A collaboration between Swire Properties and City Realty — Bangkok's answer to Central Park Tower, a once-in-a-generation park-front collectible.
Parks are the soul of a great city. The most enduring urban real estate has never been about the building alone — it's about owning a piece of irreplaceable green. New York has Central Park, London has Hyde Park, Taipei has Daan Forest Park. The buildings that overlook these parks consistently sit at the very top of their cities' price ladders, because what they offer can't be reproduced.
Now, Bangkok is finally getting its own park-front statement: Upper House Residences Bangkok.
On Wireless Road — Bangkok's most expensive and most established prime address — there's a plot of land that locals have nicknamed for years as "the most expensive banana farm in Bangkok." To minimize land tax, the owners planted bananas to keep the parcel formally "in use," letting this prime piece of dirt — directly facing Lumphini Park — sit untouched for decades.
That changed in 2025, when Swire Properties (Hong Kong) and Thai developer City Realty announced a joint venture to develop the site. The result is Upper House Residences Bangkok, a world-class landmark residence with pre-sales scheduled for Q2 2026.
This isn't just a new luxury launch. It is the only — and last — freehold residential project that will ever sit directly on the front row of Lumphini Park.
The developers
Swire Properties brings more than half a century of pedigree as one of Asia's most internationally recognized real estate brands — Taikoo Place and Taikoo Shing in Hong Kong, Taikoo Li Sanlitun and Sino-Ocean Taikoo Li Chengdu in mainland China, and the Upper House brand of hotels (Hong Kong, Shanghai's Middle House, Eden Singapore) which sets the global benchmark for understated luxury hospitality. With Bangkok, Swire is bringing the Upper House brand into residential for the first time — taking its hospitality philosophy and translating it into how a home is lived in.
City Realty is one of Thailand's most influential high-end developers. Their portfolio includes the EM District on Sukhumvit Road (EmQuartier, EmSphere, Emporium) and the Chatrium family of hotels and residences (Riverside, Grand Siam, Sathon). The partnership combines international brand vision with deep local execution.
Bangkok's "front row to Central Park"
Upper House Residences Bangkok sits on Wireless Road, the city's most expensive land. The street is tree-lined, home to embassies of Japan, the United States, Australia, the Netherlands, Hungary, and others, and quietly orderly — the kind of address that earns the description "Embassy District" honestly.
Most importantly, the project faces directly onto Bangkok's Lumphini Park — at roughly 576,000 sqm, the city's central green lung. Few sites in central Bangkok can claim views this open over this much green, and once the surrounding parcels are built out, the supply of new park-front addresses essentially closes.
This will be the last freehold residence on Wireless Road that overlooks Lumphini Park.
Why freehold matters here
Most of the high-end product around Lumphini Park is leasehold — Sindhorn Tonson, Sindhorn Lumpini, Residence at Sindhorn Kempinski, One89 Wireless. These are 30+30-year leases on land owned by the Crown Property Bureau; demand is high enough that leasehold supply has consistently sold through, even at premium pricing. Freehold land directly on Wireless Road, with line-of-sight to Lumphini Park, is a different category altogether — and Upper House Residences Bangkok is the only, and the last, of its kind.
Freehold here means more than the legal structure. It means this is a collectible asset in the truest sense — not just an investment, but something that can be passed down across generations.
🏗 Project at a glance
Land area: ~7.9 rai (12,652 sqm)
Developer: Swire Properties × City Realty
Architect: Foster + Partners
Interior Design: BAR Studio × PIA Interior
Estimated completion: 2030
Two towers:
Upper House Residences Bangkok — 52 storeys, 156 units
The Wireless Residences by Upper House — 71 storeys, 239 units
Construction commenced in April 2025; EIA approval is in place.
🛍 Lifestyle & Shopping
Central Embassy
Central Chidlom
CentralWorld
Gaysorn Village
One Bangkok
Dusit Central Park
🏥 Healthcare
Bumrungrad International Hospital
BNH Hospital
King Chulalongkorn Memorial Hospital
🎓 Education
St. Andrews International School
Mater Dei School
Chulalongkorn University
The world's first Upper House branded residence
This is the first project anywhere in the world to carry the Upper House residential brand. Drawing on the design and service language of Hong Kong's flagship Upper House hotel — quiet, considered, deeply attentive — the residences will integrate hospitality-grade services into daily living: private concierge, housekeeping, dedicated transportation, resident events, and curated amenities.
"This is not just a residence — it's the spirit of The Upper House brought home."
From "the most expensive banana farm in Bangkok" to the last front-row address overlooking Lumphini Park — Upper House Residences Bangkok isn't just a building. It's a piece of the city's story, and a way of living that's about to be defined.
📩 To learn more, please reach out to Upper Estates:
Pre-sale launch timing, allocation strategy and pricing band guidance
Floor plan, view orientation and tower comparison (Upper House vs. The Wireless)
Side-by-side analysis with 98 Wireless, Scope Langsuan and One89 Wireless
Foreign-buyer process, freehold quota and payment schedule
Long-term hold strategy and inheritance planning
We offer trilingual one-on-one consultations in Mandarin, English and Thai, helping you secure a unit at one of Bangkok's most defining addresses.