Bangkok Ultra Luxury Condo Price per Sqm: Upper House at THB 850,000, Savills Eyes THB 1m, and Who Gets Priced Out of Rama IV and Langsuan

Rama IV Just Reset the Ceiling on Bangkok Luxury Pricing

If you are tracking the Bangkok ultra luxury condo price per sqm, the number to know is THB 850,000. That is the level some units at Upper House Residences on Rama IV Road have passed. Savills now argues that prime Bangkok could break THB 1 million per sqm.

The forecast was published by Nation Thailand and Thailand Construction between 29 and 31 October 2026. In the same week, SC Asset and Tokyo Tatemono Thailand announced Rosewood Residences Bangkok, also on Rama IV and also facing Lumpini Park.

Two global hotel brands are now on the same corridor, and both are building their first residences in this market. This guide sets out what that means for owners on Rama IV and Langsuan, and for buyers who are still deciding.

Upper House Residences Bangkok: How the Former Sri Fuang Foon Site Became the THB 850,000 Benchmark

Upper House Residences Bangkok, by Swire Properties and Swire Hotels, sits on the former Sri Fuang Foon Building site on Rama IV Road in Lumphini, Pathum Wan. It is the first Upper House residential project anywhere in the world. Sales passed THB 10 billion within six months of launch.

The high price starts with the land. The site reportedly cost more than THB 875,000 per sqm in 2024, which is over THB 3.5 million per sq wah. When land on Rama IV costs that much, new units cannot sell much below THB 850,000 per sqm.

How much does an ultra luxury condo cost per sqm in Bangkok?

Bangkok ultra-luxury condo prices start above THB 400,000 per sqm, with top addresses exceeding THB 550,000. Some Upper House Residences units on Rama IV are priced above THB 850,000 per sqm, and Savills expects prime prices could pass THB 1 million.

Where Rosewood and NIMIT sit on the same price ladder

Rosewood Residences Bangkok will have only 85 residences on a freehold Rama IV site facing Lumpini Park. Construction began in April 2026 and completion is due in 2030. Savills estimates pricing above THB 550,000 per sqm. No public sales launch has been announced, so buyers can only get in through private appointments.

On Langsuan and Sarasin Road, PACE Development's NIMIT Lumpini Park North reports 75% sold. It secured THB 9 billion in project financing from Bangkok Bank, announced on 27 October 2026, and ownership transfers are expected in late 2026. Projects on Langsuan and Wireless Road already sell above THB 500,000 per sqm.

Insider insight: Upper House did not set its price on brand power alone. It set it on a land cost above THB 875,000 per sqm. Any new tower that buys prime Rama IV land at a similar price will need similar selling prices to make a profit. That is why existing finished units on Langsuan and Wireless, priced in the THB 500,000 range, now look cheap next to new launches. Owners of those units are the quiet winners of the Savills forecast.

Who gains and who is priced out

• Gains: landowners on Rama IV and Langsuan, the international hotel brands licensing their names, and owners of existing luxury units near Lumpini Park.
• Priced out: upgraders who planned to move into the CBD. At THB 850,000 per sqm, a 100 sqm unit costs about THB 85 million. At Savills' THB 1 million forecast, the same unit would cost THB 100 million.

Living on the Rama IV and Langsuan Corridor: The Practical Case

Buyers at this price level are paying for the location as much as for the unit. These are the advantages of this corridor that apply nowhere else in the city.

• Lumpini Park frontage: Rosewood and Upper House both sit on Rama IV next to Lumpini Park. Few residential sites in central Bangkok can match that view. See also the new hawker centre at Lumpini Park, which adds to daily life on the park's edge.
• MRT Lumphini and MRT Silom: both stations are already open on Rama IV. Residents do not have to wait for a future line, which removes one of the usual risks of buying off-plan.
• BTS Ratchadamri and Chit Lom: these stations serve the Langsuan and Sarasin addresses, including NIMIT Lumpini Park North.
• Flood-era demand for transit: Cushman & Wakefield says concerns after the 2026 floods may increase interest in well-managed condos near mass transit. A Rama IV address next to an MRT station fits that preference.
• More green space nearby: the 11,200-sqm Dusit Arun Roof Park at Dusit Central Park adds an elevated park next to Lumpini and strengthens the area's appeal as a walkable neighbourhood.

Branded Residences Bangkok: Is THB 850,000 per Sqm an Investment or a Trophy?

The wider market is split. Cushman & Wakefield counts more than 65,300 unsold condo units worth about THB 370 billion, and 55% of them are priced under THB 3 million. At the same time, Krungsri Research reports that luxury condo launches rose 40.9% in H1 2026.

Banks are lending to luxury projects, as NIMIT's THB 9 billion loan shows. Mass-market buyers, meanwhile, are struggling to get loans approved. In practice, the ultra-luxury tier on Rama IV has few competing units, while the unsold stock is almost all in lower price bands.

Yield reality at THB 500,000+ per sqm

At these prices, rental income is thin. Citywide gross yields reach up to 4.4% according to Siam Real Estate, but most of that comes from mid-market units in transit locations. Buyers paying above THB 500,000 per sqm are betting on capital value, not rent.

Holding costs also add up. Some luxury projects charge common fees of about THB 95 per sqm per month. On a 120 sqm unit, that is about THB 11,400 every month.

The branded resale question

Thailand holds 13,124 launched branded residence units worth THB 205.3 billion, about 26% of Asia's supply, according to C9 Hotelworks. About 42% of those units are priced at THB 150,000 to 249,999 per sqm. That middle tier is where resale competition will be heaviest. Small projects on Rama IV, such as Rosewood with 85 residences, face far less of it.

Foreign buyers: check the quota first

The 49% foreign quota is unchanged, and the Land Department now tracks foreign ownership digitally and flags buildings close to the limit. In popular, low-unit-count towers, the foreign quota can run out early. Our guide to foreigner freehold condo ownership and the 49% quota explains how to check a building's position before you commit.

Eligible Thai buyers can still use the 0.01% transfer and mortgage registration fees until 30 June 2027. Foreign buyers should confirm with a lawyer whether they qualify.

The family alternative

For families priced out of the CBD, current Bang Na pool villa listings sit at THB 58 to 60 million, or about THB 121,000 to 225,000 per sqm. That is roughly half the per-sqm cost of a branded condo in the CBD, with more space.

Request a Rama IV and Langsuan Floor-Plan Price Analysis

At THB 850,000 per sqm, a difference of a few square metres or one floor changes the price by millions of baht. Before you book a private preview at a new launch, compare it against finished Langsuan and Wireless units that are still priced closer to THB 500,000 per sqm.

Send us the floor plan or listing you are considering. We will work out the effective price per sqm, the monthly holding cost and the foreign-quota position of the building, and arrange private viewings of comparable finished units near Lumpini Park. There is no obligation. You will simply have the numbers before you negotiate.