Three central-Bangkok residences hand over to their first owners in the 2025 to 2026 window: one branded, Dusit Residences, and two leasehold condominium towers inside One Bangkok that no hotel or lifestyle brand runs, ONE89 Wireless and EI8HTEEN SEVEN. A separate set is in the pipeline through 2031, and two established buildings from Embark’s developer-network catalogue, completed in 2017 and 2022, offer finished alternatives alongside them. This is a survey of what is handing over now, what is in the pipeline, and what the 2026 vintage tells a buyer about the next two to three years of the central Bangkok luxury-residence market.
Shipping in the 2025 to 2026 window
Three buildings handing keys to their first owners inside a single window, which is unusual.
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Three of Embark’s flagship projects are delivering in this window: two where Embark is one of the appointed sales agencies, and Dusit Residences, where Embark is an appointed resale and rental agency, appointed by the developer.
- ONE89 Wireless. One Bangkok project at 189 Wireless Road. Completed 2025. A leasehold condominium tower rather than a branded residence, and the first One Bangkok residential tower to reach owner handover.
- EI8HTEEN SEVEN. One Bangkok project at 187 Wireless Road. Completed Q1 2026. A leasehold condominium tower rather than a branded residence, and sister project to ONE89 Wireless on the same side of the corridor.
- Dusit Residences. Dusit International and Central Pattana joint venture at 946 Rama IV, on the Silom and Rama IV intersection. Handover from July 2026. Part of the broader Dusit Central Park redevelopment. Embark is an appointed resale and rental agency here, appointed by the developer.
These three are the 2026 vintage proper. Alongside them, two established central-Bangkok residences, completed years earlier, are covered through Embark’s developer network and give a 2026 buyer finished, proven alternatives in the same corridors.
- 98 Wireless. Sansiri-developed residence on Wireless Road, completed 2017. A settled building with nearly a decade of transaction history. Available through our developer network.
- ANIL Sathorn 12. Grand Unity Development project on the Sathorn corridor, completed 2022. Available through our developer network.
In the pipeline through 2031
The ones still going up, and roughly when each is due.
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The most prominent pipeline project Embark represents is Upper House Residences, the Swire Properties and City Realty co-development on Wireless Road, where Embark is one of the appointed sales partners. Foundation work began in August 2025 with SEAFCO on piling and diaphragm walls. Ritta was appointed main contractor in January 2026. Target completion is December 2030 for Upper House Residences and September 2031 for The Wireless Residences. The project carries 156 and 239 units across two towers, designed by Foster + Partners. It is the first branded-residence project from the Upper House hospitality brand of Swire Hotels.
Two further pipeline projects round out the picture to 2031 in central Bangkok. Aman Nai Lert Bangkok, often listed with them, is no longer pipeline: it opened in 2025.
- Capella Residences Bangkok. Wellness-led development by BDMS on Sarasin Road, beside Lumphini Park. A hotel-and-residence tower and a low commercial building, with a planned direct walk into the park. Embark Estate advises buyers on it and takes registrations for its pre-launch.
- SLS Residences Sukhumvit 24. Pipeline branded residence in the Sukhumvit corridor. Embark Estate is one of the appointed sales agencies.
Already open: Aman Nai Lert Bangkok. 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 leasehold residences, designed by Jean-Michel Gathy, open since 2025. Embark advises on resale activity at this address.
What “vintage” means for a luxury-residence buyer
Buildings finished in the same couple of years share a specification, and they compete with each other on resale for the rest of their lives.
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A vintage is the cohort of luxury residences delivering or near-delivering in a defined window. The 2026 vintage in central Bangkok is exceptional. Three buildings handing over inside a 12 to 18 month window, two of them on Wireless Road, plus established buildings already standing in the same corridors and a clear pipeline of further central projects through 2029 to 2031. Vintages this dense happen rarely.
For a buyer entering the market in 2026, this compresses choice in a useful way. Most 2026-vintage units can be walked, the finish judged in person, the orientation verified against the floor plan, the building’s lobby and common-area performance assessed on the day. A pre-completion piece can offer only the developer’s renders and the contract. The 2026 vintage offers the unit itself.
There is a second consequence. Resale liquidity tends to be tightest in the years immediately after handover, then loosens as transactions in the building accumulate and comparable evidence becomes available. A buyer choosing a 2026-vintage unit usually has clearer exit visibility within two to three years than one choosing a pre-completion piece, because the building’s own transaction history starts compounding sooner.
The corridor distribution
Almost all of it lands on one stretch of streets, which is why that area behaves differently from the rest of the city.
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Wireless Road carries the highest density of 2026-vintage and pipeline residences in central Bangkok. Two of the three handing over (ONE89 Wireless, EI8HTEEN SEVEN), the established 98 Wireless (completed 2017), the largest pipeline project (Upper House Residences), and Aman Nai Lert Bangkok, open since 2025, are all on this single street.
The Silom and Rama IV intersection carries Dusit Residences, immediately adjacent to the broader Dusit Central Park redevelopment. The Lumphini park-front Sarasin frontage carries the Capella Residences Bangkok in pipeline. Sathorn carries ANIL Sathorn 12 (delivered). The Sukhumvit corridor adds SLS Residences Sukhumvit 24 in pipeline. The Lumphini park-axis, broadly defined, remains the centre of gravity for the vintage.
The 2026 vintage compresses Bangkok’s central luxury-residence choice into one window. Three buildings handing over, a clear pipeline through 2031, and a buyer who can walk the unit in person before committing. Vintages this dense happen rarely.
