Here is the English translation:
1. Tightening Control over Nominee Structures (Nominee Crackdown)
In September–October 2026, Thai government authorities significantly stepped up inspections of companies with foreign participation.
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The Core Issue: Particular attention is being paid to identifying nominee Thai shareholders used to bypass restrictions on land and villa ownership.
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Market Impact: Foreign buyers are increasingly favoring direct and fully transparent ownership structures—direct Freehold within the 49% foreign quota for condominiums or standard long-term Leasehold for land plots and villas—while avoiding complex corporate schemes.
2. Record Supply Volumes and a Shift Toward Infrastructure
According to recent reports from analytical agencies (AREA) for September–October 2026, the total volume of development projects on the island has exceeded ฿705 billion THB.
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Land Scarcity: Developers are facing rising land costs in prime locations (Cherngtalay, Bangtao, Kamala).
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Shift in Demand: Interest in featureless micro-apartments has declined. Buyers are focusing on large-scale residential complexes with well-developed internal infrastructure: dedicated wellness zones, co-working spaces, kids' clubs, and 5-star hotel management operators.
3. Scaling Up Transportation and Infrastructure Megaprojects
The development boom is accelerating government infrastructure initiatives, which were actively discussed during autumn industry meetings and inspections held by the island's property association:
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Transportation: Active construction of road interchanges and the expansion of key arterial roads continue in order to relieve congestion along the northern and central corridors.
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Airport: Expansion projects are underway to accommodate increasing international passenger traffic.
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Social Infrastructure: International schools and commercial medical centers continue to open and expand in the Bangtao and Kathu areas.
4. Shift in Investor Strategy: Capital Appreciation Over "Guaranteed Yields"
In recent months, investor behavior patterns have visibly evolved:
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The market share of strict "guaranteed yield" programs (7–10%) continues to shrink due to the high default risk among smaller developers.
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Buyers are moving toward Rental Pool models managed by international hotel brands or treating purchases as long-term capital preservation, aiming for capital appreciation over a 3- to 5-year horizon.
5. Tax Regulations
By late summer/autumn 2026, updated Land and Building Tax rates came into full force. Meanwhile, standard transfer fee incentives remain fixed and will operate routinely through mid-2027.
