Luxury condos in Bangkok: a guide to homes above €1 million

In the early morning, as the Mandarin Oriental’s shuttle boats leave their pier for the far bank, the Oriental, founded in 1876, looks out over a river it has known for a hundred and fifty years. On the opposite bank, on a diagonal, two glass towers answer it: the Residences at Mandarin Oriental and, right beside them, Bangkok’s tallest tower, Magnolias Waterfront, 315 metres high. The whole story of the city’s grand residential luxury lies in this face-off: a legendary house, then addresses where you live in your own home with the service of a palace hotel.

This market now has a precise geography. In our survey of 1 November 2026, 211 condominium developments offer at least one apartment above 38.4 million baht, or one million euros (£862,100), and 968 apartments reach that threshold. They are concentrated in the neighbourhoods we have described for Bangkok, from the river to Thong Lo. We visit them here in the order in which luxury settled: the Chao Phraya, Sathorn and Silom, Lumphini Park, Langsuan and Wireless Road, then Sukhumvit. For each address: why it matters, who designed it, how it was built and what you buy there.

At what price does ultra-luxury begin in Bangkok?

The consultancies measure luxury by the square metre. Knight Frank starts super-prime at 250,000 THB/m² (£5,600), Colliers places ultra-luxury above 300,000 THB/m² (£6,700), and Savills puts the average price of luxury in Bangkok at around 404,000 THB/m² (£9,100). We have chosen another benchmark, more telling for a buyer: the price of the apartment itself. Above 38.4 million baht, you enter a circle of some two hundred residences, where one chooses first a view, an architect and a service.

Within this circle, the median apartment measures 181 m², and the median asking price is 368,224 THB/m² (£8,300). Eighty-three developments offer at least one apartment above twice that threshold, and twenty above US$5 million. In our survey of 7 November, the highest asking prices reach 620 million baht (£13.92 million) at Scope Langsuan, 544 million baht (£12.21 million) at One89 Wireless and 490 million baht (£11.00 million) at the Residences at Sindhorn Kempinski.

Why the great houses are looking at Bangkok

The first argument comes down to a comparison. According to Savills Research, cited by The Nation on 30 September 2026, luxury home prices in Bangkok have risen by about 75% in ten years, faster than in Paris, Singapore or Hong Kong. Yet the square metre there remains the least expensive of the five cities in this comparison.

The second argument is the quality of demand. CBRE reports that in the first quarter of 2026 completed super-luxury projects in central Bangkok were 86% sold, and those in the pipeline it tracks 82% pre-sold. In its review of the first half of 2026, CBRE puts foreigners at 32% of condominium buyers in central Bangkok, against an average of 18% from 2021 to 2025; in super-luxury, Japanese buyers lead, ahead of British, Taiwanese and Russian buyers. Knight Frank, in The Wealth Report 2026, estimates the number of ultra-high-net-worth individuals in Thailand at 2,853 and projects 26% more in 2031.

The third argument is scarcity: CBRE observes that new super-luxury projects increasingly comprise fewer than a hundred apartments. The prestige houses have followed: in December 2024, Christie’s International Real Estate opened a Thai affiliate devoted to luxury and ultra-luxury property, and since 2025 Sotheby’s Japanese affiliate has been marketing Sukhumvit’s Porsche Design Tower to its clientele. Trends nonetheless differ by segment and by period: the rise over ten years does not prejudge how any one address will fare today.

Twenty years of price benchmarks

Published prices mark out the history of luxury in Bangkok. Different in nature, whether an average, an asking price or an announced sale, they do not form an index, but they tell the story of the great addresses’ rise.

The river: where Bangkok’s luxury was born

The Oriental, ground zero. Founded in 1876, the house celebrates its 150th anniversary in 2026, according to Mandarin Oriental. It was on this bank, the Charoen Krung side, that Bangkok learned European-style service. Our guide to the Chao Phraya maps its banks neighbourhood by neighbourhood.

The Residences at Mandarin Oriental, the west bank’s reply. Completed in 2019 within ICONSIAM, a joint venture of MQDC, Siam Piwat and Charoen Pokphand, the tower rises 268.7 m over 52 storeys and holds 146 apartments, according to the Council on Tall Buildings and Urban Habitat (CTBUH). The interiors are by the Hong Kong designer Joyce Wang, who took the river’s meanders as her motif. Its neighbour, Magnolias Waterfront, 315 m and 70 storeys, is today Bangkok’s tallest tower according to the CTBUH; it rose at the pace of one floor every four days, and turns a solid wall to the setting sun to shield itself from the heat.

Four Seasons Private Residences, the bank that rises. On the east bank, along some 350 m of riverfront, Country Group Development has brought together a Four Seasons hotel, a Capella and a tower of 299.5 m and 73 storeys, completed in 2019. Its geometry, designed by Hamiltons International, interlocks the volumes so that every apartment is a corner unit; the interiors are by BAMO, of San Francisco, and the infinity pool occupies the 66th floor. Buyers here acquire mostly three-bedroom apartments of 191 to 237 m², and penthouses.

Banyan Tree Residences Riverside, discretion. On the Khlong San bank, the Singaporean architect Soo Chan (SCDA) designed in 2019 a curved tower of 177 m and 133 apartments for the developer Nirvana Daii. Its engineer, Meinhardt, first checked the piles already in place through load tests, then strengthened them to meet the latest wind and seismic standards.

Sathorn and Silom: the architects’ daring

The Sukhothai Residences, Kerry Hill’s calm. On South Sathorn, the Australian architect Kerry Hill, who had designed the neighbouring hotel, The Sukhothai, conceived its residences around a 9 m colonnade, light wells and concrete brise-soleils; the ensemble won an award from the Australian Institute of Architects. In the late 2000s, its sales launch was the first in Bangkok to command 300,000 THB/m².

King Power MahaNakhon, the pixelated tower. When it opened, on 29 August 2016, it was Bangkok’s tallest tower: 314 m. Büro Ole Scheeren carved into it a ribbon of ‘pixels’ that seems to crumble the façade away, leaving some 30% of the floor plates cantilevered, by as much as 10 m at the corners. The challenge was met by Bouygues-Thai, a subsidiary of the French group, with VSL for the prestressing and Arup for the structure. Beneath the tower, 129 barrettes descend to a depth of 65 m and carry a raft 8.75 m thick. The 209 Ritz-Carlton Residences are sold freehold, according to King Power.

Dusit Central Park, the heir. On the site of the 1970 Dusit Thani hotel, whose gilded touches it carries forward, the tower by OMA and A49 rises 299.1 m with 399 apartments, and is aiming for residential LEED Gold certification, presented by CBRE as a first in Thailand. Its structure combines steel in the lower section with reinforced concrete above; each apartment in the Dusit Residences has its own private landing and lift. A terraced park, on the roof of the shopping centre, opens the view towards Lumphini.

Around Lumphini Park: the view that sets the price

Born of an initiative by King Rama VI in 1925 on the royal Saladaeng estate, Lumphini is Bangkok’s first great public park. The city held its centenary celebrations from 25 to 30 April 2026. Today, it is the view over its 57 or so hectares that sets the price of the towers around it.

185 Rajadamri, the former embassy. West of the park, opposite the Royal Bangkok Sports Club, Raimon Land raised a 35-storey tower, built by Bouygues-Thai, between 2011 and 2014 on the former grounds of the Royal Embassy of Cambodia. In 2015, its developer claimed a record there of more than 400,000 THB/m².

Rosewood Residences, the city reinventing itself. South of the park, on Rama IV, SC Asset and Tokyo Tatemono are replacing a spiky Brutalist office block, the former headquarters of Esso Thailand that Bangkok residents nicknamed the ‘Durian Building’. Announced in October 2026, the Rosewood Residences, the brand’s first residential project in South-East Asia, will comprise 85 apartments, due for completion in 2030; Knight Frank values the land at 3 million THB per square wah, Savills at more than 3.5 million.

Scope Langsuan, the glass fold. To the north, Kohn Pedersen Fox (KPF) designed a 147 m tower with 133 apartments, completed in 2023 on a plot bought in 2018 at the highest price ever paid in Thailand, according to its developer, Scope, a company majority-owned by SC Asset. Its façade folds glass and stainless steel into waves that recall the tiered roofs of Thai architecture. In 2023, Scope announced the sale of a penthouse for 436 million baht (£9.79 million), at a level close to a million baht per square metre. It is freehold.

Sindhorn Village, the Crown’s garden. Opposite, on 56 rai belonging to the Crown Property Bureau, Siam Sindhorn has created a district more than half of which is parkland, with century-old trees preserved. The apartments, including the Residences at Sindhorn Kempinski, are marketed on a leasehold basis; the terms and any options to renew are set out in each residence’s contract. On neighbouring Soi Tonson, Tonson One, designed by A49, has just 80 apartments, all corner units and each served by its own lift.

Wireless Road: three ways to own the land

The avenue of embassies has become the avenue of land records. In 2018, the United Kingdom sold the remainder of its estate to Hongkong Land and Central Group for more than £420 million, the largest sale in the history of the Foreign Office. The Netherlands, which had bought its plot for 1.85 million baht in 1949, put it up for sale in 2026; Colliers values it at between 25 and 30 billion baht. Along this avenue, three kinds of landowner have taken three different paths.

Keeping the land: Aman Nai Lert. Nai Lert Park surrounds the teak house that the entrepreneur Lert Sreshthaputra had built in 1915; Allied bombs that fell on the estate during the war left a crater that has become a lotus pond. In 2016, the family sold part of the estate to BDMS for 10.8 billion baht and kept the garden. His descendant, Naphaporn Bodiratnangkura, steered the Aman tower there, opened in 2025: 126 m designed by Openbox, interiors by Jean-Michel Gathy, 34 residences on the upper floors. The residences are marketed on a thirty-year lease with an announced renewal, and a starting price of 450,000 THB/m² (£10,100) had been reported in the press; in 2023, a 1,109 m² apartment there was offered at 887.2 million baht (£19.92 million).

Sharing the land: Upper House. The plot stands on a single title deed, No. 5406, held by a company into which the Sophonpanich family, through City Realty, brought Hong Kong’s HKRI in 2010, then Swire Properties in 2023. Foster + Partners is raising the world’s first Upper House residences here: two towers of 52 and 71 storeys, with 156 and 239 freehold apartments, due for completion in 2030 and 2031. Their façades read as a succession of hanging gardens. According to the developer, quoted by Thansettakij on 22 October 2026, around a hundred apartments have gone since the private sales in May, for nearly 10 billion baht, most of them at between 500,000 and 600,000 THB/m², some above 850,000.

Building on a legacy: 98 Wireless and One89. At 98 Wireless, Sansiri raised a 25-storey tower of 77 freehold apartments, whose marble façade was approved on a full-scale mock-up exposed to the tropical climate; the interiors pair Anne Carson Interiors with Ralph Lauren Home. South of the avenue, One Bangkok, designed by SOM and certified LEED ND Platinum, a first in Thailand, stands on Crown Property Bureau land that was once a cadet preparatory school, then the Suan Lum Night Bazaar. Its One89 Wireless residences occupy the upper floors of the Ritz-Carlton tower, completed in 2024.

Sukhumvit: the new generation of large apartments

To the east, luxury has changed in scale and in clientele: families, often tied to the international schools, looking for generous floor areas in newer towers. Thong Lo and the north side of Sukhumvit account for 41 of the 211 developments in our survey.

SCOPE Thonglor, the vertical yacht. Completed in 2024, the tower is home to just 18 households, looked after by a staff of around forty, with six parking spaces per apartment; its developer says it was conceived like a superyacht. In May 2026, a 765 m² triplex there was offered at 615 million baht (£13.81 million).

The Estelle Phrom Phong and KHUN by YOO. Raimon Land and Tokyo Tatemono entrusted SCDA with a 37-storey tower arranged in four wings, with two apartments per floor in each wing. In Thong Lo, Sansiri and BTS Group launched KHUN by YOO, inspired by Starck, Sansiri’s first residence to bear the YOO signature, the house of John Hitchcox and Philippe Starck: 148 freehold apartments. On Sukhumvit 38, the Porsche Design Tower promises, for late 2028, 22 ‘Sky Villas’ of 525 to 1,135 m², each with a private garage reached by a spiral ramp.

How these towers are built

Bangkok’s subsoil combines a surface layer of soft clay with deeper layers of sand and stiff clay. Foundations are sized to the ground at each site: at MahaNakhon, the barrette tips reach 65 m; for the first phase of One Bangkok, the developer announced more than 2,500 piles down to 80 m. How a tower performs also depends on its structure, core, columns and deep beams, and on its design against wind and earthquakes.

In the earthquake of 28 March 2025, the only tower to collapse in Bangkok was under construction; no occupied residential building collapsed, according to the scientific review published in 2025. In the Department of Public Works assessment as of 6 April, 55 of the 6,903 buildings inspected across the country were barred from use, including two of the 559 inspected in Bangkok.

What the brand really changes

A branded residence pairs private apartments with a recognised brand, often a hotel name, but also one drawn from design or the motor industry, such as YOO or Porsche Design. The services, concierge, upkeep, sometimes access to a neighbouring hotel, depend on the development and its contracts. According to C9 Hotelworks, Thailand accounts for 26% of the branded apartments launched in Asia; in October 2025, Savills estimated the average premium of branded residences in Asia-Pacific at 31% over comparable unbranded properties. Wealthy buyers, Savills also notes, look first for discretion, the reputation of the house and the quality of service. Our article on branded residences details what the promise covers and how it is paid for.

Freehold or leasehold: what do you really own?

The two tenures sit side by side at the top of the market. Freehold ownership of an apartment covers the unit and its share of the common property, not the whole plot. MahaNakhon, Scope Langsuan, 98 Wireless, KHUN by YOO, Tonson One and the future Upper House residences are presented as freehold, within each building’s foreign quota. Aman Nai Lert and Sindhorn Village are marketed on long leases, on land their owners retain. The lease says nothing about the standing of the address: it reflects landowners who do not sell their land. In our survey, 33.9% of the apartments above one million euros whose tenure is stated are declared within the foreign quota. Our article on freehold, leasehold and company ownership explains what each route allows.

The case of Charlotte and Edward: a three-bedroom apartment facing the water or the park

What you can do now

Choose your view first, the river, the park or the city, then the two or three towers that command it. For each, ask how much of the foreign quota is available and the exact tenure of the apartment you have in mind, and have the title reviewed before any reservation. In a residence of a few dozen apartments, raise the quota question at the first viewing. To compare addresses tower by tower, asking prices and floor areas included, open the Reflexion map.