Dusit Residences vs Ei8hteen Seven: Bangkok's Leasehold Powerhouses Compared

Updated October 2026. This article is our market opinion, not financial advice.

Two of Bangkok's most talked-about new addresses face each other across Lumphini Park, and both break an old rule of Thai luxury property: they are leasehold. Dusit Residences rises above the reborn Dusit Thani at Silom and Rama 4, while Ei8hteen Seven sits inside One Bangkok, the city's largest private development, on Wireless Road. Both stand on land leased from the Crown Property Bureau, so neither can be sold freehold. Here is how they compare, and which we think will hold its value better over the next 10 to 20 years.

Dusit Residences at Dusit Central Park

Dusit Central Park from Lumphini Park. Image: Home Finder Bangkok listing.

Dusit Residences is the private residential tower of Dusit Central Park, the joint venture between Dusit Thani and Central Pattana on the site of the original Dusit Thani hotel. The new five-star Dusit Thani Bangkok opened in September 2024, and the complex also includes Central Park offices, a shopping mall and a seven-rai public roof park.

The residences occupy roughly floors 30 to 69 of a 69-storey tower, with about 160 units: mainly two- to four-bedroom homes from around 118 to 330 sq m, plus a small number of one-bedroom units and duplex penthouses. Launch pricing averaged around ฿400,000 per sq m. Units listed with Home Finder Bangkok today range from about ฿350,000 to ฿475,000 per sq m, from ฿24.5 million for a one-bedroom to over ฿180 million for a four-bedroom. The lease runs about 59 years in two periods (30 years plus a 30-year renewal). Silom MRT is about 100 metres away and Sala Daeng BTS about 300 metres.

A four-bedroom residence at Dusit Residences. Image: Home Finder Bangkok listing.

Pros

• Arguably the best transport links of any luxury condo in Bangkok, with MRT and BTS both within a few minutes' walk.

• Hotel services from Dusit Thani, one of Thailand's most trusted hospitality names.

• Low density: about 160 residences, most of them large family-sized homes.

• Direct access to a mall, offices and a huge roof park, with Lumphini Park across the road.

Cons

• Leasehold, so value will gradually come under pressure as the remaining term shortens.

• High entry price per sq m for a leasehold product, close to many freehold luxury condos.

• Large units mean a smaller pool of buyers and tenants at resale time.

• Silom and Rama 4 traffic around the complex is heavy at peak hours.

Ei8hteen Seven at One Bangkok

One Bangkok from the Witthayu junction. Photo: Chainwit., CC BY 4.0, via Wikimedia Commons.

Ei8hteen Seven is the first residential tower at One Bangkok, the roughly US$3.9 billion district built by Frasers Property and TCC Group on 104 rai at Wireless and Rama 4. One Bangkok combines Grade A offices, luxury hotels, the Parade and Storeys shopping areas, art spaces and around 50 rai of green space, and opened in stages from 2024.

The 55-storey tower has 291 residences, from one-bedroom units of about 51 to 78 sq m up to four-bedroom penthouses of over 530 sq m. Launch prices started at about ฿300,000 per sq m and averaged roughly ฿357,000 per sq m, from around ฿16 million for a one-bedroom. Resale asking prices now range from roughly ฿330,000 to ฿480,000 per sq m, and asking rents run from about ฿110,000 to ฿400,000 a month. MRT Lumphini is about 400 metres away. The land is leased from the Crown Property Bureau on a 30-plus-30-year agreement, so buyers should check the exact remaining lease term in their contract.

Pros

• Part of a complete new city district, with offices, hotels, retail and parks on the doorstep.

• A wide range of unit sizes, including one-bedrooms that are easier to rent out and resell.

• A lower entry price per sq m than Dusit Residences at launch.

• Backed by Frasers Property and TCC, two of the region's largest landlords.

Cons

• Leasehold, with the same long-term depreciation risk as Dusit.

• 291 units means more competition from other owners when you sell or rent.

• No BTS station within walking distance; MRT Lumphini is the only nearby rail link.

• Parts of One Bangkok, including the signature tower, are still being completed until around 2030.

Dusit Residences vs Ei8hteen Seven at a glance

The residents' lobby at Dusit Residences. Image: Home Finder Bangkok listing.

Which is the better long-term investment?

With any leasehold condo, the land's value effectively runs down as the lease shortens, so long-term returns depend on two things: how much prices rise over the first 10 to 15 years, and how strong rental income is. Luxury rents in Bangkok have been resilient, with Savills putting gross luxury yields at around 3.8%, but luxury sale prices softened by more than 5% in the first half of 2026.

For investors, we expect Ei8hteen Seven to perform slightly better. Its lower entry price, smaller units and the steady build-out of One Bangkok should support both rental demand and resale liquidity as the district matures. One- and two-bedroom units close to the offices are likely to be the easiest to let to executives and the easiest to sell.

For owner-occupiers, Dusit Residences has the edge. Its unbeatable MRT and BTS access, small number of residences and Dusit Thani service make it a rare product. Large family residences there should hold their value well, but they appeal to a smaller group of buyers, so they are better suited to living in than to trading.

In both cases, we would avoid paying a big premium on resale over launch prices, check the remaining lease term and renewal terms carefully, and compare against nearby freehold alternatives such as those on Wireless Road and in Langsuan before committing.

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