Every October to December, property billboards and websites fill with "everything free", "live free for a year" or "we pay 12 instalments" as developers race to close annual sales and transfer targets. It's the best time of year for deals and the most confusing, because promotions are hard to compare. Converting everything into the same number is the key to deciding.
| Promotion | How to value it | Note |
|---|---|---|
| Free transfer fee | The buyer's normal share of fees, based on appraised value | Real value depends on what you'd normally pay and any government fee reductions in force |
| Free mortgage registration | The statutory percentage of the mortgage amount | Only valuable if you borrow |
| Free common fees | Monthly fee × free months | Check whether the initial sinking-fund contribution is included; it's often separate |
| Furniture and appliance packages | The market price of what you actually get, not the developer's quoted value | Check brands, models and quality; swap for a discount if unwanted |
| Instalment or interest subsidies | The amount actually paid on your behalf under the terms | Read the terms — instalments or lump sum, any cap |
| Cash discount | Full face value | Reduces the actual price, lowering the loan and some costs too |
Total the cash value of all promotions, then compare with the alternative: how much would the developer cut if you dropped every freebie? Buyers who don't need furniture or certain extras usually do better with a straight discount.
Some projects, especially resort-town condos or units sold to investors, offer multi-year rental guarantees. Appealing, but ask three questions. Is the guaranteed rate above real market rent for similar units nearby? If far above, the difference is usually priced in. Who provides the guarantee, and are they financially strong enough to pay for the whole term? When the guarantee ends, what will real rent be — and will resale prices reflect real rent or the guaranteed rate? Treat a rental guarantee as a discount paid back in instalments, not proof of a high-yield unit.
Some unsold units at year-end are overpriced or the wrong size for the market, but others are left because of position: west-facing units in afternoon sun, low floors near bin rooms or car parks, blocked views, or corner houses on noisy roads. Before deciding on the strength of a promotion, view the actual unit — orientation, floor, view, noise and distance from lifts or bin rooms. A big-looking discount may simply be a fair price for an inferior position.
Cash discounts are generally more flexible, cutting the price and loan directly. But if the freebies are things you'd buy anyway and their market value exceeds the discount offered, they may be worth more.
Read how and how much the developer pays, any cap, and whether the benefit survives if you refinance or resell during that period.
Yes. Resale sellers compete with developer promotions and are often more open to negotiation now.
Year-end promotions are a genuine opportunity, but convert everything to cash, compare with straight discounts, treat rental guarantees with caution and check leftover units' positions before deciding. Browse ready-to-transfer homes and condos at MyProperty listings and read more negotiation tips on the MyProperty blog.
Was this article helpful?
Hand-picked listings related to this article
Market InsightsKhao Yai has become Bangkok's favourite mountain weekend escape, filled with villas, cafés and resorts. Who buys here, the seasonal rental reality, why land-reform plots and unclear titles are the biggest risk, zoning near the national park, holding costs and a buyer's checklist.
Market InsightsThailand has become an aged society, and demographics move property markets slowly but relentlessly. Which home types gain and lose, the rise of downsizing and senior living, more inherited homes coming to market, fewer young first-time buyers, and what buyers, developers and investors should do about it.
Market InsightsHat Yai is southern Thailand's largest commercial city, drawing students, traders, medical patients and Malaysian visitors. How demand is structured, the main residential and commercial zones, the role of flood risk in pricing, and what buyers and investors should check in this distinctive provincial market.
