Krungthep Kritha Emerges as a Hotspot for High-End Projects
Strong Demand for Luxury Homes in Eastern Bangkok
The demand for luxury homes in eastern Bangkok remains strong, fueled by local entrepreneurs, industrial investors, parents of international school students, and high-net-worth individuals seeking long-term returns, according to developers and property experts.
Artitaya Kasemlawan, Head of Residential Sales – Project at property consultancy CBRE Thailand, noted that Krungthep Kritha has emerged as one of the most active zones for luxury low-rise developments, thanks to enhanced accessibility via a newly constructed road.
“The new road has unlocked access to previously undeveloped land, prompting developers to invest in luxury residential projects,” she said.
“Each project features generous frontage, allowing for grand entrances, while the limited network of small alleys enhances the area’s exclusivity—an attractive quality for high-end buyers,” she said.
As of Q1 2025, the luxury and ultra-luxury housing segment—priced from 30 million baht—in eastern Bangkok accounted for approximately 2,500 units, representing the highest concentration in the Greater Bangkok area.
Eastern Bangkok Draws Strong Demand for Luxury Homes
Despite the high level of supply, demand for luxury homes in eastern Bangkok remains robust, with a sales rate of 67%. This follows behind downtown Bangkok (82%), southern Bangkok (76%), and northern Bangkok (68%), where total supply stood at approximately 650, 250, and 500 units, respectively, according to CBRE.
Property consultancy Knight Frank Thailand, which conducted research on the 10–30 million baht segment, also found that eastern Bangkok held the largest market share in both supply and demand, accounting for 26% and 28%, respectively.
“Eastern Bangkok locations are well-connected to expressways, Suvarnabhumi Airport, and emerging business hubs in Rama IX, Krungthep Kritha, and Lat Krabang,” said Frank Khan, Partner and Head of Residential at Knight Frank.
Among the top four locations for luxury home supply and demand, the Bang Na–Samut Prakan area posted the fastest sales rate, averaging 1.9 units per month for homes priced in the 10–20 million baht and 31–40 million baht ranges.
Rama IX–Krungthep Kritha followed closely with an average sales pace of 1.8 units per month in the 10–20 million baht segment. Both areas are part of Bangkok’s eastern corridor, emphasizing the zone’s growing appeal to high-end buyers.
In contrast, locations in southern Bangkok such as Thonburi and Ratchaphruek recorded slower sales, averaging 1.3 units per month for homes priced between 10 and 20 million baht, and just 0.8 units for those in the 21–30 million baht range, according to Knight Frank.
Pakpring Karoon, Deputy Vice-President at SET-listed developer Sansiri Plc, highlighted that one of the key drivers of demand in the eastern zone is the presence of 11 international schools in the Bang Na area.
“Buyers in Bang Na are a mix of business owners, mid- to senior-level professionals, and some investors. However, proximity to international schools clearly accelerates decision-making,” she said.
“Parents often make quicker, more urgent decisions when their children are about to start school.”
She added that although the economic slowdown has led many buyers—even in the luxury segment—to postpone purchasing decisions, education remains a decisive factor.
“These schools cater to multiple nationalities and are not dominated by a single group,” she noted.
“The same goes for factories in the area—ownership is diverse, leading to equally diverse housing demand.”
Surachet Kongcheep, Head of Research and Consultancy at Cushman & Wakefield Thailand, said the New Krungthep Kritha area has become a major hub for luxury residential development, with a total investment value exceeding 100 billion baht.
“Over the past four years, around 50–60% of newly launched low-rise houses priced from 20 million baht and above have been located in this area,” he said.
“Land prices here have already exceeded 150,000 baht per square wah.”
Demand in the zone is driven by both end-users and investment buyers, with strong rental interest from senior expatriates and international school parents.
Luxury homes in the area command rental rates starting at 100,000 baht per month, offering investors annual yields of 7–10%.
