“Sathorn Road is the road connecting Rama IV Road and Narathiwat Road, flourishing since the reign of King Rama V after the construction of Charoen Krung Road, the first road in Thailand. Subsequently, canals were dug and land was filled to create the current Sathorn Road, which remains one of the most developed areas and is a truly economic center or Real CBD of Bangkok to this day.

Returning to the present, Sathorn continues to be a bustling area with constant activity. The land utilization is dense with a concentration of activities, especially on South Sathorn Road, which hosts a variety of activities covering six key characteristics of a prime location: Education (School), Medical (Hospitals), Workplace, Accessibility, Shopping, and Recreation.

If we count the locations in Bangkok that meet all six of these criteria, we find that they all lie within the Real CBD. In terms of activity density, Silom-Sathorn appears to be more of a One-Stop Service Location than other areas, and it is also home to several financial institutions, making Silom-Sathorn the largest Financial District in the country. To clarify, TerraBKK will present density figures for each aspect, dividing the Sathorn area into two sections: Sathorn-Lumpini and Sathorn-Charoen Krung.

Activity Clusters in the Sathorn Area

For the Sathorn area, TerraBKK defines its boundaries from Rama IV Road to the Si Rat Expressway along Silom and Sathorn Roads, extending to Narathiwat Road, to analyze the clustering and density of activities based on the six characteristics of a prime location mentioned above.

Sathorn-Lumpini

Sathorn-Lumpini extends from Rama IV Road along Sathorn and Silom Roads to Narathiwat Road. This area can be considered the center of activity density in the Silom-Sathorn district. The office space in this area totals approximately 932,700 square meters, with an estimated daily influx of over 56,000 workers. Additionally, it serves as an interchange for the MRT and BTS, with statistics showing that around 54,000 people use personal vehicles (on Sathorn Road) and the BTS daily, indicating its status as a magnetic location with intense land use attracting a massive population each day.

In addition to the density of job opportunities and transportation, the Sathorn-Lumpini area also features clusters of shopping venues such as Silom Complex, Thaniya Plaza and Lalaisub Market, as well as recreational areas like Lumpini Park and Phloen Chit Park. It also hosts St. Joseph Convent School and Chulalongkorn Hospital, making the living factors in the Sathorn-Lumpini area comprehensive.

Sathorn-Charoen Krung

For Sathorn-Charoen Krung, while the job market may not be as prominent as Sathorn-Lumpini, it still boasts 624,900 square meters of office space. The offices in this area cluster around the BTS Chong Nonsi and BTS Surasak stations. A clear activity cluster in the Sathorn-Charoen Krung area consists of secondary schools, all of which are prestigious private institutions that parents are eager to enroll their children in, including Assumption College, Assumption Convent, Bangkok Christian College, Assumption Primary School and Shrewsbury International School, which is ranked as the second most expensive international school in Thailand, collectively hosting over 14,000 students and staff.

Living Environment Suitability

While it may be difficult to quantify the suitability of the living environment, it can be observed through the clustering of high-end real estate such as 4-5 star hotels and high-end condominiums, which serve as both short-term and long-term residences for affluent individuals.

Cluster of 4-5 Star Hotels, Embassies, and Consulates

The concentration of 4-5 star hotels, embassies, and consulates indicates a residence for expatriates and affluent transient individuals, such as diplomats, high-ranking officials, businesspeople, and tourists. For Silom-Sathorn, as the CBD of Bangkok, the presence of embassies, consulates and hotels serves as a temporary residence for businesspeople or high-level executives. The clustering of 4-5 star hotels in this area is noticeably denser than in Sathorn-Lumpini, which correlates with the density of job opportunities.

One of the Locations with the Best Luxury Condominiums of the Era

The clustering of high-end condominiums in both Sathorn-Lumpini and Sathorn-Charoen Krung is not significantly different, although there is a slight tendency for more clustering in Sathorn-Lumpini. Both areas consistently feature new high-end condominium projects, such as The Met Sathorn and Sukhothai Residence, with each project launching at prices between 170,000-200,000 THB per square meter, which garnered significant attention during their respective launch years. Currently, prices have surged to an average of 340,000 THB per square meter, marking a location where prices have never dropped, only appreciating over time due to the decreasing number of new projects each year.

Condominium Prices Reflect the Residents' Status

When discussing Sathorn, it is evident that residents in this area are typically executives and affluent expatriates. The prices of condominiums being sold reflect a clear distinction in wealth levels across both sides of Sathorn. Overall, the buying and selling prices of second-hand condominiums in Sathorn range from approximately 150,000-250,000 THB per square meter, or around 10-20 million THB per unit, indicating that over 60% of potential buyers in Sathorn have a monthly income of around 100,000-300,000 THB.

When examining the two sides of Sathorn, namely Sathorn-Lumpini and Sathorn-Charoen Krung, TerraBKK found that the selling prices of condominiums on both sides differ significantly. Looking back at the income of potential buyers, the “Sathorn-Lumpini” side has higher income levels than the Sathorn-Charoen Krung side, making it a zone filled with affluent individuals. Over 60% of residents in this area have a monthly income of around 100,000-400,000 THB, indicating that those living in condominiums here are surrounded by wealthy neighbors.

The Growth of Condominium Prices in Sathorn

Having wealthy neighbors may not be as important as the growth of condominium prices in this area, which has seen an average increase of over 5-15% per year. Both zones have similar growth rates, with the “Sathorn-Lumpini” experiencing slightly higher growth rates. Notably, in 2009, both zones had comparable prices, but within a year, the “Sathorn-Lumpini” zone surpassed the “Sathorn-Charoen Krung” zone in price.

Quality Supply is Rare

Looking back at the data on new condominium projects launched each year since 2000, it is evident that some years saw no supply entering the market, particularly in the “Sathorn-Lumpini” area, which has seen a continuous decline in new projects. The year 2015 saw the launch of Saladaeng One, which revitalized the Sathorn area.

However, this year we will see another new supply in the “Sathorn-Lumpini” area, which is rare, expected to launch in the second half of the year, namely The Reserve Sathorn, which consists of only 134 units, starting at 13 million THB (250,000 - 320,000 THB per square meter, averaging 280,000 THB per square meter). The land plot is located in Soi Suan Plu, with multiple access routes to public transport, including BTS Chong Nonsi, BTS Sala Daeng, MRT Lumpini, or expressway access, making it another super luxury project in this area. This is a great opportunity for anyone looking for a residence in the Sathorn-Lumpini zone, as quality supply is rare in Sathorn.

It must be said that “Sathorn” is one of the most desirable areas to live in Bangkok, especially the Sathorn-Lumpini side, which has been lacking new supply for some time. Coupled with the abundance of high-end amenities, “Sathorn-Lumpini” is a location that elevates the living standards of its residents, surrounded by a truly quality community.