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Khlong Tan (also spelled Klong Tan) lies in central Bangkok, on the south side of Sukhumvit Road between the Phrom Phong and Thong Lo BTS Skytrain stations.
Asok, where the Skytrain meets the MRT underground, is one stop from Phrom Phong. Inside the district you will find quiet sois lined with residential towers, Japanese supermarkets and cafés, Benjasiri Park by the station exit and the EM District shopping centres. Expat families, Japanese professionals and office staff from the business district live here. Investors buying apartments for sale in Bangkok to let long term look at Khlong Tan, and so do people moving to the city: apartments near the Skytrain here let all year round.
In 1992, Benjasiri Park was laid out on the former site of the Thai Meteorological Department on Sukhumvit Road. The Emporium opened next door in 1997, EmQuartier across the road in 2015, and in December 2023 EmSphere, home to Thailand's first city-centre IKEA. Over three decades the land around Phrom Phong station has become the EM District: three shopping centres with 650,000 m² of floor space on an 80,000 m² site. All of this sits on Khlong Tan's northern edge, while the district's residential sois run south towards Rama IV Road.
Khlong Tan covers just 1.9 km², yet it holds 112 condominium developments. Right now 1,218 apartments are listed for sale and 3,868 for rent. The district lives on long-term lets all year, with no holiday season to wait for.
✓ Two BTS stations on the district's northern edge: Phrom Phong and Thong Lo
✓ MRT Queen Sirikit National Convention Centre (QSNCC) station on the western edge
✓ EmSphere: a 15,000 m² city-centre IKEA and the 6,000-seat UOB Live arena
✓ Benjasiri Park, 46,400 m², with a lake, running tracks and 12 sculptures
✓ Benjakitti Forest Park, 72 hectares, by MRT QSNCC, with an elevated walkway and cycle path to Lumphini Park
✓ Japanese shopping streets Nihon Machi and K Village on Sukhumvit Soi 26
✓ Samitivej Sukhumvit Hospital 1.3 km away and Vimut-Theptarin Hospital on Rama IV
✓ International schools: Trinity International on Sukhumvit Soi 36, NIST, Bangkok Prep, American School of Bangkok
✓ Suvarnabhumi Airport 20 km and Don Mueang Airport 22 km away as the crow flies
All listings in the district are condominium apartments, both new developments and resales. Prices are in Thai baht (฿), with US dollar and euro equivalents for guidance.
One-bedroom apartments in developments under construction along Rama IV start from ฿4.8M ($143K / €127K). During construction you pay part of the price in interest-free instalments on the developer's schedule, and the main balance at registration once the building is complete. Buying at launch pays off: early buyers lock in the starting price, which the developer raises as the building goes up.
Completed one-bedroom apartments in low-rise buildings start from ฿2.9M ($86.2K / €76.8K), and studios in towers near BTS Thong Lo from ฿3.7M ($110K / €98K). The district median is ฿9.73M ($289K / €258K) per apartment and ฿200,000 per m² ($5,940 / €5,300). On average a one-bedroom apartment costs ฿8.51M ($253K / €226K), a two-bedroom ฿16.4M ($487K / €435K) and a three-bedroom ฿31.4M ($933K / €832K).
For comparison, a resale square metre in Bangkok as a whole averages around ฿104,000 ($3,090 / €2,760). The gap comes down to the address: only a handful of Bangkok districts let you buy on Sukhumvit, within walking distance of a BTS station and the EM District malls, and Khlong Tan is one of them.
✓ The Emporium, EmSphere and Benjasiri Park on foot; large residential buildings from the 1990s and 2000s with generous layouts
✓ Expat families and Japanese professionals rent here, and rents are the highest in the district
✓ Buyers choose two- and three-bedroom apartments to live in or to let to families
✓ Residential towers 200 to 600 m from BTS Thong Lo, with the restaurants and bars of Thonglor across Sukhumvit
✓ Compact apartments near the station let fastest
✓ Buyers choose studios and one-bedroom apartments for long-term letsThe Rama IV corridor
✓ New high-rises deeper into the sois, 1.1 to 1.5 km from the BTS, close to MRT QSNCC, Benjakitti Forest Park and the One Bangkok business district
✓ This is where new projects launch, such as the 37-storey XELF by Sansiri, due for completion in 2028
✓ Buyers choose one-bedroom apartments at launch: in XELF, for example, 794 of the 946 units are one-bedroom
A one-bedroom apartment here lets for an average of ฿35,300 a month ($1,050 / €935), a studio for ฿26,200 ($779 / €694) and a two-bedroom for ฿62,100 ($1,850 / €1,650). The district's median rent is ฿744 per m² a month ($22 / €20). Tenants sign for a year or longer: Japanese families, staff of companies on Sukhumvit and Rama IV, and expats whose children attend the international schools nearby.
If you are weighing up an investment in Bangkok property, here is a reference point: property portals estimate gross yields for most apartments in the district at 4% to 6% a year. Your net return depends on the real walking distance to the station, the age of the building, the furniture, the service charge and the sinking fund. We do not promise guaranteed returns. Before you reserve, we work out the figures for the specific apartment. Property values can fall as well as rise.
Yes. A foreign buyer can own a condominium apartment as freehold: full ownership in your own name, which your heirs inherit, within the 49% of a building's floor area that may be sold to foreigners. Once the foreign quota in a building has been sold, some developers offer the apartment on a long-term lease (leasehold) registered at the Land Department.
On the resale market, some Khlong Tan apartments are held under the Thai quota. Such an apartment can pass to a foreign buyer as freehold if the building still has room in its foreign quota. We check the status before you reserve.
✓ Available foreign quota in the building, and the quota status of the specific apartment
✓ The age of the building and the balance of its sinking fund: some of the district's buildings date from the 1990s
✓ That the seller has no service charge arrears
✓ For new developments: the developer's registration with the Department of Business Development (DBD), the building permit and an approved Environmental Impact Assessment (EIA)
✓ The real walking distance to the BTS or MRT: some sois run 1.5 km deep
You reserve the apartment with a deposit. Then come legal due diligence on the project and the quota, a sale and purchase agreement (SPA) with a payment schedule, and the transfer of funds. You pay by international SWIFT transfer in foreign currency to the developer's account, or to the seller's personal account if you are taking over an off-plan apartment from its first buyer. For freehold, the receiving Thai bank issues a Foreign Exchange Transaction form (FET), which the Land Department needs to register the apartment in your name. Registration and handover of the keys complete the purchase.
We handle the purchase from start to finish: a shortlist matched to your goals and budget, checks on the developer and the quota, legal support and handover to a management company. We work directly with Sansiri and Noble Development and can show you off-market listings and off-plan resales in the district's new buildings. Our team works in eight languages.
Tell us your budget and what you want the apartment for, and we will send you a shortlist in Khlong Tan.
A one-bedroom resale apartment in a low-rise building from ฿2.9M ($86.2K / €76.8K), a studio in a tower near BTS Thong Lo from ฿3.7M ($110K / €98K), or a one-bedroom in a new development on Rama IV from ฿4.8M ($143K / €127K). Distance to the BTS, floor and view move the price most. We send current prices in the currency you prefer.
Khlong Tan takes up the south side of Sukhumvit, directly opposite them. The BTS stations and the EM District malls are shared, but the southern sois have less nightlife than Thonglor Road, and new projects launch closer to Rama IV, Benjakitti Forest Park and One Bangkok.
Yes, provided the building has foreign quota available. An apartment held under the Thai quota passes to a foreign buyer as freehold only if there is still room within the 49% of the building's floor area. We check with the building's management office before you reserve; otherwise leasehold remains an option.
Yes. While the building is under construction you pay in interest-free instalments, and transfer the larger balance at handover. We send the share payable during construction and the full schedule for each project with your shortlist.
At registration the transfer fee is 2% of the registered value and is commonly split between buyer and seller; registering a leasehold costs 1.1%. The service charge in the district's buildings typically runs from ฿40 to ฿85 per m² a month, about ฿1,400 to ฿3,000 ($42–89 / €37–80) for a 35 m² one-bedroom, and in new buildings it is paid a year in advance at handover. You also make a one-off sinking fund contribution: in XELF, for example, ฿500 per m². We set out the full cost of a specific apartment in writing before you reserve.
Most tenants take an apartment for a year: Japanese families, office staff from Sukhumvit and Rama IV, and expats with children at local schools. Lets of under 30 days require a hotel licence, and many buildings ban them in their house rules, so Khlong Tan suits long-term letting.
A freehold purchase from ฿3M ($89.2K / €79.5K) gives you a 90-day stay, which you then extend a year at a time while you own the apartment. In Khlong Tan, apartments in buildings completed after 2025 meet this threshold, as do all apartments under construction.
The country's largest developers build in Khlong Tan: Sansiri and Noble Development are both listed on the Stock Exchange of Thailand. Before a viewing we check the company in the DBD register, its completed buildings and progress on site, and a lawyer reviews the sale and purchase agreement.
A KVARIS broker replies within an hour with prices, floor plans and payment terms.
Your broker will send available units, floor plans and the payment schedule — usually within the hour.
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