Dusit Residences and Upper House Residences are the two branded residences facing Lumphini Park in Bangkok that a buyer weighs against each other in 2026: a completed leasehold tower at Rama IV with resale and rental prices on the table, and a freehold pair of towers on Wireless Road completing 2030 to 2031 with no published price. Almost every other difference between them follows from that one.
- 69
- storeys at Dusit Central Park406 residences, handover under way since July 2026
- 52 + 71
- floors, the two Upper House towers156 and 239 residences, due 2030 and 2031
- 17.63 M
- THB, lowest Dusit resale asking87 asking prices observed June 2026
- Not published
- Upper House pricinggiven in person, unit by unit, to registered buyers
Two corners of one park
Dusit Residences stands at 946 Rama IV Road, where Rama IV meets Silom on the park’s southern edge, inside the Dusit Central Park masterplan by Dusit International and Central Pattana. One 69-storey building holds 406 homes in two collections: Dusit Parkside on floors 9 to 28, and Dusit Residences on floor 30 and above. Both are managed by Dusit Thani. Handover to owners began in July 2026 and residents are moving in.
Upper House Residences sits on the other side of the park, on Wireless Road, and it is not one building but two. Upper House Residences rises 52 floors with 156 homes, stated for December 2030. The Wireless Residences by Upper House rises 71 floors with 239 homes, stated for September 2031. Both are by City Dynamic, the joint venture of Swire Properties and City Realty, both are designed by Foster + Partners, and together they hold 395 freehold residences.
One park, two positions
Dusit Residences
Leasehold, 30 + 30 years. 69 storeys, 406 homes, complete, handover since July 2026. Resale and rental figures published on our own pages.
Upper House Residences
Freehold under the Thai Condominium Act. 52 and 71 floors, 156 and 239 homes, stated for December 2030 and September 2031. No published price.
What you can buy today
At Dusit Central Park there is a market. Embark observed 87 resale asking prices in June 2026, the lowest at THB 17.63 million for a 57 square metre one-bedroom at Dusit Parkside, and rentals from THB 120,000 a month. Those are observations of asking figures on a dated book, not achieved prices, and they move. The whole book sits on the building’s own page, and one of the homes on it is this one-bedroom.
At Upper House there is nothing to resell, because nobody has taken keys. Homes are sold new, by private appointment, through an appointed sales agency, and the price is given in person, unit by unit, once a buyer registers and is qualified. The developer publishes no price, no per square metre benchmark and no floor plans, and there is no walk-in sales gallery to visit.
- Dusit Parkside, floors 9 to 28. One and two bedrooms plus special units, 55 to 250 square metres. Every one-bedroom in the building is here.
- Dusit Residences, floor 30 and above. Two to four bedrooms and penthouses, 118 to 900 square metres, with their own lobby and driveway and private amenities on level 46.
- Upper House Residences, 52 floors. Two bedrooms of 125 to 166 square metres up to penthouses of 749 to 923. No one-bedroom is offered in this House.
- The Wireless Residences by Upper House, 71 floors. One bedroom at 85 square metres through to penthouses of 453 to 767, and the multi-generational layouts the other House does not carry.
Leasehold at Rama IV, freehold on Wireless Road
Dusit Central Park is leasehold. The land sits under a long-term lease between Dusit Thani Public Company Limited and the institutional landowner, and purchasers acquire leasehold rights on a 30 + 30 year structure. Upper House is freehold, held outright under the Thai Condominium Act, with foreign buyers owning inside the building’s foreign quota. On Wireless Road, on the Lumphini park-axis, most land is held on long lease, which is part of what makes a freehold pair there unusual.
One building has a price you can check this week and a lease with a horizon. The other has freehold title and a date in 2030.
2026 or 2031
Dusit Central Park is finished and occupied. Upper House began construction in the second quarter of 2025 and states December 2030 for the first House and September 2031 for the second. That is four to five years between one set of keys and the other, and the two buildings are at opposite ends of a building’s life: one can be inspected, the other is a permit, a drawing and a completion date.
Dusit Residences and Dusit Parkside
Complete and lived in, so the finish, the view from a specific unit, the service charge and the management can all be seen before anything is signed. Held on a 30 + 30 year lease. A one-bedroom exists here, at Dusit Parkside, and a rental market exists alongside the resale one.
Upper House Residences and The Wireless Residences
Freehold, designed by Foster + Partners, and four to five years from keys. Nothing can be walked through yet and no price is published, so a buyer registers, is qualified, and is given the price in person. Upper House Residences itself begins at two bedrooms.
Where Embark stands
Embark advises on resale and rental at Dusit Central Park; it holds no appointment from the developer. It is one of the buildings we are most active in, and the book quoted above is our own. At Upper House, Embark Estate is one of the appointed sales agencies for Upper House Residences and The Wireless Residences by Upper House, appointed in March 2026 by the developer City Dynamic Co., Ltd.; the appointment is not exclusive. Both can be seen on the same day. Luka personally replies within 4 hours on WhatsApp or LINE.