulated since most transactions in Phuket, Koh Samui, and Bangkok's foreign-buyer corridors already price above ฿7M. The pain lands hardest on the domestic mid-market segment, where mortgage rejection rates are already running as high as 70% in lower price bands.

🇲🇾 Malaysia: MM2H is live and the lock-in is real

Malaysia's 2026 MM2H framework is now operational, and the most consequential clause is one that many buyers haven't fully absorbed: a mandatory 10-year lock-in period on all properties acquired under the program. The three tiers (Silver at RM 600,000 minimum, Gold at RM 1,000,000, and Platinum at RM 2,000,000) differ in deposit and lifestyle access, but all properties are encumbered from day one. Hartamas and Chestertons have detailed the tier mechanics, and the numbers are worth reading carefully. The Platinum tier is particularly notable because, unlike Silver and Gold, it grants active business and employment rights. At USD 1,000,000 fixed deposit plus RM 2,000,000 in property, this positions Malaysia as a credible low-cost alternative to Singapore's EP route for regional founders. The Johor-Singapore RTS Link is on track for December 2026 completion, and Johor assets in the Special Economic Zone are drawing investor attention ahead of it, despite the new flat 8% stamp duty for foreign buyers.

🇸🇬 Singapore: the government wants prices lower and it's doing something about it

The URA confirmed a release of 4,575 residential units via its H1 2026 Government Land Sales confirmed list, a figure that is 50% above the 10-year historical average according to PropertyGuru. By signalling near-infinite pipeline, the government is systematically destroying the scarcity narrative that traditionally drives aggressive developer land bidding. The result: private residential prices grew just 0.9% in Q1 2026, with the Outside Central Region leading at 2.2% and landed homes contracting 0.4%. Private home sales also hit a six-month low in June. On the commercial side, OUE and Tokyo Century paid S$385 million for the Crowne Plaza Changi Airport at S$869,565 per key, a clean signal of ongoing institutional appetite for Singapore hospitality even as the residential market cools.

🇻🇳 Vietnam: every property gets a permanent ID from tomorrow

Starting July 1, the Vietnamese Ministry of Construction launches a nationwide property identification system that assigns a permanent, unique code to every single real estate asset in the country, tracking its full legal, ownership, and transaction history. For international investors, this is constructive long-term news: the system is designed to dismantle the informal shadow market that has historically made Vietnam one of the trickier ASEAN markets to underwrite. Short-term friction is likely as speculative and leveraged capital exits ahead of increased state visibility. Separately, the Mekong Delta is seeing renewed investor focus tied to infrastructure: the Chau Doc to Can Tho to Soc Trang Expressway and the planned Can Tho Bridge 2 (incorporating high-speed rail) are projected to drive 5% to 15% price growth in logistics-adjacent corridors as Vietnam News reports.

How to think about the Cambodia exit window:

📅 Transact before Dec 31, 2026 if you are sitting on a gain and want to lock in a pre-tax exit. Legal transfer timelines in Cambodia can run 30 to 60 days. Back-calculate your reservation deadline accordingly.

📉 Market is already soft. Ordinary condos are trading 10 to 20% below their 2019 to 2021 peak per Bamboo Routes. The capital gains tax adds a second layer of value erosion for holders who wait. The math on waiting is getting harder.

⚠️ GRR schemes carry counter-party risk. Developers offering 8% net yield plus 110% buy-backs (visible now at Odom Tower and similar BKK1 projects per NovAsia) are essentially using your capital as balance-sheet financing. The yield is real only if the developer is solvent at year 5. In a declining market with an incoming tax, verify carefully before committing.

✅ If you are a buyer, the incoming tax is less relevant than the current market softness. The 2026 to 2027 window may actually produce some of the best entry prices seen since the market peaked. Well-located apartments with genuine tenant demand show price-to-rent ratios of 13 to 17 years, which is reasonable. The World Bank projects GDP growth at 3.9% in 2026, so the underlying economy is not collapsing.

What this means for your STR or rental strategy:

📚 School proximity drives selection. Families looking for long-stay rentals in Bangkok and Phuket are filtering first by school catchment, not by proximity to beaches or nightlife. Knowing which international schools sit within 10 minutes of your property is now a genuine listing differentiator.

🏠 2 and 3-bedroom units dramatically outperform. Education-driven households need a second bedroom for children and often a third for a live-in helper. Studios and 1-bedrooms simply don't get shortlisted. If you own a larger unit in Bangkok or Nai Harn/Rawai Phuket and you're currently running it as short-stay, it is worth modelling a long-stay rate comparison.

📅 Academic calendar creates predictable occupancy. Families arrive August to September and depart May to July. Vacancy falls between school terms. Unlike pure tourist-driven STR, you can forecast 10 to 11 months of occupancy per academic year with the right tenant profile and OTA channel mix adjusted accordingly.

💰 Rent-free fit-out periods are negotiable. Families relocating to a new country often request 1 to 2 weeks rent-free to set up. This is standard practice in the expat segment and worth building into your lease structuring rather than resisting it. The trade-off is a multi-year, low-friction tenancy in return.

🇮🇩 Jakarta: Indonesia's VAT exemption halves from Q3. Residential buyers in Jakarta rushed to transact in May and June to capture the government's 100% VAT exemption before it drops to 50% from Q3 2026. Real Estate Asia reports the Q2 surge was demand pulled forward, not organic. Expect a statistical slowdown in Q3 Jakarta volumes as buyers digest the pricing gap created by the subsidy halving.

🇵🇭 Philippines: prices rising while mortgages contract, a warning sign. BSP data released this week shows national residential prices accelerated 5.6% QoQ and 4.5% YoY in Q1 2026, with Metro Manila surging 10.4% QoQ. But residential real estate loans contracted across all regions simultaneously. Prices going up without corresponding mortgage growth is a classic sign of a market propped by cash buyers, OFW remittances, and developer pre-selling schemes, not by organic demand. Entry-level investors considering Manila condos should stress-test the exit against this dynamic.

🇲🇾 Malaysia: Sime Darby launches RM 1.25B Shariah data-centre and logistics fund. In a signal of where institutional capital is flowing in Malaysia, Sime Darby Property launched a RM 1.25 billion Shariah-compliant vehicle with major institutional investors including EPF and LTAT targeting its data-centre and logistics asset base. Analysts at HLIB project at least RM 62 million in annual profit contribution by H2 2027. Industrial and logistics assets in Malaysia's key corridors continue to attract capital even as the residential market recalibrates.

🇹🇭 Thailand's D-Value portal: free land valuation certificates now available online. The Thai Treasury now offers free online land and condo valuation certificates via its D-Value portal, delivered by email in approximately 10 minutes. For buyers doing due diligence on Thai properties, this is a genuinely useful free tool. Assessed value underpins transfer fee calculations, so understanding the gap between assessed and market value is relevant to negotiating the split of transaction costs with a seller.