Klong San Real Estate Overview

Klong San is a rapidly developing district in Bangkok, known for its blend of traditional charm and modern infrastructure. Klong San area has transformed from a historic trading hub into a thriving residential and commercial zone. With the introduction of luxury riverfront condominiums, high-end retail developments, and improved transportation links, Klong San has become an attractive choice for investors, expatriates, and affluent local buyers.

Over the past decade, Klong San has experienced significant growth in real estate demand, driven by its proximity to Bangkok’s business districts and new infrastructure projects. The area is home to a mix of high-rise condominiums, townhouses, and riverside villas, catering to various buyer segments.

1. Klong San Real Estate: Strategic Location

Klong San enjoys excellent connectivity to central Bangkok through key infrastructure developments. The BTS Gold Line, which connects to the BTS Green Line at Krung Thonburi Station, enhances accessibility to major commercial and shopping areas like Siam, Silom, and Sukhumvit. Major roads, including Charoen Nakhon Road and Somdet Chao Phraya Road, provide convenient access for residents traveling by car.

The ICONSIAM Pier and various river transport options further improve connectivity, making it easy for residents to travel via the Chao Phraya River. The planned extension of the Gold Line and improved road networks will further enhance Klong San’s accessibility, increasing its real estate value.

2. Klong San Real Estate: Luxury Options

Klong San offers a range of real estate options, from luxury high-rises to more affordable mid-tier condominiums. While new luxury developments along the Chao Phraya River can reach THB 250,000 – 400,000 per sqm, older condominium projects and townhouses offer lower price points, typically ranging from THB 80,000 – 150,000 per sqm.

Rental yields remain attractive, with one-bedroom condominiums renting for THB 15,000 – 60,000 per month, depending on location and amenities. Affordable housing options, especially in the inner streets of Klong San, continue to attract young professionals and expatriates seeking cost-effective alternatives close to Bangkok’s city center.

3. Klong San: Mega Projects

Several major developments have contributed to Klong San’s rapid transformation into a high-value real estate destination:

• ICONSIAM – A luxury mixed-use development featuring high-end retail, luxury condominiums, and a world-class entertainment complex, attracting both investors and residents.
• Four Seasons Private Residences Bangkok – One of the most exclusive riverfront residential projects offering ultra-luxury living with five-star hotel services.
• The Residences at Mandarin Oriental Bangkok – Another high-end riverfront condominium providing a premium lifestyle experience.
• The Gold Line BTS Extension – Enhancing public transportation in Klong San and increasing property demand in the surrounding areas.
• Developments like Magnolias Waterfront Residence and The River by Raimon Land offer high-end living experiences with stunning river views.

These developments have significantly elevated Klong San’s status, making it a sought-after location for high-net-worth individuals and international buyers.

4. Klong San: A Commercial Hub

Klong San has emerged as a prominent commercial and lifestyle hub, driven by its riverside location and proximity to key business districts. The area is home to luxury hotels, office spaces, and co-working environments catering to professionals and entrepreneurs.

Key Commercial Developments:

• ICONSIAM Office Tower – A high-end commercial space attracting multinational corporations and startups.
• Charoen Nakhon Business District – A growing business zone supporting retail, finance, and technology firms.
• Luxury Hotels & Serviced Residences – Establishments like The Peninsula Bangkok and Millennium Hilton Bangkok attract business travelers and expatriates, further driving demand for premium residences.

5. Klong San: International Schools

Klong San’s proximity to some of Bangkok’s top international schools makes it a favorable location for expatriate families. Notable institutions include:

• Shrewsbury International School Riverside – A leading British curriculum school catering to students aged 3-18.
• King’s College International School Bangkok – Providing world-class education based on the UK curriculum, serving students aged 2-18.
• Berkeley International School – An American curriculum-based institution offering education for students aged 2-18.
• Riverside International School – A popular choice among expatriate families, providing an international curriculum.

These schools make Klong San an attractive location for families looking for high-quality education options near their residence.

Buy a Property in Klong San

Investing in Klong San real estate offers promising returns due to its rapid development, luxury projects, and improving infrastructure. Foreign buyers can purchase condominiums in the area, while landed properties require leasehold agreements or ownership through a Thai company structure.

With Keller Henson, you’ll find the property in Klong San you’re looking for, and our team will guide you from understanding Thai regulations in regard to foreign ownership conditions to buying a property in Klong San safely and smoothly. For more information, consult our guide to buying a property in Thailand.  

Purchase a Condominium in Klong San

Klong San offers a variety of condominiums, ranging from ultra-luxury riverfront residences to more affordable high-rise options. Luxury developments such as Magnolias Waterfront Residences ICONSIAM, Banyan Tree Residences Riverside Bangkok, and The Residences at Mandarin Oriental cater to high-net-worth individuals seeking world-class amenities, private river views, and premium services. These high-end projects typically feature private concierge services, infinity pools, fitness centers, sky lounges, and direct river access, making them some of the most desirable properties in Bangkok.

In contrast, more affordable condominiums, such as Supalai River Resort, Watermark Chaophraya, and Baan Sathorn Chaophraya, provide modern living with excellent facilities at a lower price point. These condominiums, priced between THB 80,000 – 150,000 per sqm, still offer quality amenities such as swimming pools, gyms, and river views but at a fraction of the price of ultra-luxury residences. They appeal to professionals, young families, and expatriates who prioritize location and comfort over high-end exclusivity.

While luxury condominiums in Klong San boast unparalleled views, personalized services, and premium interiors, mid-range condos provide more cost-effective alternatives while maintaining proximity to key areas like ICONSIAM, the Chao Phraya River, and the BTS network. Investors looking for higher rental yields may find mid-range developments more attractive, while those seeking capital appreciation and exclusivity will benefit from high-end projects.

Luxury condominiums dominate Klong San’s riverfront skyline, offering high-end amenities, private river views, and premium living experiences. Notable projects include:

• Magnolias Waterfront Residences ICONSIAM – A luxury high-rise with world-class facilities.
• Banyan Tree Residences Riverside Bangkok – Offering ultra-luxury riverfront condominiums with exceptional services.
• The Residences at Mandarin Oriental – Providing an exclusive five-star branded living experience.

Prices range from THB 150,000 to 400,000 per sqm, making Klong San one of Bangkok’s premium real estate markets.

Purchase a House in Klong San

Over the past decade, Klong San has seen a major shift in its real estate landscape, moving away from traditional houses and shop houses to high-rise condominiums and luxury developments. Once a district known for its affordable cost of living, Klong San was home to many old Thai houses and commercial shop houses that lined its historic streets. However, as Bangkok expanded and real estate developers recognized the value of its riverside location, many of these older properties were acquired for new high-rise residential and commercial projects.

Developments like ICONSIAM, The Residences at Mandarin Oriental, and Four Seasons Private Residences have completely transformed the area, increasing property values and attracting international investors. This transition has boosted Klong San’s local economy, bringing in high-end retail, fine dining, and modern infrastructure. While this growth has created lucrative investment opportunities, it has also significantly reduced the availability of standalone houses in the district.

Today, limited options for townhouses, detached homes, and riverside villas remain in select areas. Foreign investors typically acquire houses through long-term lease agreements or by setting up a Thai limited company. Despite the scarcity, a few exclusive gated communities and preserved traditional Thai houses still exist, catering to those seeking privacy and a unique architectural style in a historically rich district.

While high-rise condominiums dominate Klong San’s real estate market, limited options for townhouses, detached homes, and riverside villas exist in select areas. Foreign investors typically acquire houses through long-term lease agreements or by setting up a Thai limited company.

Types of Houses for Sale in Klong San

• Luxury Riverside Villas – Exclusive waterfront properties offering privacy and premium living.
• Traditional Thai Houses – Rare but available, offering classic architecture combined with modern amenities.
• Gated Community Townhouses – Secure and private living spaces suitable for families and professionals.

These properties are highly sought after due to their exclusivity and proximity to the river and city center.

Klong San Real Estate Final Words

Klong San has undergone significant transformation, evolving from a low-cost residential district into one of Bangkok’s most desirable real estate locations. The influx of luxury developments such as ICONSIAM, Four Seasons Private Residences, and The Residences at Mandarin Oriental has elevated the area’s status, attracting high-net-worth individuals and international investors.

The expansion of the BTS Gold Line and improved road networks have strengthened Klong San’s connectivity, further increasing its investment potential. Property prices in the district have surged, with luxury condominiums now commanding THB 250,000 – 400,000 per sqm, while mid-range options remain available at THB 80,000 – 150,000 per sqm. Rental demand continues to be strong, with one-bedroom units renting for THB 15,000 – 60,000 per month, ensuring steady returns for investors.

The commercial and retail sectors in Klong San have flourished alongside residential growth. ICONSIAM Office Tower, the Charoen Nakhon Business District, and the rise of co-working spaces have solidified the area’s reputation as a business hub. Additionally, the presence of international schools such as Shrewsbury International School and King’s College International School makes Klong San a top choice for expatriate families seeking high-quality education.

The real estate landscape in Klong San is expected to continue growing, driven by its strategic location, world-class infrastructure, and ongoing mega projects. Whether investing in a luxury condominium, serviced apartment, or gated community home, Klong San offers strong capital appreciation and a premium lifestyle.

For more details on buying property in Klong San, contact Keller Henson real estate consultant specializing in Bangkok’s high-end property market.