Skip to content

© EOX · Copernicus Sentinel-2 2016 · CC BY 4.0

Map guides · Episode 3

The river

The Chao Phraya carried Bangkok long before the rail did. On its banks, 61% of condominiums rise to 30 floors or more, against 23% in the rest of the city, and the median square metre sells at the price of the neighbouring streets: it is at the top of the market that the river makes the difference.

Survey of 23 September 2026 · asking prices, median per development

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 8

The river came before the city

Bangkok was born on the water: the royal city of Rattanakosin was founded in 1782 on the east bank of the Chao Phraya, a river 372 kilometres long. Today, 62 of the 1,993 condominiums we track in the capital stand within 500 metres of its axis.

Limit · 'Riverside' means within 500 metres, as the crow flies, of the river's axis as drawn by OpenStreetMap (extracted on 23 September 2026): the waterfront and the blocks immediately behind it.

Reflexion survey of 23 September 2026 · Wikipedia — Chao Phraya River, accessed 23 September 2026

Start with the city →

Three questions, then an emailed link opens your advisor. No account to create.

2 of 8

By the water, the city rises

By the water, the city rises. 61.3% of riverside condominiums have 30 floors or more, against 23.2% in the rest of Bangkok, and 25.8% have 40 or more, against 6.5%. The two tallest answer each other across the water: Four Seasons Private Residences, 73 floors on the east bank, and Magnolias Waterfront Residences, 70 floors on the west.

Limit · Number of floors as declared, among projects that report it; height in metres is not in our database.

Reflexion survey of 23 September 2026 · Wikipedia — Icon Siam, accessed 23 September 2026

Start with the city →

Three questions, then an emailed link opens your advisor. No account to create.

3 of 8

The river's price is set at the top

At the median square metre, the river costs no more than the neighbouring streets: THB 108,232 (€2,820) by the water, 8.7% above the rest of Bangkok, but level with the same districts away from the water, at THB 109,116 (€2,843). It is at the top of the market that the riverbank stands apart. Riverside projects make up only 3.2% of those for sale, yet three of the twenty most expensive projects in Bangkok per square metre, The Residences Mandarin Oriental among them.

Limit · Asking prices of listings for sale on 23 September 2026, median per project then median across projects: these are not transaction prices, and views are not isolated unit by unit. The ranking counts each project once, at its median.

Reflexion survey of 23 September 2026

Start with the city →

Three questions, then an emailed link opens your advisor. No account to create.

4 of 8

Two banks, two capitals

Thonburi was the kingdom's capital from 1767 to 1782, before Rattanakosin was founded on the opposite bank. Today, the east bank lines up 34 riverside condominiums at a median of THB 111,310 per m² (€2,901), the west bank 28 at THB 106,675 (€2,780), a gap of 4.3%.

Limit · Bank assigned from the project's administrative district; no median is computed below 20 projects.

Reflexion survey of 23 September 2026 · Wikipedia — Thonburi Kingdom, accessed 23 September 2026 · Wikipedia — Chao Phraya River, accessed 23 September 2026

Start with the city →

Three questions, then an emailed link opens your advisor. No account to create.

5 of 8

Two banks, two rhythms

The two banks did not rise at the same pace. The east bank led until the 2010s, with 12 riverside condominiums built in that decade against 7; since 2020, the west bank counts 9, completed or announced, against 7 on the east.

Limit · Declared construction year; the 2020s combine completed projects and off-plan projects at their announced completion year.

Reflexion survey of 23 September 2026

Start with the city →

Three questions, then an emailed link opens your advisor. No account to create.

6 of 8

Iconsiam tips the west bank

On 9 November 2018, Iconsiam opened in Khlong San, on the west bank: a THB 54 billion complex that includes two residential towers of 70 and 52 floors. Khlong San is now the district with the most riverside condominiums in our database: 16, of which 12 have 30 floors or more.

Limit · Iconsiam's cost and tower heights according to Wikipedia; the district count is ours and covers only projects on the market in 2026.

Reflexion survey of 23 September 2026 · Wikipedia — Icon Siam, accessed 23 September 2026

Start with the city →

Three questions, then an emailed link opens your advisor. No account to create.

7 of 8

A metro line paid for by a developer

On 16 December 2020, the Gold Line linked BTS Krung Thon Buri station to Iconsiam over 1.8 kilometres; its THB 3.8 billion construction cost was paid in full by Siam Piwat, one of Iconsiam's developers. Within 500 metres of its Charoen Nakhon and Khlong San stations, we track 8 condominiums, 5 of them with 30 floors or more, and 4 were completed before the line arrived.

Limit · Fewer than 20 projects: only counts are given, no median. The line's cost and funding come from Wikipedia.

Reflexion survey of 23 September 2026 · Wikipedia — Gold Line, accessed 23 September 2026

Start with the city →

Three questions, then an emailed link opens your advisor. No account to create.

8 of 8

The river is still a network of its own

The river remains a network in its own right: the Chao Phraya Express Boat has run on it since 1971, serving 38 piers over 32 kilometres. Only 15 of the 62 riverside condominiums, or 24.2%, are within 500 metres of a rail station, against 43.1% across Bangkok.

Limit · Rail network: BTS, MRT, Airport Rail Link and Gold Line. The number of piers and the route length come from Wikipedia; the founding year from the operator's website.

Reflexion survey of 23 September 2026 · Chao Phraya Express Boat — About, accessed 23 September 2026 · Wikipedia — Chao Phraya Express Boat, accessed 23 September 2026

Start with the city →

Three questions, then an emailed link opens your advisor. No account to create.

Your project, in three questions

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.

Begin →

Method and sources

Prices are asking prices, surveyed on 23 September 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).

Metro lines are drawn station to station, in straight segments: a network diagram, not the track alignment.

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.