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Map guides · Episode 6

The great shopping malls, and the city around them

We retain 33 major shopping malls, 23 of them in Bangkok. Around them, the city costs more: in Bangkok, the developments we track within a kilometre of one of them show a median asking price 84% above the others. From Siam to ICONSIAM, then to Pattaya, Phuket and Chiang Mai, each step stops on a figure from our survey of 24 September 2026.

Survey of 24 September 2026 · asking prices, median per development

CriterionA major shopping mall, in this episode, is one operated by a group that publishes the list of its malls: Central Pattana (2025 annual report, which also gives leasable area and year of opening or acquisition), Siam Piwat, The EM District, MBK, LH Mall & Hotel (Terminal 21) and One Bangkok, according to their official websites consulted on 24 September 2026. We keep those in our destinations and, in Bangkok's inner ring, Central Pattana's two largest leasable areas, Mega Bangna and Central Westgate. Each mall is placed on its OpenStreetMap outline; distances run, as the crow flies, to the edge of that outline.

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

30,000 ฿/m²180,000 ฿/m² and above

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1 of 8 · Bangkok · the rings

In Bangkok, the price per square metre climbs near the great shopping malls

The 578 developments within one kilometre of one of the 23 malls ask 131,028 ฿ (€3,414) per m², 84% more than the others: an association, not a cause.

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Sources

The other 2,657 Bangkok developments: 71,374 ฿ (€1,860) per m². One to two kilometres from a mall: 106,122 ฿ (€2,765) per m². Asking prices, median by development, survey of 24 September 2026; straight-line distances, to the edge of the mall's outline.

Reflexion survey of 24 September 2026 · Central Pattana, accessed 24 September 2026 · OpenStreetMap via Overpass API — © OpenStreetMap contributors (ODbL), accessed 24 September 2026

2 of 8 · Siam · Chit Lom

From National Stadium to Chit Lom, 5 great malls along 1,530 metres of line

MBK Center, Siam Discovery, Siam Center, Siam Paragon and centralwOrld follow one another along the viaduct. Around them, 72 developments at 180,097 ฿ (€4,693) per m²: 2.2 times Bangkok's median.

median asking price per m² around the five malls
180,097 ฿/m²
across Bangkok
80,318 ฿/m²
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Sources

centralwOrld alone offers 179,326 m² of lettable area, the largest in Central Pattana's portfolio. Bangkok median: 80,318 ฿ (€2,093) per m². Asking prices, median by development, survey of 24 September 2026; straight-line distances, to the edge of the mall's outline.

Reflexion survey of 24 September 2026 · Central Pattana, accessed 24 September 2026 · Siam Piwat — Our Business (Siam Center, Siam Discovery, Siam Paragon, ICONSIAM, ICS), accessed 24 September 2026 · MBK Center, accessed 24 September 2026 · Reflexion — dated station reference (OpenStreetMap and Wikipedia, opening dates), accessed 24 September 2026 · OpenStreetMap via Overpass API — © OpenStreetMap contributors (ODbL), accessed 24 September 2026

3 of 8 · Asok · Phrom Phong

Around EmQuartier, more developments than around any other mall in the city

Terminal 21 stands 29 metres from Asok station; Emporium, EmQuartier and EmSphere flank Phrom Phong. EmQuartier has 131 developments within a kilometre.

developments within a kilometre of EmQuartier
131
median asking price per m² around the four malls
145,429 ฿/m²
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Sources

These 4 malls fit within 1,250 metres of Sukhumvit. Along the whole stretch, we track 196 developments, at 145,429 ฿ (€3,790) per m². Asking prices, median by development, survey of 24 September 2026; straight-line distances, to the edge of the mall's outline.

Reflexion survey of 24 September 2026 · The EM District — Emporium, EmQuartier, EmSphere, accessed 24 September 2026 · Terminal 21 — LH Mall & Hotel Co., Ltd. (Asok, Rama 3, Pattaya, Korat), accessed 24 September 2026 · Reflexion — dated station reference (OpenStreetMap and Wikipedia, opening dates), accessed 24 September 2026 · OpenStreetMap via Overpass API — © OpenStreetMap contributors (ODbL), accessed 24 September 2026

4 of 8 · ICONSIAM · the west bank

On the west bank, ICONSIAM's neighbours post prices of their own

ICONSIAM and ICS stand 28 metres from the Gold Line's Charoen Nakhon station, opened on 16 December 2020. The neighbouring developments ask 111,683 ฿ (€2,910) per m², 85% more than the rest of the west bank.

median asking price per m² near ICONSIAM
111,683 ฿/m²
elsewhere on the west bank
60,260 ฿/m²
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Sources

30 developments within a kilometre, 25 of them in Khlong San district; 510 other developments on the west bank, at 60,260 ฿ (€1,570) per m². Asking prices, median by development, survey of 24 September 2026; straight-line distances, to the edge of the mall's outline.

Reflexion survey of 24 September 2026 · Siam Piwat — Our Business (Siam Center, Siam Discovery, Siam Paragon, ICONSIAM, ICS), accessed 24 September 2026 · Reflexion — dated station reference (OpenStreetMap and Wikipedia, opening dates), accessed 24 September 2026

5 of 8 · Lumphini

Beside Lumphini Park, the newcomers settle on the metro

Central Park, opened in 2025 21 metres from Si Lom station, and One Bangkok, 77 metres from Lumphini: 74 developments within a kilometre, at 168,224 ฿ (€4,384) per m².

median asking price per m² around the two addresses
168,224 ฿/m²
developments within a kilometre
74
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Sources

Central Park has 31,691 m² of lettable area according to Central Pattana; One Bangkok brings together two retail complexes, Parade and The Storeys. Asking prices, median by development, survey of 24 September 2026; straight-line distances, to the edge of the mall's outline.

Reflexion survey of 24 September 2026 · Central Pattana, accessed 24 September 2026 · One Bangkok — Retail (Parade, The Storeys), accessed 24 September 2026 · Reflexion — dated station reference (OpenStreetMap and Wikipedia, opening dates), accessed 24 September 2026

6 of 8 · The train

In Bangkok, most great malls have a station at their door

Of 23 great malls, 15 have a BTS, MRT or Gold Line station three hundred metres away or less. The mall sometimes preceded the train by decades.

malls with a station within three hundred metres
15
great malls tracked in Bangkok
23
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Sources

Central Ladprao, opened in 1982, saw Ha Yaek Lat Phrao station open 34 metres away on 9 August 2019; Central Ramindra, opened in 1993, received the Pink Line on 7 January 2024, 90 metres away. Conversely, Central Rama IX opened in 2011 41 metres from a metro station opened in 2004. Asking prices, median by development, survey of 24 September 2026; straight-line distances, to the edge of the mall's outline.

Reflexion — dated station reference (OpenStreetMap and Wikipedia, opening dates), accessed 24 September 2026 · Central Pattana, accessed 24 September 2026 · OpenStreetMap via Overpass API — © OpenStreetMap contributors (ODbL), accessed 24 September 2026

7 of 8 · The outskirts

At Bangkok's gates, malls almost as vast as centralwOrld

Mega Bangna offers 169,012 m² of lettable area, Central Westgate 92,278, centralwOrld in the very centre 179,326. These giants live far from our developments: within three kilometres of Mega Bangna we track only 12.

m² of lettable area: Mega Bangna
169,012
centralwOrld, in the very centre
179,326
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Sources

In the east, on the Bang Na road, Central Pattana has held 49% of Mega Bangna since 2021; the nearest of our developments is 1,530 metres away. In the west, Central Westgate, opened in 2015, is 314 metres from the Purple Line's Talad Bang Yai station. Lettable areas according to Central Pattana. Asking prices, median by development, survey of 24 September 2026; straight-line distances, to the edge of the mall's outline.

Reflexion survey of 24 September 2026 · Central Pattana, accessed 24 September 2026 · Reflexion — dated station reference (OpenStreetMap and Wikipedia, opening dates), accessed 24 September 2026

8 of 8 · Beyond Bangkok

In Pattaya as in Chiang Mai, the price per square metre is higher around the great malls

In Pattaya, the 46 developments within a kilometre of a mall ask 78,728 ฿ (€2,052) per m², 48% more than the others; in Chiang Mai, 81% more (65,863 ฿ (€1,716) per m²). Bangkok: 84%.

more in Pattaya
48%
more in Chiang Mai
81%
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Sources

Pattaya: 606 other developments at 53,058 ฿ (€1,383) per m²; Central Pattaya, opened in 2009 205 metres from the beach, offers 54,746 m². Chiang Mai: 639 other developments at 36,319 ฿ (€946) per m²; two Central malls, 73,017 and 68,477 m². For the islands, we only count neighbouring developments: 32 around Central Phuket, 7 around Central Samui. An association, not a cause. Asking prices, median by development, survey of 24 September 2026; straight-line distances, to the edge of the mall's outline.

Reflexion survey of 24 September 2026 · Central Pattana, accessed 24 September 2026 · Terminal 21 — LH Mall & Hotel Co., Ltd. (Asok, Rama 3, Pattaya, Korat), accessed 24 September 2026

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Method and sources

Prices are asking prices, surveyed on 24 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).

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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