Embark directAvailableBangkok · Branded Residences
Bangkok’s most considered addresses.
Park-front Bangkok, branded residences, and the city’s quietest streets.
Luka replies personally within 4 hours, Bangkok time.
Embark Estate · Thailand
A boutique advisory anchored at Lumphini Park, advising on branded residences in central Bangkok and on the Thai coast.
Embark Estate is a boutique luxury real estate advisory in Thailand, representing Thai and international buyers on branded residences and freehold condominiums in central Bangkok, across the Lumphini park-axis, Sukhumvit and Riverside corridors, and on the coast at Phuket, Pattaya, Hua Hin and Koh Samui.
LumphiniLangsuanWireless RdRatchadamriChidlomUpper SathornBang TaoHua HinKoh Samui
Our area
Lumphini corridor · BangkokThe streets around Lumphini Park are the quiet side of central Bangkok.
- Embassy district on Crown Property Bureau land
- Beside the city’s largest park
- Six train stations within walking distance
- Branded residences also on Sukhumvit and along the river
10+ years
In luxury real estate. Now focused on Thailand.
4 appointed projects
Upper House Residences, The Wireless Residences by Upper House, EI8HTEEN SEVEN and ONE89 Wireless.
Phuket · the west coastThe same buyers, on a different shore.
- Phuket, Pattaya, Hua Hin and Koh Samui, shore by shore
- We put forward what we have walked and would recommend
- Every project labelled beachfront, beachside or inland
- Ownership structure examined before the architecture
38projects
Recorded across four coasts, each with its status and ownership structure.
4coasts
The projects we stand behind 1 / 2
Appointed sales partner
Upper House Residences
The world's first Upper House branded residences, in two Houses on Wireless Road beside Lumphini Park.
A House in the Making
Resale & rental advisory
Dusit Residences
Dusit Residences at Dusit Central Park, above the greenery on Rama IV, with a rooftop park over the city.
Living That Feels Complete
Featured projects
Featured projects.
- 01Upper House Residences
- 02Dusit ResidencesDusit Central Park
- 03The Monument Sathon
- 04EI8HTEEN SEVEN
- 05ONE89 Wireless
Chosen for tenure, address, and developer. The full catalogue lives under Projects.
Find your residence
Find your residence.
The residences we hold directly, photographed as they stand. Or start with a street, a budget, or a building name.
1585residences tracked across central Bangkok · observed August 2026
Embark directAvailable
For saleReduced from ฿110,200,000
From the developer
Embark direct
Embark directAvailableTonson One Residence · Soi Tonson
TOS-013-bedroom residence
฿150,000,000
Also for rent ฿380,000 / month
Embark directAvailable
Embark directAvailable
On the market
Embark directAvailableMandarin Oriental Residences
MOR-016-bedroom riverfront penthouse
฿453,750,000
Also for rent ฿2,500,000 / month
Embark directAvailable
Embark directAvailable
Embark directAvailable
Embark directAvailable
Embark directAvailableWe advise on the coast as well: Phuket, Koh Samui and Hua Hin.
Appointed on Phuket: Banyan Tree Beach Residences Oceanus, Banyan Tree Beach Residences Sirena, Banyan Tree Beach Residences Varuna, Banyan Tree Beach Residences Nammu, Banyan Tree Grand Residences, Angsana Golf Residences Topaz, Bellaguna Lake Residences Lotus, Bellaguna Residences and Bellaguna Golf Residences, Laguna Lakelands, Laguna Beach Residences Bayside, Laguna Lake Residences Aster, Lakelands Waterfront Villas, Residences at Garrya Phuket, Angsana Oceanview Residences, The Residences at InterContinental Phuket Resort.
The Journal
A few things we’re following.
Read all journal
Dusit Residences or Upper House Residences: the two ways to live on Lumphini Park
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.
Move in now at ANIL Sathorn 12, or wait for The Monument Sathon in 2030?
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.
The Banyan Group record: what thirty-two years on one Phuket shore proves, and what it does not
Banyan Group has been building the same estate on Bang Tao since 1994, 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.
The Journal
Market views, project deep-dives, and neighbourhood guides. Written by Embark.
What we are seeing on the ground, and what it means for buyers.
Who we represent
Four appointments, and the building we know best.
Register of appointments
Upper House ResidencesSwire Properties + City RealtyAppointed sales partnerThe Wireless Residences by Upper HouseSwire Properties + City RealtyAppointed sales partnerEI8HTEEN SEVENOne BangkokAppointed sales agencyONE89 WirelessOne BangkokAppointed sales agencyBeyond the appointments
Dusit ResidencesDusit International + Central PattanaResale & rental specialistOne of our most active buildings: strong resale and rental demand, with new-development sales now transferring.Why buyers trust Embark
A boutique buyer-side advisory in Thailand.
The relationships below are held in writing or stated plainly. Nothing here is claimed beyond what we can show.
Written appointments
Active at Dusit Residences
A growing network
Read the detail
Written appointments
In Bangkok, Embark is an appointed sales partner with Swire Properties and City Realty for Upper House Residences and The Wireless Residences by Upper House, and appointed sales agency with One Bangkok for EI8HTEEN SEVEN and ONE89 Wireless, covering both sale and rental. On the coast, Embark is an appointed sales agency for Banyan Group and for PROUD Real Estate, covering 18 projects on Phuket, in Hua Hin and at Jomtien. Every one of these is held in writing and gives direct access to that developer’s sales desk, live inventory and price list. An appointment is never a reason to recommend a building.
Active at Dusit Residences
Embark advises on resale and rental at Dusit Residences at Dusit Central Park, one of our most active buildings. We do not hold a written appointment there; we work the building because our clients transact in it.
A growing network
Beyond the flagships, Embark works with a widening network of luxury developers, and advises on resale and rental across many of central Bangkok’s branded and luxury buildings. On the coast we have people on the ground in Phuket who take clients through the properties they ask about, and Luka travels down himself for a significant purchase. We keep no office and no staff outside Bangkok, and we would rather tell you that than imply otherwise.
Embark is founded by Luka Močnik and run with a small team of trusted advisors. Our clients are Thai and international private buyers. Reach Luka on WhatsApp at +66 64 773 5098, on LINE @embarkestate or at contact@embarkestate.com, and a person always replies.
The people behind EmbarkCommon questions
A few things we’re often asked.
Can foreigners buy freehold in Thailand?
Foreigners can own freehold condominium units within the foreign quota of a building, typically 49 percent. Land ownership requires alternative structures, which we walk you through case by case.
How do I see off-market listings?
Off-market listings are shared in a private conversation, after we understand what you are looking for and confirm we are the right fit for each other.
What does it cost to work with Embark?
Our advisory is free to the buyer. We are remunerated by the developer or seller on a successful transaction. There are no upfront fees and no obligation to proceed.
How is a viewing arranged?
A first conversation is by phone or video, usually before you fly. Viewings are then arranged around the days you are here. In Bangkok, Luka takes you himself. On the coast, our people in Phuket accompany you, and Luka travels down for a significant purchase.
Do you also handle rentals?
Yes. We let and manage rentals across the buildings we know best, Dusit Residences, The Ritz-Carlton Residences and One Bangkok among them, and every rental we hold is listed under Residences, filtered For rent. Send a rental enquiry through the same channels as a purchase.
Which areas do you cover?
In Bangkok, the streets around Lumphini Park: Wireless Road, Langsuan, Ratchadamri, Sarasin, Chidlom, and Upper Sathorn, plus branded residences on Sukhumvit and along the river. On the coast, Phuket, Pattaya, Hua Hin and Koh Samui, read shore by shore, with every project page stating whether we are appointed on it or working buyer-side.
Do you have an office in Phuket?
No. Embark is a Bangkok firm and keeps no office and no staff anywhere else. What we do have on the coast is people on the ground in Phuket who take clients through the properties they ask about, and Luka travels down himself for a significant purchase. We are an appointed sales agency for Banyan Group and for PROUD Real Estate, covering 18 coastal projects, and we work buyer-side on everything else we track.
Buyer's guide
Before you buy, read this.
Foreign ownership, the corridors, the costs, and the process. Free to your inbox.
About Embark
Embark Estate is a boutique real estate advisory in Thailand, anchored at Lumphini Park in Bangkok. We hold written appointments with Swire Properties, One Bangkok, Banyan Group and PROUD Real Estate, and advise at Dusit Residences, one of our most active buildings.
“We work with a small number of clients at a time, and recommend only the residences we would buy ourselves.”
Read about Embark