Renting an office on Sukhumvit: buildings, rents and lease terms
Sukhumvit is where many international companies, start-ups and family offices choose to be: close to where their people live, on the BTS, with restaurants and hotels at the door. Bangkok's office market currently favours tenants, so it is a good time to negotiate. Here is how the corridor breaks down, what leases look like and what to check before you sign.
The market in 2026
Bangkok's total office stock reached about 6.49 million sq.m at the end of 2025. In the central business district, average asking rents were about ฿965 per sq.m per month and occupancy about 75%, according to Knight Frank; the Silom–Sathorn–Rama IV area was slightly higher at about ฿988. New Grade A towers, led by One Bangkok on Rama IV, are pulling tenants from older buildings, a trend often called "flight to quality". For tenants, that means more choice and more room to negotiate, especially in older Grade B buildings.
Sukhumvit office areas, station by station
Chidlom, Ploenchit and Wireless Road
The prime end of the corridor, with skywalks to the BTS and some of the city's best-known addresses: Park Ventures Ecoplex (LEED Platinum, linked to BTS Ploenchit), One City Centre (new Grade A, BTS Ploenchit), Gaysorn Tower (BTS Chidlom skywalk), Mercury Tower, Athenee Tower and Sindhorn Tower on Wireless Road. Rents are at the top of the Sukhumvit range. Suits regional headquarters, banks and professional firms.
Asok
The busiest interchange on Sukhumvit, where BTS Asok meets MRT Sukhumvit: Exchange Tower, Interchange 21, GMM Grammy Place, Ocean Tower 2, Sermmit Tower, Times Square and the boutique Glas Haus on Soi 25. A wide mix of Grade A and B buildings and prices, and the easiest commute for staff coming from across the city.
Phrom Phong
Emporium Tower and Bhiraj Tower at EmQuartier sit above two of Bangkok's best-known malls. A favourite for lifestyle brands, Japanese companies and firms whose clients live nearby.
Thong Lo and Ekkamai
Fewer large towers and more low-rise offices, showrooms and creative spaces. T-One Building on Sukhumvit Soi 40 is the main Grade A option. Popular with design studios, marketing agencies and start-ups that want a neighbourhood feel.
How office leases work in Bangkok
| Term | Typical practice |
|---|---|
| Lease length | 3 years, with an option to renew for another 3 |
| Deposit | Usually 3 months of rent plus service charge |
| Advance payment | Usually 1 month |
| Price structure | Split into a rent agreement and a service agreement |
| Rent-free fit-out | Often 1–3 months, sometimes more in today's market |
| Handover | Usually a standard landlord finish: ceiling, lighting and air-conditioning |
| Reinstatement | Tenant returns the space to its original condition at the end |
| Increase on renewal | Negotiated; commonly a fixed percentage at each renewal |
Why three years? Under Thai law, a lease longer than three years must be registered at the Land Office, with a fee of 1% of the total rent, or it can only be enforced for three years. See commercial leases over 3 years.
Why rent and service charge? Rent on property is exempt from VAT and subject to 5% withholding tax; services carry 7% VAT and 3% withholding. Splitting the two affects your costs and paperwork. See VAT and withholding tax on commercial rent.
What to check before you sign
- Compare the total cost, rent plus service charge per sq.m, not just the headline rent.
- Net vs gross area: ask how the leasable area is measured.
- Air-conditioning hours and the overtime charge if your team works evenings or Saturdays.
- Parking: how many bays are included and what extra bays cost.
- Fit-out rules, approval times and the rent-free period.
- Reinstatement: what condition you must return the space in, and who keeps the fit-out.
- Renewal option and how the new rent is set.
- Company registration: the landlord must provide documents for your registered address and VAT registration. See foreigners setting up a company.
Serviced offices and co-working
For a team of one to fifteen, a serviced office can be faster and more flexible: furnished, with internet, reception and meeting rooms, on monthly or yearly terms. International and local operators such as Regus, Spaces, JustCo and The Great Room run centres along Sukhumvit and Ploenchit. Check that the provider can support company and VAT registration if you need it.
Tell us what space you need
We'll shortlist buildings, compare the total cost and help you negotiate the lease.
Frequently asked
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Market figures from Knight Frank's Bangkok office market report (Q4 2025); lease practice and buildings from market sources, checked October 2026. Terms vary by building and landlord.