Answered

Questions about Bangkok property, answered

One question, one page, one answer you can check. Where we cannot answer, the page says so and says what we can do instead.

• What is Upper House Residences?

  Upper House Residences is a two-tower freehold branded-residence development on Wireless Road in central Bangkok, by Swire Properties and City Realty, completing between 2030 and 2031.

• What does Upper House Residences cost?

  Upper House Residences does not publish prices, and there is no public per-square-metre benchmark for it: the developer sells by private appointment and discloses pricing unit by unit to qualified buyers.

• Who is building Upper House Residences?

  Upper House Residences is developed by Swire Properties, the Hong Kong developer behind The Upper House hotel, together with the Bangkok developer City Realty, with Stonehenge International as main contractor and RITTA on site.

• What is Wireless Road in Bangkok?

  Wireless Road, or Thanon Witthayu, is the embassy street running along the eastern edge of Lumphini Park in central Bangkok, and it holds the densest concentration of freehold branded residences in the city.

• Can you rent at Dusit Residences, Dusit Central Park?

  Yes. Dusit Residences and Dusit Parkside at Dusit Central Park are both available to rent, from about THB 120,000 a month, and Embark handles rentals there directly as one of our most active buildings.

• Is Dusit Central Park freehold or leasehold?

  Leasehold. Dusit Central Park stands on Crown Property Bureau land, so what is sold is a registered lease rather than freehold title, and both Dusit Residences and Dusit Parkside are on that basis.

• What is Dusit Central Park?

  Dusit Central Park is a mixed-use development at 946 Rama IV Road beside Lumphini Park in central Bangkok, by Dusit Thani and Central Pattana, whose 69-storey residential tower holds two collections: Dusit Residences on floors 30 to 69 and Dusit Parkside on floors 9 to 28.

• Is EI8HTEEN SEVEN freehold or leasehold?

  Leasehold. EI8HTEEN SEVEN is sold on a 30 + 30 year structure: an initial 30-year lease registered with the Land Office, plus a contractual right to renew for a further 30.

• What does The Monument Sathon cost?

  The Monument Sathon was marketed from about THB 9.9 million to THB 150 million in August 2026, a range that runs from the smallest residences to the largest.

• What is Reference BAIE River Bangpho?

  Reference BAIE River Bangpho is SC Asset's first riverside condominium: three towers of 1,742 residences on a 13.9-rai Chao Phraya site in Bang Pho, Bangkok, from a 23.8 sqm studio to a 274.4 sqm penthouse; pre-launch as of September 2026, priced from THB 2.79 million.

• What is The Embassy Wireless?

  The Embassy Wireless is a freehold condominium under construction on Wireless Road in central Bangkok, a 41-floor tower of 757 residences by a joint venture of Hongkong Land and Noble Development, with handover expected in 2028.

• What is SLS Residences Bangkok Sukhumvit 24?

  SLS Residences Bangkok Sukhumvit 24 is a freehold branded condominium on Soi Sukhumvit 24 near Phrom Phong, developed by Valanti Group, a 36-floor tower of 78 residences expected to complete in 2029.

• What is the difference between Upper House Residences and The Wireless Residences?

  Upper House Residences and The Wireless Residences by Upper House are two separate Houses on adjacent freehold plots of one Wireless Road development, built under separate permits: the 52-storey wellness House holds 156 residences, and the 71-floor family House holds 239.

• What is Sindhorn Lumpini?

  Sindhorn Lumpini is a leasehold condominium on Sarasin at the edge of Lumphini Park, developed by Siam Sindhorn, a 14-floor tower of just 20 large residences completed in 2018.

• What is ONE89 Wireless?

  ONE89 Wireless is the flagship residential tower of the One Bangkok masterplan at 189 Wireless Road, about ninety leasehold residences completed in 2025, and it sold out from the developer so it now trades only through resale and rental.

• What is The Residences at The St. Regis Bangkok?

  The Residences at The St. Regis Bangkok is a branded residence on Rajadamri: 53 leasehold homes on the upper floors of the 47-floor St. Regis Bangkok, completed in 2011 and served by the hotel below.

• What rental yield does a luxury Bangkok condominium actually give?

  Measured across our own ledger of central Bangkok buildings, freehold runs at a median gross yield of about 3.8 per cent and leasehold at about 6.2 per cent, so tenure moves the yield far more than the corridor does.

• What is Magnolias Ratchadamri Boulevard?

  Magnolias Ratchadamri Boulevard is a leasehold condominium on Ratchadamri at the Ratchaprasong junction, developed by MQDC and designed by Gensler: a 60-floor tower of 316 residences completed in 2015.

• What is 98 Wireless?

  98 Wireless is Sansiri's freehold tower on Wireless Road, completed in 2017: 77 residences across 25 floors, designed by dwp in Beaux-Arts style with Ralph Lauren Home interiors.

• What is ROMM Convent?

  ROMM Convent is the 32-floor, 180-residence freehold condominium that Proud Real Estate completed on Convent Road, the street that links Silom to Sathorn, within walking distance of BTS Sala Daeng and MRT Silom.

• What is Capella Residences Bangkok?

  Capella Residences Bangkok is the residential component of BDMS's WellEra complex at the Sarasin and Langsuan corner in central Bangkok: a 45-storey tower of 262 residences designed by KPF, announced for 2030.

• Which brand is operating SC Residences?

  It is expected to open as Rosewood Residences Bangkok, which neither SC Asset nor Rosewood Hotels & Resorts has yet announced. SC Asset markets SC Residences as a branded condominium beside Lumphini Park and has named no operator in its own material.

• Is SC Residence the Rosewood Residences Bangkok?

  It is expected to be: SC Residence on Rama IV is expected to open as Rosewood Residences Bangkok, which neither SC Asset nor Rosewood Hotels & Resorts has yet announced. It is marketed as a branded residence with no operator named, and we will update this page the day either announces it.

• What is for sale at ANIL Sathorn 12, and at what price?

  As of September 2026 Embark holds one home at ANIL Sathorn 12: a 46 sqm one-bedroom on the 25th floor, for sale at THB 12,250,000 or to rent at THB 46,000 a month, freehold, with one parking space, available now.

• What is The Ritz-Carlton Residences Pattaya?

  The Ritz-Carlton Residences Pattaya is a branded residence on the Aquatique Pattaya beachfront, brought by Asset World Corporation with Marriott, on Thailand's Eastern Seaboard.

• What is on Sathorn Soi 10?

  Sathorn Soi 10 is a short residential lane off South Sathorn Road in Bang Rak, about 80 metres from BTS Saint Louis, and its notable building is The Monument Sathon, the first joint venture between Sansiri and Nomura Real Estate.

• What is Scope Langsuan?

  Scope Langsuan is a freehold condominium on Langsuan on the Lumphini park-axis in central Bangkok, developed by Scope with architecture by KPF and interiors by Thomas Juul-Hansen, completed in 2023.

• What is Windshell Naradhiwas?

  Windshell Naradhiwas is a freehold condominium in Sathorn on Naradhiwas Rajanagarindra Road, developed by YLP: a 28-floor tower of just 36 large duplex residences, completed in 2019.

• Which residences are inside One Bangkok?

  Two: ONE89 Wireless at 189 Wireless Road, about ninety leasehold residences completed in 2025, and EI8HTEEN SEVEN at 187, a 55-storey tower of 291 leasehold residences. Embark Estate is an appointed sales agency for both.

• What is Sansiri's Sukhumvit 51 tower?

  It is a 22-storey Sansiri tower on Sukhumvit Soi 51 in Thonglor holding just 11 residences, built on a triangular plot whose shape is the reason for the unusually low count.

• What is Lane Cove?

  Lane Cove is a small gated community of large family houses on Yannawa Road at Rama III in Bangkok, and its point is simple: these are houses with land, in a centre that is almost entirely vertical.

• What is Sindhorn TONSON?

  Sindhorn TONSON is a leasehold condominium on Tonson on the Lumphini park-axis, developed by Siam Sindhorn: a low-density tower of 59 residences over 17 floors, completed in 2018.

• What is MAVISTA Phrom Phong?

  MAVISTA Phrom Phong is a freehold condominium on Sukhumvit 33/1 in Phrom Phong, developed by Major Development: a 32-floor tower of 45 residences expected to complete in 2029.

• What is Porsche Design Tower Bangkok?

  Porsche Design Tower Bangkok is a freehold branded condominium on Soi Sukhumvit 38 near BTS Thong Lo, developed by Ananda Development with Porsche Design: a 21-floor tower of 22 Sky Villa residences, set for completion in 2028.

• Which Bangkok branded residences are actually run by a hotel operator?

  Only some of them. A branded residence can be run day to day by the hotel group whose name is on it, or it can simply carry a brand with no operator behind the front desk, and the difference is the single most useful question to ask before buying one.

• What security does a Bangkok branded residence actually have?

  At the operator-run buildings it is 24-hour manned security rather than a camera and a night guard, and the more useful measure is how few people share your lift: a private lift to each residence removes the corridor entirely.

• What is NIMIT Lumphini Park North?

  NIMIT Lumphini Park North is a freehold condominium on Langsuan on the Lumphini park-axis, developed by PACE Development: a 54-floor tower of 187 residences, completed in 2026.

• What is the Central Embassy extension?

  A large development behind Central Embassy on Ploenchit, expected to include luxury leasehold residences. It is rumoured rather than announced: no developer statement, no timetable and no product has been made public, and we will not describe one as though there had been.

• What is 16th Avenue by AP?

  16th Avenue is AP Thai's project on Soi Sukhumvit 16 by Asok, on the edge of Benjakitti Park, and what is publicly documented about it comes from its environmental impact assessment rather than from a sales launch.

• What is The River, Bangkok?

  The River is a freehold condominium on the Chao Phraya riverfront at Krung Thonburi, developed by Raimon Land and completed in 2012 in two towers of 71 and 42 floors, and at completion it was the tallest residential building on the river.

• What is BDMS WellEra, and why is it also called Project Hercules?

  WellEra is BDMS's wellness complex on the Sarasin and Langsuan corner opposite Lumphini Park, unveiled in June 2026: a preventive-healthcare clinic, a wellness retreat, a retail arcade, and Capella Residences Bangkok, a 45-storey tower of 262 homes opening in 2030.

• What is Aman Nai Lert Residences Bangkok?

  Aman Nai Lert Residences is a branded residence on Wireless Road inside the gardens of Nai Lert Park, developed by the Nai Lert Group with Aman: 34 leasehold homes set above the 52-suite Aman hotel that opened on the same site in 2025.

• Is The Ritz-Carlton Residences, Bangkok in One Bangkok?

  No. The Ritz-Carlton Residences, Bangkok occupies floors 23 to 73 of the King Power MahaNakhon tower at 114 Naradhiwas Rajanagarindra Road in Silom, about two kilometres from One Bangkok: 209 freehold homes by PACE Development, designed by Buro Ole Scheeren and completed in 2016.

• What is Vittorio Sukhumvit 39?

  Vittorio Sukhumvit 39 is a freehold condominium at the mouth of Soi Sukhumvit 39 near BTS Phrom Phong, developed by AP Thailand: a 28-floor tower of 88 residences completed in 2017.

• What is MUNIQ Phrom Phong?

  MUNIQ Phrom Phong is a freehold condominium at the start of Sukhumvit 39, about 20 metres from BTS Phrom Phong, developed by Major Development: a 34-floor tower of 106 residences completing around 2027.

• What is SALADAENG One?

  SALADAENG One is a freehold condominium on Soi Sala Daeng 1 opposite Lumphini Park, developed by SC Asset: a 33-floor tower of 187 residences completed in December 2018.

• What is a penthouse at The Residences at Mandarin Oriental, Bangkok?

  The Residences at Mandarin Oriental, Bangkok is a 52-floor riverfront tower of 146 freehold homes in ICONSIAM, developed by MQDC and completed in 2018; its penthouses and duplex penthouses run from 380 to 710 square metres, against 130 to 230 for a standard residence.

• What is The Residences at Sindhorn Kempinski Hotel Bangkok?

  The Residences at Sindhorn Kempinski Hotel Bangkok is a leasehold branded residence on the Lumphini park-axis at Langsuan, developed by Siam Sindhorn inside Sindhorn Village: a 33-floor tower of 231 homes serviced by the Sindhorn Kempinski Hotel, completed in 2019.

• Is 185 Rajadamri freehold?

  Yes, and it is the only freehold condominium on Ratchadamri Road, where the land is otherwise leasehold: a 35-floor Raimon Land tower of 266 homes opposite Lumphini Park and the Royal Bangkok Sports Club.

• What is SCOPE Thonglor?

  SCOPE Thonglor is a freehold condominium on Sukhumvit 55 beside BTS Thong Lo, developed by Scope with SC Asset: a 32-floor tower holding just 18 residences, one to a floor, each with private lift access, completed in 2024.

• What is InterContinental Residences Bangkok Asoke?

  InterContinental Residences Bangkok Asoke is a freehold branded condominium on Sukhumvit 16 at Asok, developed by CG Capital: a 32-floor tower of 88 residences and the first standalone InterContinental branded residences, with completion targeted for 2029.

• What is TELA Thonglor?

  TELA Thonglor is a freehold condominium on Thonglor near BTS Thong Lo, developed by Gaysorn Property with SCDA Architects as design consultant: a 32-floor tower of 84 residences completed in 2019, most floors carrying two homes with a private lift each.

• What is The Strand Thonglor?

  The Strand Thonglor is a freehold condominium at the Thonglor junction on Sukhumvit Soi 55, developed by One.Six Development in joint venture with MQDC: a 30-floor mixed-use tower of 188 residences completed in 2021, sitting directly over the BTS Thong Lo entrance.

• What is The Sukhothai Residences?

  The Sukhothai Residences is the 41-floor tower of 196 freehold homes that HKR International of Hong Kong built beside The Sukhothai Bangkok hotel on South Sathorn Road, drawing on the hotel's gardens and restaurants without being run as hotel floors.

• What is BEATNIQ Sukhumvit 32?

  BEATNIQ Sukhumvit 32 is a freehold condominium at the corner of Sukhumvit Road and Soi 32, a short walk from Thonglor, developed by SC Asset: a 34-floor tower of 197 residences completed in 2018.

• What is Tonson One Residence?

  Tonson One Residence is a freehold condominium on Soi Tonson, a quiet lane off Langsuan near Lumphini Park, developed by Asset Five Group: a low-density 29-floor tower completed in 2023, and one of the few freehold buildings on a stretch of the park-axis that is otherwise leasehold.

• What is MUNIQ Langsuan?

  MUNIQ Langsuan is a freehold condominium on Soi Tonson off Langsuan near Lumphini Park, developed by Major Development: a single 28-floor tower of 166 residences in one- to three-bedroom layouts and penthouses, and one of the few genuinely pet-friendly buildings on the park-axis.

• Where is the Upper House Residences sales gallery?

  There is no public sales gallery to visit. The developer has deliberately not published its location, so there is no address to go to and no showroom open on a walk-in basis; viewings of both Houses are private appointments arranged through the appointed sales agency.

• Does buying a condominium in Thailand get you a visa?

  Not on its own, and not at all for the DTV, which has no property route. A Thai condominium can count toward the Long-Term Resident visa's investment test, but only as part of a wider requirement: at least USD 1 million in global assets together with at least USD 500,000 invested in Thailand.

• What are Bangkok's luxury branded residences?

  They are homes in buildings that carry a hotel or design brand, and Embark's Bangkok register holds ${bkkWord(BKK_REG)} of them among ${bkkWord(BKK_TRACKED)} buildings we track: Aman, Ritz-Carlton, Mandarin Oriental, Four Seasons, Banyan Tree, Dusit, St Regis, SLS, InterContinental, Capella, Porsche Design and others.

• What is Woeng Nakornkasem Yaowaraj?

  Woeng Nakornkasem Yaowaraj is Asset World Corp's largest single mixed-use development and its first major project in Bangkok's Chinatown, on more than 14 rai in the heart of Yaowarat, backed by a THB 10.5 billion green loan ring-fenced within a THB 40.5 billion package signed with Siam Commercial Bank on 16 July 2026.

• How much do residences at Capella Residences Bangkok cost?

  No price has been published. BDMS unveiled WellEra in June 2026 without a price list or a public sales launch, and as of August 2026 Capella Residences Bangkok is an off-plan prospect for a 2030 opening.

• Is Capella Residences Bangkok the same as the Capella Bangkok hotel?

  No. Capella Bangkok is a riverside hotel at 300/2 Charoen Krung Road that opened in 2020. Capella Residences Bangkok is a separate tower planned at the Sarasin and Langsuan corner opposite Lumphini Park, announced for 2030.

• Who is Capella, the brand behind Capella Residences Bangkok?

  Capella is a Singapore-based luxury hotel group of around ten hotels, owned by the Kwee family through Pontiac Land. Its Bangkok riverside hotel was named No.1 in The World's 50 Best Hotels 2024.

• Is Capella Residences Bangkok freehold or leasehold?

  Leasehold. The site sits on Crown Property Bureau land at the Sarasin and Langsuan corner, and BDMS has not published the lease term, so no number is stated here.

• How much does a resale cost at Dusit Central Park?

  Observed asking prices run from about THB 17.63 million for a 57 sq.m one-bedroom at Dusit Parkside to THB 198 million for a 315 sq.m three-bedroom at Dusit Residences, as of August 2026.

• What is the difference between Dusit Residences and Dusit Parkside?

  They are two collections in one 69-storey tower at Dusit Central Park. Dusit Parkside occupies floors 9 to 28 and holds every one-bedroom; Dusit Residences runs from floor 30 to 69 and starts at two bedrooms.

• What is Angsana Golf Residences Topaz?

  Angsana Golf Residences Topaz is a golf-side branded residence inside Laguna Phuket on the Bang Tao shore, unveiled by Banyan Group on 13 February 2026, with two and three-bedroom condominiums and penthouses of 121 to 408 square metres.

• How much does Angsana Golf Residences Topaz cost?

  Banyan Group has not published a price for Angsana Golf Residences Topaz, so Embark does not print one: we publish a coastal asking price only once the developer has cleared it.

• Can a foreigner buy freehold at Kiara Reserve Residences?

  On anything still unsold, no. Kiara Reserve's 49 per cent foreign freehold quota is full, so a foreign buyer takes a registered lease, and the villas stand on land a foreigner cannot hold outright in any case. The one freehold route is a penthouse resale, bought inside that quota while it was open.

• What is Banyan Tree Beach Residences Oceanus?

  Banyan Tree Beach Residences Oceanus is a beachfront branded residence on Bang Tao beach in Phuket, developed by Banyan Group inside Laguna Phuket, with sixteen four-bedroom homes of 416 to 768 square metres and a developer target of 2028.

• What is STILL Sukhumvit 20?

  STILL Sukhumvit 20 is a freehold condominium on Sukhumvit Soi 20 in the Asok area of Bangkok by SC Asset with Tokyo Tatemono: 30 floors, 124 residences, a private lift to every unit, completing September 2028.

• Which agency sells Upper House Residences?

  Embark Estate is an appointed sales agency for Upper House Residences and The Wireless Residences by Upper House, the two Houses of Swire Properties and City Realty's Wireless Road development, named alongside other agencies; pricing and private viewings are arranged through Embark.

• Who sells Banyan Tree Beach Residences Oceanus?

  Embark Estate is an appointed sales agency for Banyan Group, appointed in writing in August 2026 and not exclusively, and sells Banyan Tree Beach Residences Oceanus on Bang Tao beach in Phuket with unit-by-unit pricing confirmed directly with the developer.

• What is Swire Properties building in Bangkok?

  Swire Properties' first Bangkok residential development is the two-House Wireless Road project with City Realty: Upper House Residences (52 storeys, 156 homes) and The Wireless Residences by Upper House (71 floors, 239 homes), both sold through appointed agencies including Embark Estate.

• How much does The Wireless Residences by Upper House cost?

  The Wireless Residences by Upper House does not publish prices: pricing is on request through an appointed sales agency, and Embark Estate, appointed by the developer, confirms the price of a specific residence privately.

• How much does Banyan Tree Beach Residences Oceanus cost?

  Banyan Group's own page gives the guidance: residences from about THB 160 million and penthouses to about THB 391 million, roughly THB 375,000 to 426,000 per square metre, as published by the developer on 1 September 2026.

• What is Banyan Tree Beach Residences Varuna?

  Banyan Tree Beach Residences Varuna is a row of eight four-bedroom beachfront townhomes on Bang Tao beach inside Laguna Phuket, each on four levels with a private lift, a garden terrace and a rooftop infinity pool, launched by Banyan Group in July 2026.

• What is Laguna Phuket?

  Laguna Phuket is an integrated resort estate on the Bang Tao shore of Phuket, developed by Banyan Group since 1994 on a rehabilitated tin mine, with its own 18-hole golf course, lagoon system, beach clubs, hotels and residential addresses.

• Is Laguna Phuket freehold or leasehold?

  It depends on the format, not on the estate: condominium apartments in Thailand can ordinarily be held freehold by a foreign buyer within a building's 49 per cent foreign quota, while villa and land product is ordinarily offered on a registered lease instead.

• When does Banyan Tree Beach Residences Oceanus complete?

  Banyan Group targets the fourth quarter of 2028, and its own project page describes construction as substantially progressed as of September 2026, with foundations, structure, roofing and plastering largely complete.

• What is the payment plan at Banyan Tree Beach Residences Oceanus?

  The developer's own quotation of 8 April 2026 sets out a non-refundable reservation deposit of THB 1 million, the contract signed within thirty days, and then five instalments of 20 per cent: the first on contract, the rest at 25, 50, 75 and 100 per cent of construction.

• How many branded residences does Phuket have?

  Phuket has 40 branded residences above THB 20 million on our own register, grouped by brand owner, and the figure is counted from the catalogue behind this site rather than typed into a sentence.

• Which Phuket projects are absolute beachfront?

  Of the coastal projects this site tracks, only three are absolute beachfront, with the land running to the sand: Banyan Tree Beach Residences Oceanus on Bang Tao and Twinpalms Residences MontAzure on Kamala in Phuket, and Sasara Hua Hin on the Gulf.

• What is The Sanctuary Club at Laguna Phuket?

  The Sanctuary Club is Banyan Group's owner-benefit card for Laguna Phuket, valid from 1 January to 31 December 2026 and honoured at nine operators inside the estate, with 30 per cent off rooms and 25 off food and drink at several of them and 50 per cent off green fees at Laguna Golf Phuket.

• Can foreigners buy property in Phuket?

  Yes, within limits set by the format: a foreign buyer can hold a Phuket condominium freehold in their own name inside the 49 per cent of a building's sellable area that Thai condominium law reserves for foreign ownership, while villas and land are ordinarily offered on a registered lease instead.

• What are The Residences at InterContinental Hua Hin?

  InterContinental Residences Hua Hin is a completed freehold branded condominium on the Gulf shore at Hua Hin, developed by PROUD Real Estate with IHG, of 238 units across nine buildings, finished in December 2022.