Bangkok Luxury Condos & Branded Residences Advisory

Upper Estates is a one stop advisory for Bangkok's luxury property market. We specialize in the city's prime districts: Sukhumvit, Lumpini, Silom–Sathorn and the Chao Phraya riverside, helping global buyers secure condominiums, branded residences and limited-edition developments without worry. From viewings and negotiation to transfer and rental management, we focus on capital growth and long-term value at every step.

Featured Projects

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Upper House Residences Bangkok
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Upper House Residences Bangkok

Upper House Residences Bangkok is a landmark ultra-luxury branded residential development located on Wireless Road in the prestigious Lumphini / Pathum Wan area of central Bangkok — one of the city’s most exclusive addresses with direct proximity to Lumpini Park and Benjakitti Park. This project marks the world’s first Upper House branded residences, bringing the internationally renowned hospitality and design philosophy of Upper House (Swire Hotels) into a residential setting.

From THB 88,000,000EXPLORE →
One89 Wireless
COMPLETED

One89 Wireless

One89 Wireless is one of the most representative ultra luxury residences within One Bangkok, located at the intersection of Wireless Road and Rama 4, right next to Lumpini Park. Its value is not only defined by the residence itself, but also by the wider urban environment it belongs to. It brings together the international character of Wireless Road, the rare greenery of Lumpini Park, the large scale master plan of One Bangkok, and the connectivity to Bangkok’s key business and lifestyle districts such as Sathorn, Silom, Chidlom, and Phloen Chit. In Bangkok, a truly high end residence is not only measured by interior design, building height, or facilities. The more important question is whether the project has a location that is difficult to replicate. This is where One89 Wireless stands out. As part of One Bangkok, it is not just another luxury condominium. One Bangkok is a large scale integrated district combining offices, residences, hotels, retail, art, culture, public spaces, and green areas. Its development is reshaping the value of the Rama4 and Wireless Road area, positioning it as one of Bangkok’s next generation urban cores. The master plan of One Bangkok is highly comprehensive. It includes premium office towers, international luxury hotels, high end retail, restaurants, cultural spaces, and public activity areas. For residents of One89 Wireless, this means living inside a fully planned urban ecosystem rather than simply living in a single residential building. In the morning, residents can enjoy a walk or exercise at Lumpini Park. During the day, they can easily access Sathorn, Silom, Phloen Chit, and Chidlom for work or business meetings. In the evening, they can enjoy dining, shopping, hotel services, and social experiences within One Bangkok. This integration of living, working, leisure, social life, and culture is one of the key values of modern luxury urban residences. For high end buyers, one of the strongest appeals of One89 Wireless is that it offers both privacy and convenience. Many city center residences are convenient but surrounded by heavy traffic and a busy atmosphere. Some quieter residences may feel more private, but they lack mature lifestyle amenities or strong business connectivity. One89 Wireless sits in a rare position. It is part of a major integrated development with full lifestyle facilities and international brand presence, while also benefiting from the greenery of Lumpini Park and the refined atmosphere of Wireless Road. This gives the project a more balanced and sophisticated living environment. Wireless Road has long been considered one of Bangkok’s most international and prestigious addresses. The area is home to embassies, premium office buildings, five star hotels, and high end residences. Unlike Sukhumvit, which is more active and commercial, Wireless Road feels more discreet, mature, and established. For high net worth buyers, this kind of location is often more suitable for long term holding. It offers stability, international visibility, and limited future land supply. These are important factors when considering long term asset value in Bangkok. Another important advantage of One89 Wireless is its proximity to Lumpini Park. Lumpini Park is one of the most important green spaces in central Bangkok and has always been a key value driver for luxury residences nearby. For residents, the park is not just a view. It represents lifestyle quality. It offers a place to walk, jog, relax, and breathe within the city center. In a fast growing city like Bangkok, having both CBD convenience and access to a large public park is a rare combination. In terms of lifestyle convenience, One89 Wireless is connected to some of Bangkok’s most mature high end districts. To the north are Phloen Chit, Chidlom, and Langsuan, where residents can find Central Embassy, Central Chidlom, Gaysorn, Mercury Ville, luxury hotels, fine dining, and established residential communities. To the south are Sathorn and Silom, Bangkok’s traditional financial and corporate districts, with many banks, law firms, company headquarters, and international offices. To the east, Rama4 continues to benefit from ongoing urban development, with One Bangkok acting as one of the most important catalysts for the area’s transformation. Connectivity is also one of the key strengths of the location. One89 Wireless is close to MRT Lumphini and has convenient road access to Wireless Road, Rama 4 Road, Sathorn Road, and Silom Road. For residents who need to move between different business districts, attend meetings, or commute within central Bangkok, this location is highly practical. It does not rely on only one train station or one shopping mall. Instead, it sits at the intersection of several important urban zones, giving residents flexibility in both daily life and business activities. From an investment and asset allocation perspective, One89 Wireless is better understood as a trophy asset in Bangkok’s core market rather than a product focused purely on short term rental yield. Its value comes from location scarcity, the scale and quality of One Bangkok, the international positioning of Wireless Road, the lifestyle value of Lumpini Park, and the long term maturity of the surrounding district. Buyers of this type of residence are usually not only looking for a cheap entry price or the highest rental return. They are looking for a highly recognizable, well positioned, and long term valuable asset in Bangkok. Overall, the appeal of One89 Wireless lies in the fact that it is not an isolated luxury condominium. It is part of One Bangkok, one of the most important urban developments in the city. It combines several of Bangkok’s rarest elements: a central location, park side living, international business connectivity, luxury hotels, high end retail, embassy district atmosphere, and the long term value created by a large scale master plan. For buyers who want to own a truly core asset in Bangkok, One89 Wireless is more than a residence. It is a collectible urban asset that reflects the future direction of Bangkok’s luxury property market.

From THB 70,000,000EXPLORE →
ROMM Convent
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ROMM Convent

ROMM Convent is a boutique ultra-luxury freehold residence developed by Proud Real Estate, located on Convent Road, one of Sathorn–Silom’s most discreet and established residential streets. The project is designed with a strong emphasis on privacy, low density, and long-term livability. With a limited number of units, generous layouts, and refined material selection, ROMM Convent offers a quiet, residential atmosphere rarely found in Bangkok’s CBD. Its location places residents within walking distance of Silom and Sathorn business districts, international offices, top hospitals, and BTS/MRT connectivity, while still being tucked away from main roads. Facilities are thoughtfully curated, focusing on wellness, relaxation, and everyday comfort rather than large-scale commercial amenities. With freehold ownership, limited supply, and a clear focus on end-user quality, ROMM Convent appeals strongly to executives, professionals, and buyers seeking a refined city home rather than a high-turnover investment product.

From THB 9,050,000EXPLORE →

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Frequently Asked Questions

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Can foreigners buy property in Thailand?

Yes, foreigners can legally own condominiums in Thailand under freehold ownership. However, only up to 49% of the total unit area in a project can be foreign owned. Foreigners cannot legally own landed properties in Thailand. However, more and more buyers are exploring leasehold options.

What is the average rental yield in Bangkok?

The average rental yield for condominiums in Bangkok is around 4% to 6%, depending on location, property type, and market demand.

Which areas in Bangkok are best for investment?

Prime areas such as Langsuan, Lumpini, Sukhumvit (Asok–Thonglor), and Sathorn continue to be among the strongest locations for long-term property investment in Bangkok. These districts benefit from limited land supply, strong demand from both local and international buyers, and convenient access to BTS/MRT lines, offices, luxury malls, and lifestyle destinations. Properties in these areas also tend to have better resale liquidity and more stable rental demand, especially in the luxury segment. Riverside has also become increasingly attractive in recent years. With very limited waterfront freehold land, many new projects focus on larger layouts, branded residences, and ultra-luxury positioning. Combined with panoramic river views and lifestyle-driven developments, the area is seeing growing interest from both end-users and long-term investors seeking rarity and exclusivity.

Are there annual property taxes in Thailand?

Yes, Thailand imposes a Land and Building Tax. However, owner occupied properties generally have relatively low tax rates.