The ranking
Bangkok luxury condos ranked by measured yield
Thirty-one buildings in one ordered list, ranked by the gross yield their asking figures imply, with the method published.
ExploreThe Embark Bangkok Price Index · 2026
What a Bangkok luxury condominium actually asks
The Embark Bangkok Price Index is a quarterly record of what luxury condominiums actually ask in central Bangkok, built from 891 observed asking prices across 52 buildings on the Lumphini park-axis, Sukhumvit, Sathorn, and Riverside corridors, observed July 2026.
Asking prices
Median price per square metre, by corridor
Across the full set, the median asking price is ฿366,727 per square metre (891 observations, July 2026).
The middle of the market, corridor by corridor: the median asking price per square metre, and the same figure split by bedroom count. A median, not an average, so a single trophy penthouse cannot distort the line.
| Corridor | Buildings | Observations | Median / sq.m | 1-bed / sq.m | 2-bed / sq.m | 3-bed / sq.m |
|---|---|---|---|---|---|---|
| Lumphini park-axisWireless Road, Langsuan, Ratchadamri, Sarasin, Chidlom, and the Lumphini park front. | 19 | 324 | ฿356,981 | ฿329,787 | ฿354,211 | ฿410,360 |
| Sukhumvit corridorAsok through Thonglor and the Em District. | 20 | 303 | ฿399,722 | ฿331,834 | ฿376,613 | ฿405,478 |
| SathornThe financial spine and its branded towers. | 8 | 142 | ฿313,888 | ฿276,442 | ฿311,005 | ฿342,946 |
| Riverside corridorBoth banks of the Chao Phraya. | 5 | 122 | ฿356,558 | ฿320,143 | ฿378,202 | ฿456,855 |
Edition observed July 2026. Asking prices, not valuations. Reported at corridor level only.
Asking rents
Median monthly rent, by corridor
The same method applied to the rental market: the median asking rent per month, corridor by corridor, from the leasehold and rental observations in the set.
| Corridor | Observations | Median rent / month |
|---|---|---|
| Lumphini park-axis | 190 | ฿150,000 / month |
| Sukhumvit corridor | 137 | ฿135,000 / month |
| Sathorn | 86 | ฿132,500 / month |
| Riverside corridor | 44 | ฿180,000 / month |
Gross yield at asking
What the asking figures imply about yield
Twelve months of the median asking rent per square metre, over the median asking price per square metre, corridor by corridor. This is arithmetic on the two tables above, not a forecast: it describes what today’s asking figures imply, not what any particular residence will earn. A corridor appears only where both sides carry at least twenty observations.
| Corridor | Median ฿ / sqm | Median rent ฿ / sqm / month | Gross yield |
|---|---|---|---|
| Lumphini park-axis | ฿356,981 | ฿1,182 | 4% |
| Sukhumvit corridor | ฿399,722 | ฿1,267 | 3.8% |
| Sathorn | ฿313,888 | ฿973 | 3.7% |
| Riverside corridor | ฿356,558 | ฿1,231 | 4.1% |
This is a gross figure, before every cost of ownership: common fees, management, income tax, vacancy between tenancies, furnishing, insurance and maintenance. Net yield is materially lower, and how much lower depends on the building and how the residence is run. Asking prices are also not transaction prices. 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.
Yield by tenure
The gap the market median hides
The table above pools every observation together, so it is decided by whichever tenure has more stock, and freehold outnumbers leasehold here by forty-two buildings to nine. Split the same ledger by tenure and the picture changes completely. This is computed per building, then summarised across buildings, and a building appears only where both its sale and its rent side carry at least five observations.
| Tenure | Buildings | Median ฿ / sqm | Median rent ฿ / sqm / month | Median yield | Range |
|---|---|---|---|---|---|
| Freehold | 24 | ฿373,209 | ฿1,113 | 3.8% | 2.7% to 5.1% |
| Leasehold | 7 | ฿241,560 | ฿1,300 | 6.2% | 4.9% to 7.8% |
The reason is arithmetic on two prices moving in opposite directions. A leasehold residence sells for roughly a third less per square metre, because the term is finite and a buyer discounts it. It rents for more, because the leasehold stock on the 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. This is not a recommendation to buy leasehold: a shorter term is a real cost that shows up when you sell, not while you let. It is the reason a single market-wide yield figure is the wrong number to plan around.
How it is built
The method, stated plainly
The Index is built from asking prices Embark observes in the live market, gathered building by building from portals and other agencies and deduplicated by hand. It reports what sellers ask, not what units are valued at or finally trade for; asking prices sit above achieved prices, and the gap varies by building.
Every figure is a median, which resists distortion from a single outlier, and every figure is dated to the month it was observed. The Index reports at corridor level only. It does not publish any single building's price band; per-building conversations happen in person.
It refreshes each quarter as the underlying observations are renewed. Where a corridor carries too few observations in a bedroom band to be meaningful, the cell is left blank rather than filled with a thin number.
Questions this answers
The price question, answered with data
How much does a luxury condominium cost per square metre in central Bangkok?
The corridor medians in the table above are the honest answer, and they differ by address. Across the whole observed set the median asking price sits in the mid-300,000s of baht per square metre, with the Sukhumvit and Lumphini corridors above the Sathorn line. These are asking prices, observed and dated, not valuations.
Which central Bangkok corridor is most expensive?
On asking price per square metre, the Sukhumvit corridor and the Lumphini park-axis lead, with Riverside close behind on larger units and Sathorn the most accessible of the four. The table above gives the current medians and the number of observations behind each.
Are these asking prices or achieved prices?
Asking prices. The Index records what sellers and their agents ask in the live market, observed building by building and deduplicated. Achieved prices sit below asking, and the discount varies by building and by how long a unit has been listed, which is a conversation Embark has with a buyer directly.
How often is the Bangkok Price Index updated?
Quarterly. Each edition carries the month it was observed, so a reader can always see how current the figures are. The edition shown here is dated in the methodology note below.
Does the Index publish individual building prices?
No. It reports at corridor level only, by design. Per-building asking prices appear on each project's own page where they are already public, and the rest are discussed in person.