Khlong San: An Overlooked Riverside Suburb on the Cusp of Rezoning

The Bangkok Metropolitan Administration filed a rezoning proposal for Khlong San on July 5 that would shift large tracts from strict residential to mixed-use zoning by December 2026.

Property buyers have watched adjacent riverside corridors fill with new towers while Khlong San stayed quiet, its low-rise shophouses and narrow sois largely untouched since the last major plan update in 2018. The timing coincides with completion of the new Khlong San Pier upgrade and rising demand for sites within a 15-minute ferry ride of Sathorn financial district offices.

Streets and sites already drawing early interest

Developers have begun optioning blocks along Somdet Chao Phraya Road near the old Khlong San Market and the small Riverside Plaza retail strip on Charoen Krung Road. The BMA’s draft map released last week shows 28 rai earmarked for higher density around those two nodes, with height limits rising from four to eight storeys. Local agents report three foreign funds toured sites on Soi Somdet Chao Phraya 7 last month.

Transactions recorded by the Land Department show average townhouse prices in Khlong San reached 3.8 million baht in the first half of 2026, up 11 percent from the same period in 2025. Comparable plots inside the proposed rezoning boundary traded at 52,000 baht per square wah in May, still 30 percent below rates on the Thonburi side of the river.

What buyers should watch next

The public consultation period runs until August 15 at the Khlong San district office. Anyone considering a purchase should verify whether a specific soi falls inside the 28-rai zone before signing, as final boundaries could shift after hearings. Agents expect the first conditional sales contracts to appear once the BMA publishes the revised map in September.

This article is general information only and is not personal financial or investment advice. Consider your own circumstances and seek licensed professional advice before making financial decisions.