Why I Wouldn’t Buy Property in Thailand Right Now
(And Why Timing Matters More Than Ever for Australians)
Over the years, I’ve helped clients make big financial decisions — and one thing I’ve learned is this:
A great asset bought at the wrong time can still be a poor decision.
That’s exactly how I feel about buying property in Thailand right now if you’re an Australian using AUD.
Let me be clear upfront:
This has nothing to do with Thailand as a destination.
Thailand remains one of the most compelling lifestyle and value markets in the world.
The issue today is far more boring — but far more powerful:
The Thai baht is strong. The Aussie dollar is weak.
And that combination quietly erodes your buying power before you even step into a showroom.
The invisible cost Australians often miss: currency
Most Australians focus on:
- the condo,
- the view,
- the lifestyle,
- the yield potential.
Very few stop and ask the most important question first:
“How much Thailand can my AUD actually buy right now?”
Property in Thailand is fundamentally baht-priced.
Even if agents talk in AUD, the exchange rate does the real negotiating — and right now, it’s not on your side.
A simple $500,000 example (this is where it gets real)
Let’s assume you have $500,000 AUD to invest.
Buying today (early 2026)
- AUD → THB ≈ ฿21 per $1 AUD
- $500,000 AUD ≈ ฿10.5 million
Buying when the AUD was stronger (mid-2022)
- AUD → THB ≈ ฿25.6 per $1 AUD
- $500,000 AUD ≈ ฿12.8 million
The difference?
Over ฿2.3 million baht.
That’s not a rounding error. That’s real money.
What does ฿2.3 million actually mean on the ground?
In practical terms, that currency difference alone can mean:
- a better location vs “almost” the right area,
- a sea-view instead of a building view,
- a higher-quality development with stronger resale appeal,
- or simply not overpaying in AUD terms for the same asset.
Same property.
Same buyer.
Very different outcome — purely because of timing.
Why buying during a strong baht is dangerous
When your currency is weak, buyers tend to do one of two things:
- Compromise
They accept less than what they really want and justify it emotionally. - Stretch
They push their budget further than planned just to make the numbers work.
Neither is ideal — especially when this is meant to be a lifestyle or legacy purchase, not a rushed transaction.
Thailand rewards patience.
Currency markets punish impatience.
So what should smart Australians do instead?
1. Separate research from execution
This is the perfect time to:
- understand locations,
- shortlist quality buildings,
- learn ownership structures,
- get clear on total costs and legal pathways.
Just because you’re not buying yet doesn’t mean you’re not preparing.
2. Set a clear exchange-rate trigger
You don’t need to pick the perfect rate — just avoid the worst one.
Many buyers I speak with decide in advance:
- “If we see ฿23.5–฿24+ again, we move.”
That single decision can save hundreds of thousands of dollars over a lifetime.
3. If you must buy now, manage the risk properly
If circumstances mean you’re buying despite the rate:
- structure payments intelligently,
- stage transfers where possible,
- negotiate timelines,
- and acknowledge currency risk rather than ignoring it.
Pretending FX doesn’t matter is how people regret otherwise good purchases.
The honest takeaway
Thailand is still Thailand.
The lifestyle is still extraordinary.
The long-term appeal hasn’t changed.
But at today’s exchange rate, Australians are paying a currency premium — and premiums reduce margin, flexibility, and long-term satisfaction.
As someone who’s spent 25 years helping people make better financial decisions, my view is simple:
Great outcomes come from patience, clarity, and timing — not urgency.
If you want help understanding when and how to position yourself — without pressure, hype, or rushed decisions — that’s exactly what I help clients do.
The right property at the right time still exists.
You just don’t need to force it today.