Bangkok's parks: living by the green lung

1 of 11 · From above

Amid the towers, three public parks, and around them a market of its own

Seen from above, central Bangkok is a sheet of concrete pierced by three clearings: Lumphini Park, the urban forest of Benjakitti and, on Sukhumvit, the garden of Benjasiri. Together, 134 hectares of public parkland. Within 400 metres of their edges, a five-minute walk or so, we track 89 developments. Their median asking price reaches THB 183,100/m² (€4,771), 2.3 times Bangkok's median of THB 80,318/m² (€2,093). The city also rises higher here: 40.2% of the perimeter's condominiums have 30 floors or more, against 24.4% of the capital's condominiums.

Asking prices of listings for sale on 24 September 2026, not transaction prices; straight-line distances.

2 of 11 · Lumphini at dawn

At dawn, Lumphini belongs to runners, tai chi and monitor lizards

The gates open at 04:30 and close only at 22:00, according to the Bangkok Metropolitan Administration. This is the city's first public park: King Rama VI gave the land in 1925, and it covers 57.6 hectares around a lake. The paths that circle it add up to about 2.5 km, and at this hour they belong to runners. The Bangkok Post describes elders practising tai chi from early morning; The Guardian, the barbells of the outdoor gym and yoga on the grass, a few metres from the roughly 400 water monitor lizards that live in the park. Two Blue Line stations, Si Lom and Lumphini, lie 147 and 196 metres from its edges.

3 of 11 · Lumphini, the price

Facing Lumphini, the square metre changes scale

Around the park, we track 20 developments, all completed. Their median asking price is THB 274,174/m² (€7,145): 3.4 times Bangkok's median, and 72% above the rest of Pathum Wan, Bang Rak and Sathon, the districts that border the park, at THB 159,142/m² (€4,147). The most expensive, Nimit Langsuan, completed in 2024, is listed at THB 539,889/m² (€14,069), the highest price around the three parks. 185 Rajadamri follows, at THB 426,168/m² (€11,106).

Asking prices, not sales; the park is only one of the assets of a district that also has the metro, offices and hotels.

4 of 11 · Benjakitti, from factory to forest

On the grounds of a tobacco factory, Bangkok planted a forest

The park opened in 2004 on land ceded by the Tobacco Authority of Thailand. In August 2022, the King inaugurated its extension: a wetland forest that brings the whole to 72 hectares, where 1,733 original trees were kept and 7,155 planted, around ponds that hold up to 128,000 m³ of rainwater. A warehouse of the old factory now houses an indoor sports centre. Runners follow a 2.8 km loop, a 1.6 km skywalk crosses the marshes, and the Green Bridge reaches Lumphini in 1.3 km. Along its edges, 40 developments, at a median of THB 143,229/m² (€3,732): the level of the neighbouring districts, at THB 146,916/m² (€3,829). These buildings date, at the median, from 2010, well before the forest, and 18 of the 40 have eight floors or fewer.

5 of 11 · Benjasiri, Sukhumvit's garden

The smallest of the three parks is lined by some of the most expensive buildings

Benjasiri opened in 1992, on 4.6 hectares beside Sukhumvit, 147 metres from Phrom Phong station. The Bangkok Metropolitan Administration counts 18 sculptures by national artists, a musical fountain, a skatepark and a 25-metre swimming pool. Around it, 30 developments, at a median of THB 193,458/m² (€5,041), 43% above the rest of Khlong Toei and Watthana. 3 of the 5 most expensive developments in our perimeter line it: MARQUE Sukhumvit, at THB 442,056/m² (€11,520), The Estelle Phrom Phong, at THB 431,355/m² (€11,241), and Still Sukhumvit 20, still off plan.

6 of 11 · What is being built

Around the parks, almost everything is already built, and the new projects cluster near Benjasiri

Of the 89 developments in the perimeter, 84 are completed and 5 are sold off plan, or 5.6%, against 4.6% across Bangkok. Around Lumphini, all 20 developments are completed, the most recent in 2025. New projects cluster around Benjasiri: 8 Residence, with completion announced for 2026, MUNIQ Phrom Phong for 2027, Mavista Phrom Phong for 2029, and Still Sukhumvit 20, already offered at THB 429,104/m² (€11,182). On the edge of Benjakitti, InterContinental Residences Bangkok Asoke announces its own for 2029.

• Completed
• Off plan

Completion years as announced by the developers.

7 of 11 · Price by age

With newer buildings, the gap with the rest of the district widens

The perimeter tells five decades of construction: 3 developments from the 1980s, 15 from the 1990s, 22 from the 2000s, 33 from the 2010s and 15 since 2020, completed or announced. Buildings from before 2010 are offered at a median of THB 148,834/m² (€3,879), 31% above those of the same age in the same districts. For those built since 2010, the median rises to THB 246,729/m² (€6,430), and the gap with the district to 45%.

• Built before 2010
• Built or announced since 2010

Declared year of construction; an off-plan development counts at its announced completion year.

8 of 11 · The hotels that look onto the park

On the edge of Lumphini, luxury hospitality is almost entirely new

Within the five-minute perimeter, we count 6 hotels of major international brands, all around Lumphini, with 1,632 rooms. Accor's SO/ Bangkok, opened by Sofitel in 2012 at the corner of Sathorn and Rama IV, has 237 rooms. The other 5 have opened, or reopened, since 2020. On Langsuan, the Sindhorn Kempinski (274 rooms) and the Kimpton Maa-Lai (360, including 97 serviced residences) in 2020. Facing the park, the Dusit Thani, first opened in 1970, rebuilt and reopened in September 2024: all 257 of its rooms look onto Lumphini. Then, at One Bangkok, the Ritz-Carlton (260 rooms), which welcomed its first guests in December 2024 before its official opening on 8 January 2025, and the Andaz (244) in December 2025.

Room counts from each hotel's official website, consulted on 24 September 2026.

9 of 11 · Branded residences

Living under a hotel's name, on the edge of the park

Within the perimeter, 5 developments carry the name of a hotel group, and all are offered above the perimeter median of THB 183,100/m² (€4,771). On the site of the old Dusit Thani, Dusit Central Park is listed at THB 425,789/m² (€11,096) and Dusit Parkside, completed in 2025, at THB 383,077/m² (€9,983). The Residences at Sindhorn Kempinski, completed in 2020 next to the hotel, ask THB 318,096/m² (€8,289). On the edge of Benjakitti, InterContinental Residences Bangkok Asoke, off plan, sells at THB 337,662/m² (€8,799), and Wyndham Residence, completed in 2020, at THB 256,030/m² (€6,672).

Fewer than 20 developments: each price is the median of a single development.

10 of 11 · Up north, Chatuchak

Up north, three parks touch, and the towers keep their distance

Outside Mo Chit and Chatuchak Park stations, three parks touch: Chatuchak, opened in 1975; Queen Sirikit Park, in 1992, a botanical garden of more than 2,000 species; and Wachirabenchathat, in 2002, on 60 hectares, with a 72-metre fountain. Their outlines cover 115 hectares together. Along their edges, however, we track only 8 developments, 5 of them towers of 30 floors or more. The most prominent, The Line Jatujak-Mochit, 43 floors, is offered at THB 215,213/m² (€5,608), 2.4 times the median of Chatuchak district, THB 88,326/m² (€2,302).

Fewer than 20 developments: no perimeter median here.

11 of 11 · A park for each

Three parks, three ways of living in the centre

Lumphini is the address of price and hospitality: THB 274,174/m² (€7,145) at the median, two metro stations and 6 major hotels on its edges. Benjakitti is the address of sport and forest, at its district's price, THB 143,229/m² (€3,732), with its 2.8 km loop and gates open from 04:30 to 22:00. Benjasiri, 147 metres from the BTS, is Sukhumvit's neighbourhood garden, with its pool and playground: THB 193,458/m² (€5,041), and 4 of the perimeter's 5 projects under way. Up north, Chatuchak offers space, with only 8 developments along its edges.