The register · 2026

Branded residences in Bangkok

Bangkok's branded residences are condominiums and villas developed with, and usually run by, a hotel or luxury brand: Ritz-Carlton, Four Seasons, Mandarin Oriental, Aman, Capella, Dusit, Porsche Design, and Upper House among them. This register, kept by Embark Estate, lists all 19 projects we cover in the city, with the brand, tenure, status and corridor for each.

  • 19 projects, a register, not a ranking
  • We say where we are appointed
  • Freehold or leasehold on every row
  • Asking prices, dated
The twin towers of Upper House Residences rising over Wireless Road and Lumphini Park in central Bangkok
19
Projects on the register
4
Corridors covered
13 / 19
Freehold projects
18
Brands and operators

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6 of 19The six we work on most closely.

The register at a glance.

Where they stand

  1. Lumphini park-axis8
  2. Sathorn2
  3. Sukhumvit corridor6
  4. Riverside corridor3

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Freehold or leasehold

13Freehold6Leasehold

Who puts their name on it

Homes for sale, each with a price and a page.

189 homes for sale across 12 of the register’s buildings, asking prices dated on each page.

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Before you buy, four questions.

Nineteen projects reduce quickly once you ask the right questions in the right order.

Question one

Freehold or leasehold

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Freehold passes under the Condominium Act, within the 49 percent foreign quota, and is the scarcer commodity in this register. Leasehold is typically a 30-year registered lease with renewal terms, priced lower per square metre, and open to foreign buyers without quota. On the Lumphini park-axis the split is stark: Aman Nai Lert, the Kempinski, St. Regis, and Dusit residences are leasehold, while Upper House Residences is the corridor's future freehold flagship. Neither answer is wrong; they are different purchases.

Question two

Completed or still to come

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A completed building can be walked, inspected, and priced against its own resale history: the Ritz-Carlton and Mandarin Oriental residences, Aman Nai Lert, and The Sukhothai Residences all trade today. An off-plan purchase buys tomorrow's building at today's terms and carries delivery timing instead: Upper House Residences targets December 2030, The Wireless Residences September 2031, Capella Residences 2030, and the InterContinental and SLS towers 2029.

Question three

What the operator promises

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The strongest format puts the operator's staff in the building full-time, as at the hotel-tied residences. Others carry the brand's design and covenant with independent management trained to hotel standards. Read each project page for how deep the operator's role runs; the difference shows up in service, in fees, and eventually in resale.

Question four

The corridor

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The Lumphini park-axis holds the densest cluster in the city, eight projects, and the only park-front addresses. Sathorn carries the skyline names, the Ritz-Carlton at King Power Mahanakhon and The Sukhothai. The Sukhumvit corridor runs newer and further east, Asok through Thonglor and out to The Forestias. The Riverside corridor trades height for the Chao Phraya. Each corridor has its own guide on this site.

Branded residences, answered

What is a branded residence?

A branded residence is a private home, usually a condominium, developed with and typically managed by a hospitality or luxury brand. The owner holds the property; the brand supplies management standards, staff or training, design oversight, and a covenant that keeps the building to the operator's specification. Bangkok's examples run from Ritz-Carlton, Four Seasons, Mandarin Oriental, and Aman to Dusit, Capella, Porsche Design, and Upper House.

Are branded residences in Bangkok freehold or leasehold?

Both, and the split matters more than any brand comparison. Of the nineteen projects on this register, thirteen are freehold and six are leasehold. Several of the Lumphini park-axis's most prominent branded projects (Aman Nai Lert Residences and the Kempinski, St. Regis, and Dusit residences) are leasehold, while Upper House Residences, 98 Wireless's neighbour on the same road, is freehold under the Condominium Act. Riverside and Sukhumvit lean freehold: the Mandarin Oriental residences, Banyan Tree Residences Riverside, the InterContinental and SLS towers, and Porsche Design Tower Bangkok.

Which hotel brands have residences in Bangkok?

As of 2026: The Ritz-Carlton (King Power Mahanakhon), Four Seasons and Mandarin Oriental and Banyan Tree (Riverside), Aman (Nai Lert Park), Kempinski and The St. Regis (Ratchadamri), Dusit (Dusit Central Park), The Sukhothai (Sathorn), InterContinental (Asok), SLS (Sukhumvit 24), Six Senses (The Forestias), Capella (opening 2030 at WellEra on Sarasin), and Upper House, whose two Houses on Wireless Road bring the Hong Kong hotel's name to Bangkok. Porsche Design carries the format beyond hotels entirely.

Do branded residences cost more than unbranded condominiums?

Generally yes, on both sides of the ledger: asking prices per square metre run above unbranded neighbours, and common fees run higher because the operator's service model costs more to run. What the premium buys is management to a published standard, a building kept to covenant, and a name that travels at resale. Whether it holds in any given building is an evidence question, which is why every project page on this site carries a dated table of observed asking prices rather than a slogan.

Which branded residences in Bangkok are still to complete?

As of August 2026: Upper House Residences targets December 2030 and its sister House, The Wireless Residences by Upper House, September 2031. Capella Residences Bangkok is planned for 2030 at WellEra on the Sarasin and Langsuan corner. InterContinental Residences Bangkok Asoke and SLS Residences Bangkok Sukhumvit 24 both target 2029. Dusit Residences, Porsche Design Tower Bangkok, and the two Forestias villa estates are under construction. Everything else on the register is completed and trades on the resale market.

Which branded residences in Bangkok are freehold?

Of the 19 projects on this register, 13 are freehold: Banyan Tree Residences Riverside Bangkok, InterContinental Residences Bangkok Asoke, Mulberry Grove Villas, Porsche Design Tower Bangkok, Ritz-Carlton Residences Bangkok, SC Residences, SLS Residences Bangkok Sukhumvit 24, Six Senses Residences The Forestias, The Residences 38, The Residences at Mandarin Oriental, Bangkok, The Sukhothai Residences, The Wireless Residences by Upper House and Upper House Residences Bangkok. The rest are leasehold. A foreign buyer can hold a freehold condominium in their own name inside the building's 49 per cent foreign quota. General information, not legal advice.

Where can I buy a branded residence in Bangkok today, and from what price?

189 homes are for sale across 12 of the register's buildings, each with its own page, asking price and date. The Sukhothai Residences from ฿52M (31 homes); The Residences at Sindhorn Kempinski Hotel Bangkok from ฿25M (29 homes); Ritz-Carlton Residences Bangkok from ฿42M (28 homes); The Residences 38 from ฿21.2M (24 homes); Four Seasons Private Residences Bangkok from ฿34.5M (20 homes). The lowest starting price is ฿21.2M at The Residences 38. These are asking prices, not transaction prices.

Which Bangkok branded residences is Embark appointed on?

Embark Estate is one of the appointed sales agencies on The Wireless Residences by Upper House and Upper House Residences Bangkok, each held in writing, and advises on resale and rental at Dusit Residences. On every other project on this register we advise from the buyer's side and hold no appointment.

Answered

More answers.

  • 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 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.

How this register is kept.

What they are

What the brand actually buys

A branded residence attaches a hospitality operator's name, standards, and usually its staff to a private home. In practice the brand buys three things: building management trained to the operator's own service manual, a covenant on how the building must be kept for as long as the name stays on the door, and a resale market that recognises the name from Hong Kong to Dubai.

Bangkok has taken to the format faster than any city in Southeast Asia. The register below runs from hotel names (Ritz-Carlton, Four Seasons, Mandarin Oriental, Aman, Kempinski, St. Regis, Capella, InterContinental, Dusit, Six Senses, SLS, Banyan Tree, The Sukhothai, Upper House) to design houses (Porsche Design) and developer estate brands (Mulberry Grove). The trade-off is equally real: common fees run higher than unbranded equivalents, and the operator's rules bind every owner. Whether that trade is worth it depends on the building, which is what the rest of this page is for.

Where Embark stands

Advisory with a declared position

Embark Estate is one of several appointed sales agencies on the two Houses of the Wireless Road development, Upper House Residences and The Wireless Residences by Upper House. At Dusit Residences, one of our most active buildings, we advise on resale and rental. Every other project on this register we represent through our developer network or advise on from the buyer's side.

We state the mandate on every page because it is the honest way to sell: you should know when we act for a developer and when we act only for you. Either way the advice runs building by building, and the observed market tables on each project page are dated so you can see exactly what the market was asking, and when.

The register

Appointed: Embark Estate is one of several appointed sales agencies on Upper House Residences and The Wireless Residences by Upper House (Swire Properties and City Realty). Resale & rental: at Dusit Residences, one of our most active buildings, Embark advises on resale and rental and holds no appointment. Network: represented through our developer network, or advised on resale and rental. Market coverage: buildings Embark advises on as part of its coverage of the central market, with no relationship held with the developer.

Register as of August 2026. Tenure and completion facts are stated on each project's own page.

Phuket has its own register: 39 branded residences above THB 20 million, grouped by brand owner. The Phuket branded-residence register.

The curved facade of Upper House Residences on Wireless Road, Bangkok, lit at dusk.

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