Data
The Embark Bangkok Price Index
Median asking price per square metre and median rent, corridor by corridor, with the tenure split.
ExploreThe Embark Bangkok Yield Ranking · 2026
Bangkok luxury condominiums, ranked by a number we measured
The Embark Bangkok Yield Ranking is an ordered list of 31 luxury condominiums in central Bangkok, ranked by the gross rental yield their asking prices and asking rents implied in July 2026, measured building by building on Embark Estate's own market ledger.
Read this first
The order is arithmetic, not opinion
Every list of the best condominiums in Bangkok is somebody's opinion, and most of them are written by the developer or the agency selling the building. This one is not a list of the best. It is a list ordered by one measurable thing: what a building's asking rent per square metre, over twelve months, comes to as a share of its asking price per square metre.
That is a gross yield at asking. It is arithmetic on figures Embark observes in the live market, building by building, and it is published with the method beneath it so that anyone can check it. It describes what today's asking figures imply. It does not say what any residence will earn, and it says nothing about design, service, views or the pleasure of living there, which is why the buildings we like best are scattered through the table rather than gathered at the top.
- Buildings ranked
- 31
- Highest gross yield
- 7.8%
- Freehold median
- 3.8%
- Leasehold median
- 6.2%
- Observed
- July 2026
The ranking
Gross yield at asking, highest first
One row per building. A building appears only where both its sale side and its rent side carry at least five observations, so every figure rests on a real sample. Observations were gathered in July 2026. Click a building for its project page; the corridor medians behind the whole market are on the Price Index.
| # | Building | Tenure | Corridor | Observations | Gross yield |
|---|---|---|---|---|---|
| 1 | The Residences at Sindhorn Kempinski Hotel BangkokBranded | Leasehold | Lumphini 公园中轴 | 24 for sale · 21 to let | 7.8% |
| 2 | Sindhorn TONSON | Leasehold | Lumphini 公园中轴 | 12 for sale · 10 to let | 6.9% |
| 3 | Oriental Residence Bangkok | Leasehold | Lumphini 公园中轴 | 8 for sale · 11 to let | 6.6% |
| 4 | Sindhorn Residence Langsuan | Leasehold | Lumphini 公园中轴 | 15 for sale · 23 to let | 6.2% |
| 5 | Magnolias Ratchadamri Boulevard | Leasehold | Lumphini 公园中轴 | 18 for sale · 11 to let | 6.1% |
| 6 | The Residences at The St. Regis BangkokBranded | Leasehold | Lumphini 公园中轴 | 6 for sale · 6 to let | 5.5% |
| 7 | Tait Sathorn 12 | Freehold | Sathorn | 32 for sale · 13 to let | 5.1% |
| 8 | Four Seasons Private Residences BangkokBranded | Leasehold | Riverside 走廊 | 20 for sale · 9 to let | 4.9% |
| 9 | The Monument Thong Lo | Freehold | Sukhumvit 走廊 | 13 for sale · 6 to let | 4.6% |
| 10 | The Estelle Phrom Phong | Freehold | Sukhumvit 走廊 | 32 for sale · 23 to let | 4.5% |
| 11 | Scope Langsuan | Freehold | Lumphini 公园中轴 | 37 for sale · 15 to let | 4.5% |
| 12 | Hyde Heritage Thonglor | Freehold | Sukhumvit 走廊 | 9 for sale · 11 to let | 4.4% |
| 13 | Tonson One | Freehold | Lumphini 公园中轴 | 13 for sale · 6 to let | 4.4% |
| 14 | Celes Asoke | Freehold | Sukhumvit 走廊 | 21 for sale · 14 to let | 4.3% |
| 15 | BEATNIQ Sukhumvit 32 | Freehold | Sukhumvit 走廊 | 15 for sale · 8 to let | 4.3% |
| 16 | MUNIQ Langsuan | Freehold | Lumphini 公园中轴 | 14 for sale · 14 to let | 4.2% |
| 17 | ANIL Sathorn 12 | Freehold | Sathorn | 16 for sale · 15 to let | 4.1% |
| 18 | SALADAENG One | Freehold | Lumphini 公园中轴 | 18 for sale · 15 to let | 3.9% |
| 19 | The Strand Thonglor | Freehold | Sukhumvit 走廊 | 13 for sale · 12 to let | 3.9% |
| 20 | MARQUE Sukhumvit | Freehold | Sukhumvit 走廊 | 28 for sale · 27 to let | 3.7% |
| 21 | Banyan Tree Residences Riverside BangkokBranded | Freehold | Riverside 走廊 | 16 for sale · 8 to let | 3.7% |
| 22 | Magnolias Waterfront Residences | Freehold | Riverside 走廊 | 35 for sale · 10 to let | 3.6% |
| 23 | Q Langsuan | Freehold | Lumphini 公园中轴 | 16 for sale · 15 to let | 3.5% |
| 24 | The Diplomat 39 | Freehold | Sukhumvit 走廊 | 11 for sale · 19 to let | 3.4% |
| 25 | Vittorio Sukhumvit 39 | Freehold | Sukhumvit 走廊 | 17 for sale · 5 to let | 3.4% |
| 26 | The Sukhothai ResidencesBranded | Freehold | Sathorn | 31 for sale · 18 to let | 3.2% |
| 27 | The River | Freehold | Riverside 走廊 | 35 for sale · 8 to let | 3.2% |
| 28 | 185 Rajadamri | Freehold | Lumphini 公园中轴 | 36 for sale · 17 to let | 3.1% |
| 29 | The Park Chidlom | Freehold | Lumphini 公园中轴 | 18 for sale · 15 to let | 3.1% |
| 30 | The Residences at Mandarin Oriental, BangkokBranded | Freehold | Riverside 走廊 | 16 for sale · 9 to let | 2.9% |
| 31 | Ritz-Carlton Residences BangkokBranded | Freehold | Sathorn | 25 for sale · 19 to let | 2.7% |
Observed July 2026. Asking figures, not transaction figures. Refreshed with each edition of the Price Index.
Every figure on this page is a gross yield at asking, before every cost of ownership: common fees, sinking fund, management, income tax, vacancy between tenancies, furnishing, insurance and maintenance. Net yield is materially lower, and how much lower depends on the building and on how the residence is run. Asking prices are not transaction prices, and a single residence can sit well either side of its building's figure. This is general market information as observed in July 2026. It is not investment, tax or legal advice, and anyone weighing a purchase should take advice on their own circumstances.
Why leasehold leads
A term you buy, not a building you keep
The top of the table is leasehold, and that is not an accident of this quarter. A leasehold residence sells for roughly a third less per square metre than comparable freehold, because the term is finite and a buyer discounts it. It rents for more, because the leasehold stock on the Lumphini park-axis is prime, hotel-branded and serviced, and a tenant pays for the address without pricing the tenure. Yield is rent over price, so both sides push it up at once.
A higher yield on leasehold is therefore the market pricing a real cost: the term runs down, and the discount shows up when you sell rather than while you let. A freehold building lower in the table may be the sounder purchase for a buyer who intends to hold for twenty years. The ranking gives you the number; it does not make that choice for you.
Who is not here, and why
The floor of five keeps some names out
A building needs at least five sale observations and five rental observations in the current ledger to be ranked. New and unbuilt projects have no rental record yet, so the projects Embark is appointed on, Upper House Residences, The Wireless Residences by Upper House, EI8HTEEN SEVEN and ONE89 Wireless, do not appear, and neither does Dusit Residences, where we advise on resale and rental but the rental side of the ledger is still thin. They will join the table when their rental record exists, on the same arithmetic as everyone else.
The ranking is also confined to the central corridors the Price Index measures: the Lumphini park-axis, Sukhumvit, Sathorn and the river. A building elsewhere in Bangkok, however good, is outside the dataset rather than below the line.
How it is built
The method, stated plainly
The inputs are the asking prices and asking rents Embark observes in the live market, gathered building by building from portals and other agencies and deduplicated by hand. They are the same observations that produce the Embark Bangkok Price Index; nothing here is typed in separately.
For each building, we take the median asking price per square metre across its sale observations and the median asking rent per square metre per month across its rental observations. The gross yield is twelve times the rent median divided by the price median, rounded to one decimal place. Medians, not averages, so one trophy penthouse cannot move a building's figure.
A building is ranked only where both sides carry at least five observations. Below that a figure is an anecdote, not a rate, and the building is left out rather than ranked on thin evidence. Where two buildings share a yield to one decimal place, the one with more observations behind it is listed first; the tie is real.
The ranking publishes the ratio and not the two prices that made it. Per-building asking prices per square metre are not published on this site; corridor-level medians are, on the Price Index. That is a deliberate choice, made on 4 August 2026, and it holds here.
The table refreshes with each edition of the Price Index, as the underlying observations are renewed. Every figure carries the months it was observed in, and the whole table can be downloaded as a file.
Questions this ranking answers
The questions people ask, answered with data
Which luxury condominium in Bangkok has the highest rental yield?
On Embark's ledger the highest gross yield at asking is The Residences at Sindhorn Kempinski Hotel Bangkok at 7.8 per cent, measured as twelve months of its median asking rent per square metre over its median asking price per square metre. It is a leasehold building, and the leasehold rows lead the whole table for the reason explained above: a shorter term sells at a discount and rents at a premium.
Is this a list of the best luxury condos in Bangkok for 2026?
No. It is a list of 31 central Bangkok luxury condominiums ordered by one measured number, gross rental yield at asking, with the method published. The best building for a given buyer depends on tenure, size, service, view and how long they intend to hold, and no single figure settles that. What this table does is replace opinion with a number anyone can check.
Why are leasehold buildings at the top?
Because yield is rent divided by price and both move the same way on leasehold. A leasehold residence sells for roughly a third less per square metre than comparable freehold, since the term is finite, and it rents for more, since the leasehold stock on the park-axis is hotel-branded and serviced. Across the 7 leasehold and 24 freehold buildings ranked here, the medians sit well apart.
Why is Upper House Residences, or EI8HTEEN SEVEN, not on the list?
A building is ranked only when its sale side and its rent side each carry at least five observations in the current ledger. The projects Embark is appointed on, Upper House Residences, The Wireless Residences, EI8HTEEN SEVEN and ONE89 Wireless, are new or unbuilt and have no rental record yet, so they cannot be ranked. They join the table on the same arithmetic once that record exists.
Does the ranking show what each building costs per square metre?
No. The ranking publishes the yield, which is a ratio, and not the two prices that produced it. Per-building asking prices are not published on this site; the corridor medians are, on the Embark Bangkok Price Index. For a specific building, ask Embark Estate; we reply within 4 hours on WhatsApp or LINE.
The ranking tells you what a building's asking figures imply. If you want to know what a specific residence in one of these buildings asks, and what it is likely to close at, tell us the building and the size and we will answer within 4 hours on WhatsApp or LINE.
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