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Neighbourhood by neighbourhood · 4

Where to live in Bangkok

Bangkok does not have one centre; it has several, born one after another: the river, Silom, Langsuan, then Sukhumvit and its sois. Thirteen neighbourhoods, thirteen ways of living the city, from the hush of the embassy quarter to the terraces of Thong Lo. We track 1,494 developments there, with a median asking price of 109,234 ฿ (€2,847) per square metre, against 73,764 ฿ (€1,922) for Bangkok as a whole. Survey of 6 October 2026.

Survey of 6 October 2026 · asking prices, median per development

CriterionThirteen neighbourhoods, with no double counting, on Bangkok's real administrative limits (sub-districts and districts, OpenStreetMap). Along Sukhumvit: Nana and Asok (Khlong Toei Nuea and Khlong Toei), Phrom Phong south side (Khlong Tan), Thong Lo and northern Sukhumvit (Khlong Tan Nuea), Ekkamai and Phra Khanong (Phra Khanong Nuea and Phra Khanong), On Nut and Bang Chak (Phra Khanong district). Price per square metre: asking prices of units for sale, median per development then median of developments, never below twenty developments; the old town, with fewer, has no price.

Each dot is a development we track; its colour is its median asking price per square metre.

30,000 ฿/m²180,000 ฿/m² and above

Scroll to begin the flight ↓

1 of 17 · From above

Bangkok does not have one centre: it has several

They were born one after another, from the river eastwards and then north: follow them in the order the city grew.

developments tracked in these thirteen neighbourhoods
1,494
median asking price per m² here, against 73,764 ฿ (€1,922) for all of Bangkok
109,234 ฿/m²
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Sources

Thirteen neighbourhoods on Bangkok's real administrative limits (OpenStreetMap). Asking prices of units for sale on 6 October 2026, median per development then median of developments. Bangkok as a whole counts 3,731 developments; no median below twenty developments.

Reflexion survey of 6 October 2026 · OpenStreetMap — © OpenStreetMap contributors (ODbL), accessed 27 September 2026

2 of 17 · Rattanakosin and Yaowarat

Where the city began, you live in history, not in a tower

Around the Grand Palace and Wat Pho, the old town protects itself: you live in a restored shophouse, a boat ride from the rest of the city.

developments only: too few for a price
5
the Grand Palace, home of the kings since that year
1782
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Sources

Phra Nakhon and Samphanthawong districts: 18 units for sale, 0 international schools. Below twenty developments, we publish no median price.

Reflexion survey of 6 October 2026 · Wikipedia (en) — Grand Palace, accessed 27 September 2026 · Wikipedia (en) — Chinatown, Bangkok, accessed 27 September 2026

3 of 17 · The river

On both banks, the city's first street is the address people want again

From Charoen Krung to Iconsiam, warehouses have become galleries, and the tallest residences look out over the water.

median asking price per m² by the river
111,284 ฿/m²
gap to the Bangkok median
+51%
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Sources

Nine sub-districts on both banks, from Bang Rak to Khlong San: 93 developments; a median unit of 56 m² asks 7 million baht (€182,000). Charoen Krung, the kingdom's first modern road, completed in 1864; Iconsiam opened in 2018. Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026 · Wikipedia (en) — Charoen Krung Road, accessed 27 September 2026 · Wikipedia (en) — Iconsiam, accessed 27 September 2026

4 of 17 · Silom and Sathon

The first business district has become the most elegant

Beneath the MahaNakhon skyline, you walk from office to dinner, with Lumphini Park a few steps away.

median asking price per m² in Silom and Sathon
153,926 ฿/m²
gap to the Bangkok median
+109%
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Si Lom, Suriyawong, Thung Mahamek and Thung Wat Don sub-districts: 102 developments, 98 of them completed; a median unit of 73 m² asks 13 million baht (€339,000). MahaNakhon: 314 m and 77 floors, opened in 2016. One column per residence, as tall as its floors. Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026 · Wikipedia (en) — King Power Mahanakhon, accessed 27 September 2026

5 of 17 · Lumphini, Langsuan and Chidlom

Around the park and the embassies, the quietest Bangkok is the dearest

Here the city lowers its voice, and a median unit asks 19 million baht (€495,000).

median asking price per m² around the park
205,575 ฿/m²
gap to the Bangkok median
+179%
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Lumphini sub-district: 69 developments; a median unit measures 86 m². Lumphini Park, the country's first public park, has 3.0 km of paths; One Bangkok has been opening in stages since 2024. Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026 · Wikipedia (en) — Lumphini Park, accessed 27 September 2026 · Wikipedia (en) — One Bangkok, accessed 27 September 2026

6 of 17 · Sukhumvit

Sukhumvit is an avenue of micro-markets

Along the skytrain, each station opens another neighbourhood and another price: you do not buy "on Sukhumvit", you buy in one of them.

median asking price per m² in Phrom Phong
183,722 ฿/m²
median asking price per m² in On Nut
85,170 ฿/m²
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Sources

The avenue's five neighbourhoods hold 580 developments. In baht per m²: Nana and Asok 131,950, Thong Lo 145,752, Ekkamai 122,095; between Thong Lo and On Nut the gap reaches 71 %. The names on the map carry each neighbourhood's median asking price per m². Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026

7 of 17 · Nana and Asok

At the Sukhumvit crossroads, everyone passes through, and many stay

Skytrain and subway, Terminal 21, Benjakitti Park: this is international Bangkok, a few steps from everything.

median asking price per m² in Nana and Asok
131,950 ฿/m²
gap to the Bangkok median
+79%
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Khlong Toei Nuea and Khlong Toei sub-districts: 121 developments and 5 international schools; a median unit of 78 m² asks 12 million baht (€313,000). Terminal 21 opened in 2011, Benjakitti Park in 1992. Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026 · Wikipedia (en) — Terminal 21 (Asok), accessed 27 September 2026 · Wikipedia (en) — Benjakitti Park, accessed 27 September 2026

8 of 17 · Phrom Phong, south side

South of the station, the even-numbered sois are family Bangkok

Behind the Emporium, Benjasiri Park, izakayas and pushchairs: a small, sought-after neighbourhood where people buy to stay.

median asking price per m² in Phrom Phong
183,722 ฿/m²
gap to the Bangkok median
+149%
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Khlong Tan sub-district: only 43 developments; a median unit of 61 m² asks 12 million baht (€313,000). The EmQuartier opened in 2015, the Emsphere in 2023. Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026 · Wikipedia (en) — EmQuartier, accessed 27 September 2026 · Wikipedia (en) — Emsphere, accessed 27 September 2026

9 of 17 · Thong Lo and northern Sukhumvit

Thong Lo is the soi where Bangkok goes to be seen

Roasters' cafés, Japanese restaurants, rooftop bars: the neighbourhood lives late, then comes home to sleep in large flats.

median asking price per m² in Thong Lo
145,752 ฿/m²
gap to the Bangkok median
+98%
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Khlong Tan Nuea sub-district, the whole north side of the avenue from Asok to Ekkamai: 191 developments, 3,288 units for sale and 8 international schools; a median unit of 90 m² asks 14 million baht (€365,000). Skytrain station opened in 1999. Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026 · Wikipedia (en) — Thong Lo BTS station, accessed 27 September 2026 · Wikipedia (en) — Thong Lo (Soi Sukhumvit 55, « or fondu »), accessed 27 September 2026

10 of 17 · Ekkamai and Phra Khanong

One soi from Thong Lo, gardens and gentler prices

The towers spread out, the sois turn green, and you still pass houses with gardens behind their walls.

median asking price per m² in Ekkamai
122,095 ฿/m²
gap to the Bangkok median
+66%
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Phra Khanong Nuea and Phra Khanong sub-districts: 127 developments, 9 % of them villas; a median unit of 46 m² asks 6 million baht (€156,000). Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026 · Wikipedia (en) — Ekkamai Road, accessed 27 September 2026

11 of 17 · On Nut and Bang Chak

After Phra Khanong, Sukhumvit changes pace

Morning markets, endless sois, and Thong Lo a few stations away: this is where a first purchase becomes possible.

median asking price per m² in On Nut
85,170 ฿/m²
gap to the Bangkok median
+15%
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Phra Khanong district: 98 developments, 21 % of them villas; a median unit of 36 m² asks 4 million baht (€104,000). Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026

12 of 17 · Bang Na

In Bang Na, the city opens up

Houses with gardens, campus schools, the airport expressway: the budget of a central flat buys space here.

median asking price per m² in Bang Na
66,333 ฿/m²
gap to the Bangkok median
-10%
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Sources

Bang Na district: 119 developments, 20 % of them villas, and 3 international schools; a median unit asks 3 million baht (€78,000). Skytrain since 2011. Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026 · Reflexion — dated reference of Bangkok stations, accessed 23 September 2026 · Wikipedia (en) — Bang Na district, accessed 27 September 2026

13 of 17 · Ratchada and Rama IX

The new centre is being built at Rama IX

The Stock Exchange, office towers and the subway by day; Ratchada's night markets in the evening.

median asking price per m² in Ratchada and Rama IX
90,107 ฿/m²
gap to the Bangkok median
+22%
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Huai Khwang, Bang Kapi, Sam Sen Nok and Din Daeng sub-districts: 213 developments; 72 % of units for sale have one bedroom; a median unit of 37 m² asks 4 million baht (€104,000). Subway since 2004. Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026 · Wikipedia (en) — MRT (Bangkok), accessed 27 September 2026

14 of 17 · Ari and Phaya Thai

The neighbourhood Bangkokians choose for themselves

Low houses, cafés and gardens down the sois: you live on foot here, a few stations from Siam.

median asking price per m² in Ari and Phaya Thai
110,140 ฿/m²
gap to the Bangkok median
+49%
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Sam Sen Nai and Phaya Thai sub-districts: 93 developments, 92 of them completed; a median unit of 48 m² asks 6 million baht (€156,000). Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026 · Wikipedia (en) — Phahonyothin Road, accessed 27 September 2026 · Wikipedia (en) — Ari, Bangkok, accessed 27 September 2026

15 of 17 · Chatuchak and Lat Phrao

In the north, people live among parks and stations

The country's largest market at the weekend, parks during the week, and the new central station, Krung Thep Aphiwat.

median asking price per m² in Chatuchak
85,981 ฿/m²
gap to the Bangkok median
+17%
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Chatuchak district: 220 developments, 11 % of them villas; a median unit of 35 m² asks 4 million baht (€104,000). The market has more than 15,000 stalls; Krung Thep Aphiwat station has been in service since 2023. Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026 · Wikipedia (en) — Chatuchak Weekend Market, accessed 27 September 2026 · Wikipedia (en) — Bangkok railway station, accessed 27 September 2026

16 of 17 · The Bangkok staircase

From Bang Na to Lumphini Park, the price per m² is multiplied by 3.1

Each step is a neighbourhood, its height its median asking price per m²: almost all stand above the Bangkok median, 73,764 ฿ (€1,922).

top of the staircase: Lumphini and Langsuan
205,575 ฿/m²
bottom: Bang Na
66,333 ฿/m²
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Sources

Asking prices of units for sale on 6 October 2026, median per development then median of developments. The old town, below twenty developments, has no step. In baht per m²: Phrom Phong 183,722, Silom and Sathon 153,926, Thong Lo 145,752, Nana and Asok 131,950, Ekkamai 122,095, the river 111,284, Ari 110,140, Ratchada 90,107, Chatuchak 85,981, On Nut 85,170.

Reflexion survey of 6 October 2026

17 of 17 · To each their Bangkok

The park, the walk, the school or the garden: to each their Bangkok

Lumphini for calm, Silom to do everything on foot, Thong Lo for its schools, Bang Na for a house: the next centre may already be yours.

international schools in Thong Lo
8
of Bang Na's developments are villas
20%
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Sources

Across the thirteen neighbourhoods, 60 developments are still sold off-plan, completing between 2026 and 2029. Asking prices of units for sale on 6 October 2026, median per development then median of developments.

Reflexion survey of 6 October 2026

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City or coast, apartment or villa, to live there or to spend part of the year: three gestures are enough for your advisor to start from your project, not from a catalogue.

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Method and sources

Prices are asking prices, surveyed on 6 October 2026 in our database. For each development we take the median price per square metre of its unsold units; for an area, the median of those medians, shown only from 20 developments upward. A unit is set aside as an outlier below 10,000 ฿/m², above 1,000,000 ฿/m², above 500,000 ฿/m² on less than 30 m² or with no known floor area, above 500 M ฿, or with less than 10 m² per bedroom. The off-plan share counts developments whose status is known. Distances are measured as the crow flies. Euros are converted at €1 = 38.374 ฿ (13 September 2026).

These are listing prices, not sale prices. No figure on this page is a promise of return.

Sources specific to this guide:

This page is market information, not legal, tax or financial advice. The rules quoted are dated; check that they still apply with a professional before any decision.

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