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Comparison · Lumpini Park · Branded residences

Branded Residences Around Lumpini Park, Compared

Last checked 5 October 2026 · 5 min read · English

Lumpini Park is Bangkok's Central Park, and almost every major luxury brand now wants a residence facing it. Four projects lead the field: Upper House, Capella, Dusit and SC Residences. They look similar in a brochure, but they differ in tenure, timing and what you actually get.

The four at a glance

ResidenceSide of the parkTenureStatusSizeMain draw
Upper House ResidencesEast, Wireless RoadFreeholdOff-plan, 203052 floors, 156 unitsPrivate brand, two-park view
Capella ResidencesNorth-east, Sarasin–LangsuanNot yet confirmedOff-plan, 2030About 45 floors, 262 unitsHospital-backed wellness
Dusit ResidencesWest, Rama IV–SilomLeasehold 30+30Completed, handover 202669 floors, about 406 unitsReady now, Dusit Elite privileges
SC ResidencesSouth, Rama IV–WirelessFreehold (reported)Pre-launch37 floors, 85 unitsLowest density, private lifts

How to choose

If you want to move in soon

Dusit Residences is the only one already completed. It is leasehold, so it suits tenants and buyers who value location and service more than resale. The other three will not be ready before 2030.

If you want freehold for the long term

Upper House and SC Residences are freehold, which foreign buyers can own within the 49% quota. Upper House offers a stronger international brand; SC Residences offers fewer neighbours and more parking.

If health and wellbeing come first

Capella Residences is built around preventive healthcare from BDMS. Confirm the tenure and which services are included in the fee before you decide.

If parking and privacy matter most

SC Residences reports about 3.5 parking spaces and a private lift for every home. For the others, parking type has not been published yet; ask whether it is conventional or automated. Why parking type matters.

Kathy's view: a park view is the one thing in Bangkok that cannot be built out, which is why these projects command the city's highest prices. But a brand name does not replace due diligence. For any off-plan project, compare the final common fee, the sinking fund, parking type and the developer's track record, not just the hotel logo. And remember that off-plan units do not qualify for the property visa until they are completed and registered.
Priority registration

Get the details for all four projects

Tell us which projects interest you. We will send floor plans, price lists and an independent comparison as soon as each developer releases them. Registering is free and does not commit you to buy.

Other park-side options ready today

If you need something completed now, look at Sindhorn Kempinski and SCOPE Langsuan on Langsuan, both a short walk from the park.

Frequently asked

Which branded residences face Lumpini Park?
Upper House Residences, Capella Residences, Dusit Residences and SC Residences, each on a different side of the park.
Which ones are freehold?
Upper House Residences is freehold, and SC Residences is reported as freehold. Dusit Residences is leasehold. Capella's tenure has not been confirmed publicly.
Which one can I move into now?
Dusit Residences, with handover from 2026. The others are targeted for 2030 or not yet dated.
Lumpini Park residences

Not sure which one fits?

Tell us your budget, timeline and must-haves. We will compare the options side by side for you, independently.

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Compiled from developer announcements and public sources, checked October 2026; off-plan details can change. Not legal advice; Kathy & Co. is an independent agent.

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