Condos Around Lumpini Park 2026: 11 Luxury Projects to Watch

Lumpini Park is Bangkok's answer to Central Park. It is now the most contested luxury condo address in Thailand. Global hotel brands such as Upper House, Capella and Dusit have launched projects around the park. So have major Thai developers, including Sansiri, SC Asset and Ananda.

This guide covers 11 condos around Lumpini Park worth watching in 2026. Six are still under development and five are newly completed and ready to move in. For each one we list the developer, unit count, room sizes, starting price and freehold or leasehold tenure.

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Why Lumpini Park Is Bangkok's Most Expensive Address

Land around the park trades at roughly THB 3–4 million per square wah. Sansiri set the Thai record at THB 3.9 million per square wah for its Sarasin–Wireless corner plot. Four things drive the premium:

• Views that stay open: Lumpini Park, the Royal Bangkok Sports Club (RBSC) and Benjakitti Park are permanent green spaces, so park-facing views are protected for the long term.

• Four prime roads: Sarasin and Langsuan to the north, Wireless Road (the embassy street) to the east, Rama IV to the south and Ratchadamri to the west.

• Transit on every side: BTS Ratchadamri, Sala Daeng and Chit Lom, plus MRT Lumphini and Silom.

• Mega-projects nearby: One Bangkok, Dusit Central Park, Sindhorn Village, Central Embassy Phase 2 and WellEra.

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Lumpini Park Condos Under Development (Completion 2029–2030)

These six projects are the new wave of Bangkok's super-luxury market. Most launched or broke ground in 2025–2026. Buyers get the first pick of units and floors but wait several years for transfer.

1. Sansiri Sarasin (SRS)

Sansiri's super-luxury flagship sits on the most expensive land plot in Thailand. It has just 11 units, with expected pricing from THB 1 million per sqm.

• Developer: Sansiri

• Location: Corner of Sarasin and Wireless roads, on the former HUGS Mall site (399.7 square wah)

• Scale: 17 floors, 11 units (a 2024 report said 21 floors, so confirm with the developer)

• Price: Expected from THB 1 million per sqm; media have estimated around THB 600 million per unit

• Status: Old building demolished and site fenced (Aug 2026), not yet officially on sale

Highlights: The plot faces Lumpini Park with nothing in between, so every unit gets a full park view. Sansiri positions it as the successor to 98 Wireless, for buyers who want a private house in the sky.

2. Central Park Residence

This luxury condo comes from an Ananda joint venture on Rama IV Road, opposite Lumpini Park. It rises 38 floors but holds only 16 units.

• Developer: JV-CO1 Co., Ltd. (an Ananda Development joint venture)

• Location: Rama IV Road, Bang Rak, next to SC Residences, near MRT Lumphini, on about 0.83 rai

• Scale: 38 floors, 16 units, launched 2025

• Price: Not announced; media estimate at least THB 700,000 and up to THB 1 million per sqm

• Status: Site fenced, preparing for development (Aug 2026)

Highlights: It has the lowest density of any project on this list, averaging more than two floors per unit. Floor plans and tenure have not been released yet, so watch for Ananda's announcement.

3. Rosewood Residences Bangkok

Rosewood Residences Bangkok: SC Asset's latest freehold condo on Rama IV Road faces Lumpini Park. It has 85 units, no more than four per floor, priced from THB 150 million.

• Developer: SC Asset Corporation (through its subsidiary SC CD 4)

• Location: Rama IV Road on the former Sri Fueng Fung building site, near the Rama IV–Sathorn–Wireless junction and MRT Lumphini

• Scale: 37 floors, 85 units, 298 parking spaces

• Units: 2 to 5 bedrooms, 173–648 sqm, each with a private lift

• Price: From THB 150 million

• Status: Construction started 1 April 2026, scheduled to finish 30 June 2030 

Highlights: It offers house-sized living in the sky, with pet-friendly spaces and freehold tenure, which is rare on the Rama IV side of the park.

4. Capella Residences Bangkok at WellEra

This is Capella's first branded residence in Thailand. It is the residential heart of WellEra, BDMS's wellness complex worth about THB 29 billion.

• Developer: BDMS Wellness Clinic (Bangkok Dusit Medical Services), managed by Capella Hotel Group

• Location: Corner of Sarasin and Langsuan roads, on about 13 rai facing Lumpini Park

• Scale: About 45 floors, 262 units, designed by Kohn Pedersen Fox

• Units: From 80 sqm one-bedrooms to a penthouse of about 665 sqm

• Tenure: Leasehold, 30+30 years

• Status: Pre-sale, targeting completion in 2030

Highlights: Residents get round-the-clock preventive healthcare from BDMS, including health monitoring. There are also wellness floors with an infinity pool, spa and mindfulness studios.

5. Upper House Residences Bangkok 

This is the world's first Upper House branded residence, on freehold land along Wireless Road facing Lumpini Park. Prices start from about THB 45 million.

• Developer: City Dynamic (a joint venture of City Realty and Hong Kong's Swire Properties)

• Location: Wireless Road near the Wireless–Sarasin junction, by Gate 10 of Lumpini Park. The 7.9-rai site, shared with The Wireless Residences, is worth about THB 40 billion in total 

• Scale: 52 floors, 156 units, interiors by BAR Studio, wellness programming by GOCO 

• Units: 2-bed 125–166 sqm, 3-bed 265–393 sqm, 4-bed 413–485 sqm, penthouses up to 923 sqm 

• Tenure: Freehold

• Status: Foundations under construction, show residences open by appointment, completion expected 2029–2030

Highlights: It is one of very few freehold projects facing Lumpini Park directly. It also has Benjakitti Park views and Upper House hotel-standard service.

6. The Wireless Residences by Upper House

This is the twin tower to Upper House Residences, at 71 floors and 239 units. It is designed for multi-generational families and is an easier entry point into the Upper House brand.

• Developer: City Dynamic (City Realty x Swire Properties)

• Location: Wireless Road, on the same plot as Upper House Residences

• Scale: 71 floors, 239 units, interiors by PIA Interior

• Units: 1-bed about 85 sqm, 2-bed 105–153 sqm, 3-bed 188–309 sqm, 4-bed about 459 sqm

• Tenure: Freehold

• Status: Under construction, completion expected 2029–2030

Highlights: One-bedroom units are rare in freehold projects facing the park. That suits buyers who want to hold long term or rent to expat executives and embassy staff.

New Lumpini Park Condos Ready to Move In

These five projects were completed between 2023 and 2026, so buyers can view real units and transfer right away. Some still have developer stock, and resale and rental units are now coming onto the market.

7. NIMIT Lumpini Park North (NIMIT Langsuan)

NIMIT Lumpini Park North (formerly known as NIMIT Langsuan) is a 54-floor freehold tower from PACE Development, the company behind MahaNakhon. It has been ready for transfer since mid-2024 and, at about 200 m, is one of Bangkok's tallest residential buildings.

• Developer: PACE Development Corporation PCL 

• Location: 114 Langsuan Road, at the Sarasin end, about 600 m from BTS Ratchadamri

• Scale: 54 floors, 187 units

• Units: 2-bed 78–130 sqm, 3-bed 136–202 sqm, 4-bed 336 sqm, penthouse 617 sqm 

• Price: Ready units from about THB 39 million (agent listing)

• Tenure: Freehold

Highlights: Green space protects its views on three sides: Lumpini Park, the Royal Bangkok Sports Club and the grounds around the US Consulate. Residents also get in-home wellness services managed by Chiva-Som.

8. EI8HTEEN SEVEN

This 55-floor tower inside One Bangkok is the most affordable entry point on this list, with units from THB 16 million.

• Developer: One Bangkok (TCC Assets and Frasers Property)

• Location: 187 Wireless Road, about 590 m from MRT Lumphini 

• Scale: 55 floors, 291 units, interiors by Antonio Citterio (ACPV Architects)

• Units: 1-bed 51.55–77.60 sqm, up to penthouses on the top floors

• Price: THB 16–84.3 million

• Tenure: Leasehold, 30+30 years

Highlights: Compact one-bedroom units with direct access to One Bangkok's retail, offices and hotels. It suits buyers who want a Lumpini address for under THB 20 million.

9. ONE89 Wireless

This ultra-luxury tower inside One Bangkok has just 90 units. It was designed by Skidmore, Owings & Merrill (SOM) and completed in December 2024.

• Developer: One Bangkok (TCC Assets and Frasers Property)

• Location: Corner of Wireless Road and Rama IV, connected to MRT Lumphini

• Scale: A 52-floor building, with the residences above The Ritz-Carlton, Bangkok 

• Units: 2 to 5 bedrooms, 140–544 sqm

• Price: Listed units from about THB 20.7 million to THB 544 million 

• Tenure: Leasehold, 30+30 years

Highlights: It shares services with the Ritz-Carlton in the same building and offers sky-villa-sized layouts. Its rental market is active, with listed rents from about THB 120,000 per month.

10. Dusit Residences

This is a Classic Luxury branded residence on floors 30–69 of the main Dusit Central Park tower. Every unit faces Lumpini Park and has a private lift.

• Developer: Vimarn Suriya (Dusit Thani 70%, Central Pattana 30%)

• Location: 946 Rama IV Road at Silom, with a skywalk to MRT Silom, about 150 m from BTS Sala Daeng

• Scale: 160 units, including 7 penthouses

• Units: 2 to 4 bedrooms and penthouses, about 118–900 sqm.

• Price: A 118 sqm two-bed is listed at about THB 55.5 million, or about THB 469,000 per sqm.

• Tenure: Leasehold, 29+29 years

Highlights: Managed by Dusit Thani with Dusit Elite membership. It connects to the Central Park mall, the Dusit Thani hotel and the 7-rai rooftop Roof Park.

11. Dusit Parkside

This Lifestyle Luxury concept sits on floors 9–29 of Dusit Central Park. Units are smaller and easier to afford than Dusit Residences, with the same Dusit Thani service.

• Developer: Vimarn Suriya (Dusit Thani x Central Pattana)

• Location: Dusit Central Park, Rama IV–Silom, in the same building as Dusit Residences

• Scale: 246 units, with private facilities on level 29: pool, gym, sauna and outdoor deck

• Units: 1-bed 55–77 sqm, 2-bed 85–115 sqm, special units 245–258 sqm 

• Price: Listed units from about THB 17.5 million to THB 49.2 million 

• Tenure: Leasehold, 29+29 years

Highlights: A strong pick for Silom–Sathorn professionals or rental investors. It sits on the BTS–MRT interchange and offers park-view one-bedroom units.

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Freehold vs Leasehold and What to Check Before Buying

Much of the land around Lumpini Park is held on long-term lease, so many large projects sell on leasehold. Freehold projects usually cost more per sqm because they are scarce.

Conclusion: Which Lumpini Park Condo Fits You?

Check these four things before you commit:

1. View and floor: Park-facing and city-facing units can differ widely in price, even within one building.

2. Common-area fees: Branded residences often charge high fees, for example about THB 160 per sqm per month at ONE89 Wireless.

3. Leasehold terms: Read the renewal, transfer and inheritance clauses in full.

4. Pre-sale risk: For projects due in 2029–2030, track EIA approval and construction progress.

Browse live listings on Nestopa: https://nestopa.com/th-en/for-sale/park/lumphini-park/condo 

Looking for a condo near Lumpini Park and want expert guidance? Whether you are comparing projects, weighing freehold against leasehold, or planning a purchase to live in or invest, we recommend TYT Asset, a professional real estate advisory to help you find the project and unit that fit your goals.

Note: Prices, unit counts and completion dates are compiled from news reports and agent listings as of October 2026 and may change. Please confirm with the developer before making any decision.