# Property in Lumpini and Ploenchit, Bangkok

Source: https://www.thailandpropertyinvestor.com/areas/bangkok/lumpini-ploenchit
Updated: 2026-11-14
Publisher: Thailand Property Investor (Omnia Capital Group)

Lumpini and Ploenchit, around Lumpini Park, Langsuan and Wireless Road, are among the most expensive residential addresses in Bangkok. Recent launches average THB 305,000 per sqm, and some units sold above THB 850,000 per sqm in 2026. Supply is small. This is a market for wealth preservation and personal use, not for yield.

## Key facts

- Condominium asking prices: THB 305,000 to THB 850,000 per sqm (as of 2026-11-12)
- Airport: about 40 minutes to Suvarnabhumi (BKK)
- Coast: Inland
- Coordinates (longitude, latitude): 100.545, 13.738
- Best for: A principal city residence beside Lumpini Park; Branded and ultra-luxury residences; Buyers who put scarcity of land ahead of rental income

Lumpini and Ploenchit are for the buyer who wants a scarce park-side address and is not relying on rent to justify it. The streets around Lumpini Park, Langsuan, Sarasin and Wireless Road carried the highest land asking prices in Bangkok in October 2025, and condominiums follow: THB 305,000 per sqm on average for recent launches, with some units sold above THB 850,000 per sqm in 2026.

## What it is like to live there

The district is greener and calmer than Sukhumvit. Lumpini Park is the centre of it, used from dawn by runners and walkers. Wireless Road and the lanes off it are lined with embassies and their gardens, which keeps density low. The Royal Bangkok Sports Club, a private members' club with a golf course, occupies a large block to the west.

Shopping is at Central Embassy and Central Chidlom on Ploenchit Road, at Velaa Sindhorn Village on Langsuan, and at One Bangkok, the large mixed-use district on the corner of Rama IV and Wireless Road. King Chulalongkorn Memorial Hospital is beside the park, and Bumrungrad International Hospital is a short drive east.

## The property on offer and what it costs

Supply is the defining fact. 8,814 condominium units have launched in Central Lumpini since 2008, against 48,467 in Sukhumvit, and only 789 of them since 2020.

| Measure | Figure |
| --- | --- |
| Average price of launches, 2024 to Q1 2026 | THB 305,000 per sqm |
| High-end freehold projects under construction, downtown, Q4 2025 | THB 332,619 per sqm |
| Some units at Upper House, 2026 | Above THB 850,000 per sqm |
| Land asking price, Wireless Road, October 2025 | About THB 4 million per square wah |

Much of the new stock is ultra-luxury or branded. Upper House, the Wireless Road scheme, took more than THB 10 billion in sales within six months of launch, and a planned project on Rama IV Road is expected to sell above THB 550,000 per sqm. A brand adds about 31% over comparable unbranded property. [Branded residences](https://www.thailandpropertyinvestor.com/guides/branded-residences-in-thailand) explains what that premium buys and what it costs to run.

Check tenure early. A foreigner can own freehold within a building's 49% [foreign quota](https://www.thailandpropertyinvestor.com/guides/condominium-foreign-quota), but not every scheme here is freehold. A leasehold unit is a different asset: see [freehold vs leasehold](https://www.thailandpropertyinvestor.com/guides/freehold-vs-leasehold).

## Who buys and who rents

Buyers are wealthy Thai families, long-term foreign residents and overseas purchasers seeking a prime city holding. Developers in this segment are aiming new projects at ultra-high-net-worth individuals, foreign buyers and branded residences.

The tenant pool is small and senior: ambassadors, chief executives and their families. Central Lumpini/Siam had the highest Grade A apartment rent of any downtown area in Q4 2025, THB 681 per sqm a month, with Grade A serviced apartments at THB 1,220. Against purchase prices above THB 300,000 per sqm, those rents imply a modest gross return. Model your own case in the [rental yield calculator](https://www.thailandpropertyinvestor.com/tools/rental-yield-calculator).

## Getting there and around

The BTS Sukhumvit Line stops at Chit Lom and Phloen Chit, the Silom Line at Ratchadamri, and the MRT Blue Line at Lumphini beside One Bangkok.

Suvarnabhumi (BKK) is about 30 km east. Allow 40 minutes by road outside peak hours and longer at busy times.

## What to watch for

Price risk is concentrated at this end of the market. In Q1 2026 demand slowed across the central business district, unsold luxury stock competed for buyers, and the average asking price slipped to about THB 236,800 per sqm. Launch prices here are set by land cost. Whether resale buyers will pay them is a separate question, and the answer takes years to arrive.

Run the figures in the [purchase cost calculator](https://www.thailandpropertyinvestor.com/tools/purchase-cost-calculator) and read [selling property and repatriating funds](https://www.thailandpropertyinvestor.com/guides/selling-property-and-repatriating-funds) before you commit. For a lower entry price on the same rail lines, compare [Sukhumvit](https://www.thailandpropertyinvestor.com/areas/bangkok/sukhumvit) and [Sathorn and Silom](https://www.thailandpropertyinvestor.com/areas/bangkok/sathorn-silom).

## What to weigh

- Entry prices are among the highest in the country, so gross yields are likely to be thin.
- Demand in the upper segment has slowed and prices are under pressure. New launches will be few and aimed at niche buyers, and resale at this level can take time.
- Tenure varies. Some schemes in the district are sold leasehold, so confirm what you are buying before comparing prices per sqm with freehold buildings.
- Wireless Road land asked about THB 4 million per square wah in October 2025. New projects are priced off that land cost, not off what comparable completed units have sold for.

## Questions

### Why is Lumpini so expensive?

Land is scarce and costly. In October 2025 land asked about THB 4 million per square wah on Wireless Road, THB 3.2 million at Chidlom and THB 3 million at Ploenchit, the three highest in Bangkok. Only 789 condominium units have launched in Central Lumpini since 2020.

### Can foreigners buy freehold here?

Yes, in freehold condominium buildings and within each building's 49% foreign quota. Some schemes in the district are leasehold, where what you buy is a registered lease of up to 30 years. Check the tenure of each building before comparing prices.

### What do the most expensive units cost?

By October 2026 some units at Upper House had sold above THB 850,000 per sqm, and ultra-luxury prices in prime Bangkok locations could pass THB 1 million per sqm. For comparison, high-end freehold projects under construction downtown averaged THB 332,619 per sqm in Q4 2025.

## Sources

- [Cushman & Wakefield, Bangkok Condominium MarketBeat Q1 2026](https://content.cushmanwakefield.com/api/public/content/df47d1f2cef24e18aa70c13f79ac69fc)
- [CBRE Thailand, Bangkok Overall Figures Q4 2025](https://mktgdocs.cbre.com/2299/d71d2d8a-9f0a-4633-bc8b-85f477be22bc-1543008243/Bangkok-Overall-Figures-Q4-202.pdf)
- [Knight Frank Thailand, Bangkok Condominium Market Q1 2026](https://content.knightfrank.com/research/2265/documents/en/bangkok-condominium-market-q1-2026-12909.pdf)
- [The Nation, Savills on ultra-luxury and branded residences (29 October 2026)](https://www.nationthailand.com/business/40072888)
- [The Nation, Colliers on Bangkok land prices (22 October 2025)](https://www.nationthailand.com/business/property/40057148)
- [The Nation, Colliers on ultra-luxury condominium supply (16 October 2025)](https://www.nationthailand.com/business/property/40056844)
- [Hotel Nikko Bangkok, location and airport access](https://www.nikkobangkok.com/)
- [OpenStreetMap, place coordinates](https://www.openstreetmap.org/)