Upper House Residences and EI8HTEEN SEVEN are two of the residences Embark represents on Wireless Road, the diplomatic stretch between Lumphini Park and Benjakitti Park, and buyers regularly weigh one against the other. In practice they are near-opposites. One is finished and ready to live in; the other will not hand over until 2030. One is leasehold inside a masterplan; the other is freehold on the park’s front row. This is a plain comparison of the two, and of which buyer each suits.
Near-opposites, on the same street
EI8HTEEN SEVEN
Finished and ready to live in. Leasehold, inside a masterplan.
Upper House Residences
Hands over in 2030. Freehold, on the park's front row.
The two buildings
EI8HTEEN SEVEN is a 55-storey tower at 187 Wireless Road, inside the One Bangkok masterplan, with 291 leasehold residences completed in the first quarter of 2026 and ready for occupancy. Interiors are by B&B Italia, and every home is delivered with allocated parking. Embark Estate is one of several appointed sales agencies for the project. The full picture is on our EI8HTEEN SEVEN page.
Upper House Residences is the first Upper House branded residences in the world: two freehold Houses on Wireless Road facing Lumphini Park, designed by Foster + Partners for Swire Properties and City Realty. The wellness House, Upper House Residences, holds 156 residences; the larger family House, The Wireless Residences by Upper House, holds 239. It is in active construction, with handover targeted for 2030 on the wellness House and 2031 on the family House. Embark Estate is an appointed sales agency. The full case is on our Upper House Residences page.
Tenure: freehold or leasehold
This is the difference that decides most of the rest. Upper House Residences is freehold, held outright under the Thai Condominium Act within the condominium foreign-ownership quota. EI8HTEEN SEVEN is leasehold, on a 30 + 30-year structure inside One Bangkok. Neither is better in the abstract. Freehold on Wireless Road is rare, because new plots almost never come to market, so owning outright here is difficult to replicate. Leasehold, in return, usually prices below the equivalent freehold per square metre and is open to foreign buyers without the 49 percent freehold quota, which for many is the simpler legal path.
Buy EI8HTEEN SEVEN for what it is today. Buy Upper House for what it will be.
Timing: ready now, or 2030
EI8HTEEN SEVEN was completed in the first quarter of 2026. The home can be inspected before purchase, the building services and common areas are running rather than promised, and the capital moves at contract and handover. Upper House Residences is a purchase for the decade ahead: in construction now, with handover targeted for 2030 and 2031, bought off-plan against the future delivery of a freehold home on the park. One suits a buyer who wants to move in or let now; the other suits a buyer prepared to wait for something rare.
Price and access
The two sit at opposite ends of price transparency. EI8HTEEN SEVEN has an active resale market: as of June 2026, Embark represents buyers on resale homes from about THB 16 million for one-bedrooms, THB 41 million for two-bedrooms, and THB 63 million for three-bedrooms, across sizes of roughly 51 to 177 square metres, with prices indicative and subject to availability. Upper House Residences is sold by invitation, so pricing is shared privately with qualified buyers through the appointed sales agency.
Which buyer each suits
EI8HTEEN SEVEN suits the buyer who wants a finished home, or a rental working now, and is comfortable with leasehold. It rewards those who like to see the actual product before committing, and those holding for income, since the lower leasehold entry against Wireless Road rents can make a sound yield. There is also a live market to buy into and, later, to resell within.
Upper House Residences suits the long-horizon owner who wants freehold on the front row of Lumphini Park and is buying the future flagship rather than a home for this year. Scarcity is part of the case: a rare freehold plot, Foster + Partners architecture, and the first Upper House branded residences anywhere. The larger family House also carries family-scale layouts the completed buildings on the street rarely offer. In Embark’s own client flow, Thai buyers remain the steady base on both.
Choosing
The honest test is time. If you want a home or an income you can use now, and leasehold does not trouble you, EI8HTEEN SEVEN is finished and priced. If you are buying the decade ahead and want freehold on the front row, Upper House Residences is worth the wait. Because the two stand a few minutes apart on the same street, many buyers view both in a single visit and decide in person. The corridor they share is set out in our guide to the Lumphini and Wireless Road choice and our Lumphini park-axis guide. This is market observation, not investment advice.