The Embark Estate Journal is Embark Estate's own publication on luxury homes in Bangkok and on the Thai coast: branded residences, freehold and leasehold, new launches and the buyers shaping the market, sourced and dated, with new articles most weeks.
Long-form, sourced and dated, with new pieces most weeks.
The cover story
New to Bangkok property? Four pieces answer the first questions.
How to buy well in Thailand, step by step.
Dusit Residences or Upper House Residences: the two ways to live on Lumphini Park
Dubai and Bangkok are different instruments. A comparison for the owner weighing both
What happens to a Bangkok condominium when the owner dies
Upper House Residences vs 98 Wireless: the two freehold towers on Wireless Road
Upper House Residences vs The Wireless Residences: which House suits you
Do you need a buyer's agent in Bangkok, and who pays for one
Upper House Residences vs EI8HTEEN SEVEN: two ways to own Wireless Road
DTV vs LTR visa: which door into Thailand is yours
How to buy a Bangkok condominium as a foreigner, step by step
What to ask before signing a Bangkok condominium sale agreement
What a Bangkok condominium handover inspection covers
The Thailand LTR visa, explained for property buyers
Buying off-plan in Bangkok: the financial case for early-phase entryWhat is a branded residence, and why they keep growing
From condos to villas: a guide to Thailand's property types
What Grade A office space means in Bangkok
The true cost of buying in Thailand: fees and transfer costs
Can foreigners own property in Thailand? What you can, and cannot, buyAgent, lawyer, or both: who you need to buy in ThailandThe hotel-branded homes reshaping Bangkok's top tier.
Branded residences around Lumphini Park, compared: which suits whom
Capella Residences Bangkok at WellEra: how to register, and what it does not give you
Capella explained: the No. 2 hotel in The 50 Best Hotels 2026, and its Bangkok residences
What is SLS? The hotel brand behind SLS Residences Bangkok
Upper House Residences completes its mat foundation on Wireless Road
Upper House Residences: 500 days on site without a lost-time injury
The best branded residences in Bangkok, 2026
Capella Residences Bangkok: a wellness residence at WellEra
Only 78 residences: inside SLS Residences Bangkok Sukhumvit 24
Upper House Residences Bangkok appoints Ritta as main contractor
Upper House: the hospitality brand behind the residences
Are branded residences in Bangkok worth the premium?
Upper House launches its first branded residences on Wireless Road
InterContinental Residences Bangkok Asoke: 88 freehold corner homes
Upper House Residences Bangkok begins foundations with SEAFCO
Dusit Central Park opens, and what it means for Dusit Residences
On the front row of Lumphini Park: Upper House Residences Bangkok
How Swire Properties secured its first Bangkok site on Wireless Road
Central Park Offices: the live-work case for Dusit Residences
Aman Nai Lert Bangkok: 34 residences on Wireless RoadNot sure where to start? A short note and we'll point you. Send a note
The central districts we work, read street by street.
International schools in Bangkok, and where families live, area by area
The best condominiums on Wireless Road, Bangkok
Phrom Phong and the Em District: a buyer's guideLumphini Park front or Wireless Road: choosing your corridor
The Lumphini park-axis in mid-2026: a corridor snapshot
The evolution of Wireless Road, from diplomatic district to luxury corridor
Only 11 homes: Sansiri's Sukhumvit 51 tower in Thonglor
Lane Cove: rare landed houses in a gated Rama III communityWho is buying, at what price, and where next.
NIMIT Lumphini Park North: the penthouse, Chiva-Som and Loro Piana
Around MahaNakhon: what is changing between Silom and Sathorn 12
The Dutch Embassy land on Wireless Road, reportedly sold: what stands around it
Move in now at ANIL Sathorn 12, or wait for The Monument Sathon in 2030?
The cable car, and the tower that shrank
Synthesis Ark Phuket: what is actually being built at Thalang
A Asset's SKV53 at Thonglor: a 40-year leasehold, a hotel and 220 branded residences
Langsuan's next tower, and why it will be leasehold
Is SC Residence the Rosewood Residences Bangkok? What is confirmed on Rama IV
The Monument Sathon: prices from THB 9.9 million on Sathon Soi 10
The Monument Sathon: Sansiri and Nomura's first joint venture
The Ritz-Carlton Bangkok, The Riverside: both banks of the Chao Phraya
Scope Prasanmitr: 62 residences on a Sukhumvit 23 corner
Dusit Central Park: the first resale and rental homes reach the market
16th Avenue by AP: the rumoured Asok tower beside Exchange Tower
Woeng Nakornkasem Yaowaraj: AWC's Chinatown landmark and its THB 40.5 billion financing
Reference BAIE River Bangpho: SC Asset's first riverside condominium
Bangkok vs Hong Kong property: an honest comparison for buyers
Bangkok vs Singapore property: an honest comparison for buyers
Should you buy in Bangkok to rent it out? An honest yield read
Central Embassy 2 and the Reinvention of Wireless Road
The 2026 vintage of Bangkok luxury residences
Who is buying Bangkok luxury condominiums in 2026
The Ritz-Carlton in Pattaya: what AWC has confirmed at Aquatique
EI8HTEEN SEVEN: inside One Bangkok's 55-storey residential tower
One Bangkok: the masterplan, and the residences within itPhuket, Koh Samui and Hua Hin, and what ownership really means there.
Skypark Elara or Waterside: which Laguna Lakelands apartment
Laguna Lake Residences Aster or Bellaguna Golf Residences: two ways into Laguna Phuket
Oceanus or Mazu: an apartment or a villa on the Bang Tao sand
Yara or Lakelands Waterfront Villas: a villa the hotel runs, or your own
Central Phuket's THB 7 billion expansion: what opens when
The Standard Residences, Phuket opens, and its developer shows Purita and Andaz next
Phuket's new road, airport and tram: what is real, and when
Phuket's property market is splitting in two. Here is the dated evidence.
ICONPHUKET: what Siam Piwat opens at Thalang in 2029, and the homes nearest it
Renting a villa in Phuket for a year: how a long let works
Villa or condominium in Phuket: which suits a foreign buyer
The Standard Residences, Phuket: ready to move in from October
The Title Heritage, Bang Tao: finished and ready to move in
Clinique La Prairie in Phuket: the Swiss longevity clinic opening at Tri VanandaPhuket has 35 branded residence projects. What does that really tell you?
Leasehold or freehold in Phuket: what a foreigner actually owns
The Banyan brand family explained: what each name over the door buys
Living inside Laguna: the lake, the golf course and Lakelands
The Banyan Group record: what forty-two years on one Phuket shore proves, and what it does not
Five words for the water: what beachfront actually means on Bang TaoThe Sanctuary Club: what an owner at Laguna Phuket actually gets in 2026Bang Tao, Layan or Kamala: choosing Phuket's west-coast shoreCompleted or off-plan in Phuket: which purchase are you actually makingBangkok or Phuket: which Thai property market is yoursBanyan Group's two condominiums on the Lakelands lakes share one set of contracts, fees and payment plans. What separates them is the building and what is left to buy: a one-bedroom on the water, or a family-size home with a pool. Compared from the developer's term sheets of October 2026.
Two Banyan Group condominiums inside Laguna Phuket, one by the main entrance and Boat Avenue, one beside the golf course. The payment plans match; the papers do not. Aster has the lower common fee and the choice not to let; Bellaguna Golf has a lease with written renewals, a transfer date of 2032 and homes up to 300 sqm. Compared from the developer's term sheets of October 2026.
Banyan Group's two addresses on the beach at Laguna Phuket, compared from the developer's term sheets of April and October 2026: one of 16 four-bedroom homes in four low buildings, or a villa on leased land with its own gate to the sand. Few homes are open at either, so the format decides.
Both are rows of single-storey pool villas by Banyan Group, sold to a foreign buyer as a freehold house on a 30-year land lease. What separates them is who runs the house: Yara's three-bedroom villas are hotel residences that only the hotel may let, and Waterfront Villas are private houses on a lake at Laguna Lakelands. Compared from the developer's term sheets, buyer FAQs and sample contracts.
Capella Residences Bangkok, Dusit Residences, SC Residences, The Residences at Sindhorn Kempinski, Upper House Residences and The Wireless Residences, side by side: how a buyer can act today, tenure, completion, brand, price information and Embark's role at each. Last checked 27 October 2026.
At the Financial Times’ Business of Luxury Summit in Bangkok, PACE Development unveiled the penthouse at NIMIT Lumphini Park North, furnished by Loro Piana Interiors, and its wellness programme with Chiva-Som. What was announced, who designed it, the view over Lumphini Park, and what is not published yet.
The school decides the address. This guide matches 18 international schools to the seven central areas where Embark advises, with road distances measured on OpenStreetMap, rail stops counted, and fees from each school's own 2026/27 schedule.
BDMS has announced no public sale and, as at 19 October 2026, has published no price or reservation terms. How to register with Embark and get the Capella guide, what BDMS plans, what a buyer would hold, and what to ask in writing before you pay anything.
Capella Bangkok ranked No. 2 in The 50 Best Hotels 2026. What the Capella name stands for, what changes when a hotel puts its name on a home, and where Capella Residences Bangkok stands as at 19 October 2026.
SLS began with one Beverly Hills hotel in 2008 and now belongs to Ennismore, majority-owned by Accor. Its first homes in Asia-Pacific are a 36-floor tower of 78 freehold residences on Sukhumvit 24, due in about 2030. What the brand gives an owner, and what is not released yet.
Central Pattana is adding 200,000 square metres to Central Phuket in three phases between late 2026 and 2028. What each phase brings, what has not been named, and how far it is from Bang Tao, Laguna and Kamala.
Two hotels on the old Narai site, a covered walkway and a skywalk: what has arrived or been confirmed since 2025 in the walkable blocks around King Power MahaNakhon, and how far each is from ANIL Sathorn 12, Tait 12 and The Monument Sathon.
CG Capital opened The Standard Residences in Bang Tao on 8 October 2026, ready to move into. The same week it showed agents its next two Phuket projects: Purita next door, 57 sqm one-bedrooms from ฿7.XX million, and an Andaz resort with residences at Layan.
Three projects every brochure mentions, each at a different stage. The Kathu to Patong expressway goes to Cabinet in December 2026 and opens, if approved, in October 2031. The airport's second phase is designed, not built. The tram is a study. Each row on an official's own word and date, last checked 10 October 2026.
Sales up 45 per cent in the first half of 2026, two-thirds of buyers foreign, and new condominium launches easing to 6,000 to 8,000 a year after a two-year surge. What CBRE, Colliers and C9 Hotelworks each said, what one developer added, and what it means above THB 20 million.
Thai business media report that the former Netherlands embassy compound, 19 rai of freehold between Wireless Road and Soi Ton Son, has sold for more than THB 20 billion. What is confirmed, what is not, the historic house demolished on 2 October, and every building around the site.
Siam Piwat, the developer behind Siam Paragon and a partner in ICONSIAM, will open a THB 10 billion destination of 12 attractions in Thalang, Phuket, in 2029, at the heart of CV Group's Synthesis Ark. What is confirmed, what is not, and the homes nearest the site that can be bought today.
A year's lease is an ordinary written contract between you and the owner, outside the hotel rules that govern nightly stays. The six steps, the seven lines to put in writing, and the two things that are your side of it: the visa and the TM30. As of October 2026.
A condominium can be yours on the title deed. A villa stands on land a foreigner cannot own, so it usually comes as a 30-year lease, and the two are run, let and sold under different rules. What each format gives you, as of October 2026.
The site opens in October and there are no show units any more: you walk the finished buildings and the home you would buy. 42 homes with a price, owners' freehold resales from ฿13.2M and the developer's leasehold from ฿21.93M, up to duplexes with their own pool.
A finished condominium of 789 homes around a garden of pools, near Boat Avenue, that you can walk today. 19 homes with a price on the developer's list, from ฿5.48M for a one-bedroom to ฿22.5M for three bedrooms, and the cheapest of each kind below.
The clinic that began on Lake Geneva in 1931 opens its first Southeast Asian health resort at Tri Vananda in November 2026, per the developer. What it is, what villa owners get from it, and the 7 villas on the list from ฿57.78M.
Fourth in the world, ahead of London. But 20 of the 35 have only been announced — nobody has built them yet. Here is how to tell the difference before someone quotes the number at you.
A condominium can be yours outright while its building's 49 per cent foreign quota is open. A villa sits on land you cannot own, so it comes as a registered lease of up to 30 years, and the renewals stacked on top are promises. The line between the two, and what to have in writing before you reserve.
Banyan Tree, Angsana, Garrya, and the estate's own residential lines. Four brands reach a home at Laguna Phuket, and the difference between them is not a tier. It is whether a hotel of the same name runs your building. What each one changes for service, for fees and for the next buyer.
Most of Laguna Phuket is not on the sand. It is on the lagoons a tin mine left behind, above an 18-hole course, and out in the Lakelands masterplan next door. The smallest homes on the estate are there, and so is the shuttle, the retail, the clinic and the kindergarten a household actually uses.
Two branded addresses on the same park, and only one of them has a price. Dusit Residences is finished and leasehold, with 87 resale asking prices on our book from THB 17.63 million. Upper House Residences is freehold, completing 2030 to 2031, and publishes nothing. What each side of the park gives a buyer in 2026.
Same station, same money, two timelines. A finished one-bedroom you can walk into today at ANIL Sathorn 12, or Sansiri and Nomura's new tower with keys in 2030. The arithmetic on both.
Banyan Group has been building the same estate on Bang Tao since 1984, on land that was a worked-out tin mine. That is the longest continuous development record on the island, and it answers fewer questions than a buyer is usually told. Here is the whole record, and the five questions it leaves open.
Most of what is sold as beachfront on this shore is a walk to the beach. Of the 60 coastal projects in our register, four sit on the sand itself, and exactly one of them is on Bang Tao. What each word for the water really promises, and what the one address on the sand costs.
Owner benefits are quoted in every Laguna sales conversation and almost never itemised, which makes them impossible to value. Here is the whole 2026 schedule, venue by venue, together with the conditions printed on the back of it.
At the prime end the price gap narrows to almost nothing. What actually separates the two markets is the currency behind them, the tax on the rent, the cost of getting in and out, and what a residence visa is attached to. An honest ledger for the Gulf-based owner, as of August 2026.
Thai law lets a foreign heir keep an inherited condominium only if that heir personally qualifies to own it, and only if the building still has room inside its 49 percent foreign quota. Where an estate divides between several heirs at once, as an Islamic estate does, both tests are applied to each of them separately.
AWC announced a cable car across the Chao Phraya on 10 July 2026, engineered without a single support in the river. Six weeks later it cut the Asiatique tower from about 100 storeys to 56 and moved it back from the water. For anyone holding a river view on the Charoen Nakhon bank, the second announcement is the one that matters.
CV Group's 491-rai masterplan on Thepkasattri Road broke ground in March 2026. The first phase contains no homes at all, and no residential component has a date, a price or a phase. What is confirmed, and what would count as news.
A Asset has given its first Thai project a working name, a value and a tenure. SKV53 is a THB 12 billion mixed-use on the former Bangkok Prep campus at BTS Thonglor, sold on a 40-year lease and due in 2030. What is confirmed, what is still open, and what the lease means for a buyer.
CG Capital, Central Group's property investment arm, has Bouygues on a Langsuan site leased long-term from the Privy Purse Bureau (formerly the Crown Property Bureau), preparing leasehold residences. The same developer's last building, on Asok, was sold as freehold. On this street the landowner decides the tenure, not the developer.
SC Asset is building 85 freehold residences over 37 storeys on Rama IV, facing Lumphini Park from the side opposite Wireless Road. It is expected to open as Rosewood Residences Bangkok, which neither SC Asset nor Rosewood Hotels & Resorts has yet announced. Here is what is actually known, and what is only expected.
Three shores inside twenty minutes of each other, and the choice between them decides more about how you will actually use a Phuket home than the building does. What each one gives you, what each one costs you, and who each one is genuinely wrong for.
Two thirds of what is marketed on this island does not exist yet. Buying it is a different transaction from buying a finished home, not a different product, and the questions that protect you are different too. What each side actually gives you, as of August 2026.
Both let a foreigner own a condominium outright, in their own name, on the same 49 percent quota. The difference is what happens next: Bangkok has a rental market we can measure, and Phuket has a villa market where most of the stock is a 30-year lease. An honest comparison, as of 2026.
Sansiri and Nomura Real Estate (Thailand) have published a range of about THB 9.9 million to THB 150 million for The Monument Sathon, 185 freehold residences rising 29 storeys about 80 metres from BTS Saint Louis. Handover is stated for the first quarter of 2030. Here is what sits behind the starting number.
The concrete raft beneath Upper House Residences Bangkok has been poured: 4.5 metres thick, cast in a single continuous slab across the whole tower footprint, engineered for 52 storeys above five basement levels and to a seismic category above the residential standard.
Sansiri and Nomura Real Estate (Thailand) have launched The Monument Sathon, a THB 4.5 billion freehold condominium of 185 residences on Sathorn Soi 10. Prices run from about THB 9.9 million to THB 150 million, and pets are welcome.
Asset World Corporation is building a 192-key Ritz-Carlton on both banks of the Chao Phraya: a new 20-storey tower and two restored buildings at The Lhong 1919, and a shophouse at Song Wat. Around it come The Songwad Scape and The Songwad Lanes. Opening is targeted for 2028.
A revised environmental filing sets Scope's next Bangkok building at 23 storeys and 62 residences on a 1.5-rai corner plot at Sukhumvit 23, down from the 24 storeys and 74 homes first filed. Fewer, larger homes is the Scope pattern.
As Dusit Central Park's June-to-July 2026 handover completes, the first resale and rental residences at Dusit Residences and Dusit Parkside are reaching the market. What is available, what it costs, and how the leasehold structure works, as of August 2026.
Market chatter points to a new top-tier AP Thailand tower on Sukhumvit 16, next to Exchange Tower and facing Benjakitti Park. Here is what has surfaced from an early EIA filing, and what remains unconfirmed.
AWC and SCB have signed a THB 40.5 billion sustainability-linked financing package, with THB 10.5 billion ring-fenced for Woeng Nakornkasem Yaowaraj, AWC's flagship mixed-use redevelopment of Bangkok's Chinatown. The confirmed detail, drawn from AWC's own disclosures.
SC Asset has secured a 13.9-rai Chao Phraya plot in Bang Pho for its first-ever waterfront condominium, Reference BAIE River Bangpho. What is confirmed, drawn from land records, trade press, and the developer's own registration page.
On 16 July 2026, the team building Upper House Residences on Wireless Road marked 500 consecutive days with zero lost-time injuries, and City Dynamic presented a Zero LTI Award to the main contractor, Stonehenge International. For a buyer, a disciplined site is a fair sign of a disciplined build.
Wireless Road has almost no freehold, which makes these two the real choice. 98 Wireless is a completed 2017 tower of 77 homes with Ralph Lauren Home interiors, trading on resale now. Upper House Residences is a forthcoming branded flagship by Swire and Foster + Partners. Established and ready against branded and forthcoming.
One Wireless Road development, two Houses by Swire Properties and City Realty. Upper House Residences is the wellness House, 52 storeys and 156 homes; The Wireless Residences by Upper House is the family House, 71 floors, 239 homes and pet-friendly. Both freehold, both appointed to Embark. Which one suits you.
Hong Kong scrapped its extra stamp duties on non-resident buyers in 2024, so the barrier to Bangkok is no longer Hong Kong's tax. It is Hong Kong's price, four to five times Bangkok per square metre. The yield gap is real but modest, and smaller than the figures in circulation. The trade-offs, as of 2026.
Singapore offers depth, liquidity, and a hard-currency safe haven, and charges foreign buyers a 60 percent stamp duty to enter. Bangkok offers freehold access, higher yields, and a fraction of the entry cost, in a younger market. The trade-offs, as of 2026.
Eight branded residences in Bangkok, one for each kind of buyer: freehold on the park, a home to move into this year, height, the river, privacy, Sukhumvit and a villa. With tenure, stage and today's asking prices.
Wireless Road holds Bangkok's densest cluster of ultra-prime condominiums, on the western edge of Lumphini Park. An honest shortlist of the buildings that define the street, with tenure, developer, and who each one suits, as of 2026.
Buyer-side advice in Bangkok typically costs the buyer nothing: on a new development the developer pays the agency's commission, and on resale the standard practice is that the seller pays. How the model works, what an appointed sales agency actually is, and what an advisor does that a listings portal cannot.
Emporium, EmQuartier, and EmSphere made Phrom Phong the Sukhumvit corridor's premium anchor. A buyer's guide to the residences around the EM District, with asking prices from our market ledger, July 2026.
Park view and morning park life on one side, embassy-district calm and freehold tenure on the other. Which buyer each address suits, and where the two meet at Upper House Residences.
One is a completed leasehold tower inside One Bangkok, ready to move into today. The other is a future freehold flagship on the front row of Lumphini Park. Both sit on Wireless Road, both are appointed to Embark, and they suit very different buyers.
The Destination Thailand Visa is a five-year pass for long stays. The ten-year LTR is a residence programme where a registered Bangkok condominium can carry the investment threshold. A plain guide to which suits whom, and why the timing of title matters.
What a prime Bangkok condominium actually earns as a rental: asking-basis gross yields of roughly 3 to 5 percent from our market ledger, the costs that pull gross down to net, and why branded residences run a different arithmetic.
Eight steps take a foreign buyer from choosing a corridor to holding the keys: reservation, legal review, the sale agreement, the foreign remittance and FET form, handover inspection, and transfer day at the Land Office. Each step has a deeper guide.
Central Group's reported second phase on Wireless Road, the established Central Embassy beside it, and the residential cluster from Upper House Residences to Aman Nai Lert: a buyer's guide to the short block carrying some of Bangkok's highest land values.
Capella Residences Bangkok is the residential heart of BDMS's new WellEra complex at the corner of Sarasin Road and Langsuan Road, opposite Lumphini Park: 262 homes, with a concept developed in collaboration with KPF, opening 2030. What is known so far, and how to get the Capella guide.
Three flagship residences delivering, one in active construction, the existing established towers continuing to absorb resale and rental demand, and a buyer mix of a steady Thai base alongside international buyers. A snapshot of the corridor at the midpoint of 2026.
The luxury residences handing keys to their first owners in central Bangkok in 2025 and 2026: the branded Dusit Residences, and ONE89 Wireless and EI8HTEEN SEVEN, the two leasehold condominium towers of One Bangkok, plus the next wave in the pipeline through 2031. What a buyer can walk through today versus what is still a floor plan.
Thai buyers remain the steady base of central Bangkok's luxury market. Among international buyers, the strongest groups in 2026 are mainland China, Taiwan, Japan, Myanmar, and the United States, with the UAE present and the UK and France leading from Europe. Drawn from Embark's own client flow.
A Bangkok condominium sale agreement runs twenty or thirty pages, largely in Thai, mostly drafted in the developer's favour. The short list of structural questions buyers should ask, and the documents to confirm, before the signature page.
A new condominium is delivered against a contractual specification. Most buyers cannot verify it themselves. Here is what a thorough handover inspection covers, why the timing matters, and how it works in practice.
How Thailand's ten-year Long-Term Resident visa supports living, investing, and owning property in Bangkok, and where it fits a serious purchase.
Asset World Corporation signed The Ritz-Carlton for Aquatique, its beachfront destination in Central Pattaya, on 28 January 2026: a hotel of 224 guest rooms. AWC has announced no residences there. What is confirmed, what is not, and what a buyer on this coast can act on now.
A low-density freehold tower on Sukhumvit 24, near BTS Phrom Phong: 78 homes with private lift access, The Sun Club pool and onsen on Level 33, construction from 2027 and completion in about 2030.
City Dynamic, the City Realty and Swire Properties joint venture, has appointed Ritta to build both towers of the Wireless Road freehold landmark. The structural phase is now underway.
How Bangkok's Wireless Road went from an embassy-lined boulevard to a freehold residential corridor between two parks, and the home of Upper House Residences Bangkok.
How off-plan, early-phase buying works in Bangkok's prime residential market: the mechanisms behind it, the trade-offs, and the risks that sit beside them.
Who Upper House is, the Swire Hotels brand known for design-led, discreet hospitality, and the philosophy now moving into ownership at Upper House Residences Bangkok.
Is a Bangkok branded residence worth paying more for than a comparable condominium? What the brand actually changes after you buy, why some hold their value, and the buildings that set the benchmark.
The Swire Hotels brand enters private ownership for the first time. Two freehold towers on Wireless Road, developed by City Dynamic and designed by Foster + Partners, with 156 and 239 homes.
A single 32-storey tower on Sukhumvit Soi 16, developed by Sixteen Residences with IHG: 88 residences, every one a corner layout, with IHG-led management and completion targeted for June 2029.
Foundation work is under way on the Wireless Road freehold towers, with SEAFCO as piling contractor: 200 bored piles to 80 metres and 550 metres of diaphragm walls, targeted for Q4 2025.
The Dusit and Central Pattana development at Silom and Rama IV opens its retail and rooftop park. For buyers, the more important point is what shares the complex: Dusit Residences.
One of the rarest positions in the city: a freehold plot facing Lumphini Park on Wireless Road, in a district where almost all park-front land is leasehold. The location case for Upper House.
The origin of Upper House Residences Bangkok: Swire Properties, the Hong Kong developer, partnering with Thailand's City Realty to secure a rare freehold plot on Wireless Road, its first residential project in Bangkok.
A 22-storey tower holding just 11 residences, on a triangular plot on Sukhumvit Soi 51 in the Thonglor district. The low count, and the building's shape, are the project's defining features.
A 43-storey Grade A office tower shares the Dusit Central Park complex with Dusit Residences. For an owner, it means living and working at one address, home upstairs, office downstairs.
A detailed look at EI8HTEEN SEVEN: 291 leasehold homes at One Bangkok facing Lumphini Park. The homes, the lease terms and fees, and launch pricing, set out plainly.
A small gated community of large family houses on Yannawa Road, Rama III, near Sathorn and the CBD. In a centre that is almost entirely vertical, houses with land are the unusual part.
A 17-hectare district on Rama IV by TCC Assets and Frasers Property. Inside it sit two residential towers Embark represents: ONE89 Wireless and EI8HTEEN SEVEN, both leasehold condominiums.
What a branded residence actually is, why buyers choose them, how they differ from a standard luxury apartment, and where they are concentrated in Thailand. A plain explainer.
The main property categories in Thailand, from city condominiums to coastal villas, plus the furnishing levels from bare shell to fully furnished, and what a foreign buyer can actually own.
The term appears in every commercial listing, usually unexplained. What 'Grade A' actually means, where it is concentrated in Bangkok, and why companies pay for it.
Beyond the price, buying property in Thailand carries fees that differ for freehold and leasehold. A plain breakdown of the main ones as of mid-2026: lease registration, transfer fee, maintenance, and the sinking fund, plus why the 2026 fee cut does not reach foreign buyers.
Foreigners can own a condominium outright, within a building's 49 percent foreign quota. Land is different. A current breakdown of freehold, leasehold, the company route, payment, and inheritance.
Neither an agent nor a lawyer is legally required to buy a condominium in Thailand. What each one does, where the roles differ, and when using both is the safer choice.
Aman's first Bangkok address, on the heritage Nai Lert Park site on Wireless Road: a 36-storey tower of 52 hotel suites and 34 residences, designed by Jean-Michel Gathy.
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