Are you considering buying a condominium in Bangkok and have noticed an empty plot of land in front of your window? Before making a decision, it’s crucial to understand whether future construction could block your view.
While Bangkok does not have a single, fixed “maximum building height,” there are clear rules that control how tall a building can be. This guide explains the key legal frameworks and practical considerations so you can make a well-informed property decision.
No Maximum Height, But Rules Apply
In Bangkok, there isn’t a universal maximum height for condominiums, but this does not mean that developers can build anything anywhere. The Bangkok Condominium Height Limits depend on several important factors. One of the main considerations is the width of the road or Soi (street) adjacent to the property. Narrow streets naturally limit how tall a building can be, while wider roads allow for taller constructions.
Zoning regulations and the Bangkok Building Control Act also play a key role in determining height limits. These laws regulate the density of construction, how much of the land must remain open, and the required setbacks from neighboring properties. Another critical factor is the Floor Area Ratio (FAR), which determines the total floor space that can be built relative to the land size. Together, these rules ensure that buildings are designed safely and harmoniously, preserving light, ventilation, and the overall quality of urban life.
Key Legal Rules on Maximum Heights
Distance to the opposite boundary of the nearest public road
According to the Building Control Act, including Ministerial Regulation No. 55 B.E. 2543 and Bangkok Ordinance Building Control B.E. 2544, a building’s height, measured from the ground to the top, cannot exceed twice the horizontal distance to the opposite boundary of the nearest public road. For example, if the road opposite your property is 10 meters wide, the maximum allowable height would be 20 meters. This regulation ensures that buildings do not dominate streets or neighboring properties and helps maintain adequate light and ventilation.
Width of the Access Road
The width of the access road is another key factor in determining building height. If the adjacent road or soi is less than 10 meters wide, buildings are limited to a height of 23 meters, which is roughly equivalent to 7 or 8 storeys. Buildings exceeding this height are considered high-rise and must comply with stricter regulations to ensure safety, light, and air circulation.
Floor Area Ratio
The Floor Area Ratio, or FAR, is the ratio between the total floor space that can be built and the size of the land. For example, if a plot measures 1,000 square meters and the FAR is 5:1, the developer may build up to 5,000 square meters of total floor space. This could be arranged as five floors of 1,000 square meters each or 25 floors of 200 square meters each, as long as the total does not exceed 5,000 square meters.
FAR plays a critical role in controlling building density. In central business districts such as Sukhumvit, Silom, and Sathorn, higher FARs of up to 10:1 are allowed, while smaller residential streets typically have lower FARs around 3:1. These regulations are defined by the Bangkok Comprehensive Plan and the Building Control Act B.E. 2522 (1979).
Open spaces
Required under the Ministerial Regulations on Building Control, and depending on the building type, size, and its number of units; The open space law requires that a certain percentage of the land must remain unbuilt. For high-rise or extra high-rise condominium buildings, the law usually requires the developer to offer at least 30% of the land to be used as open spaces ( gardens, courtyards, parking, etc.). For instance, on a 1,000-square-meter plot with a 30% open space requirement, 300 square meters must remain free.
This however can vary according to the zone where the condominium is built, the density, etc. and developers can benefit from so-called “FAR bonus systems” where, if a developer provides extra open space (or public open spaces), they may be allowed a higher FAR. So the open space is sometimes “negotiable” via such incentives.
Setbacks
Setbacks refer to the required distance between the building and the property boundary. They are designed to protect light, air circulation, safety, and to reduce the impact of large buildings on nearby houses. For condominiums in Bangkok, the setback distance varies mainly depending on the building height and whether the wall has opening or not.
Regulated by the Building Control Act and Bangkok ordinances. The law prescribes exact setback distances based on building height, the taller the building, the larger the setback required.
Setback Requirements for Condominium Buildings in Bangkok:
| Building Height | Wall with Openings | Solid Wall | Notes |
|---|---|---|---|
| Up to 9 m | ≥2 m from boundary | ≥0.5 m | Certain conditions apply |
| 9–23 m | ≥3 m | Solid wall required if less than 3 m; rooftop walls ≥1.8 m | High-rise rules apply |
| >23 m | ≥6 m from boundary | Additional setbacks may apply | Depends on FAR, plot size, and location |
Setbacks are stricter for taller buildings to ensure neighbors still enjoy light, ventilation, and safety.
Practical Tips for Buyers
When evaluating a potential condominium investment, it is essential to consider these regulations. Check the zoning and FAR for the area you are interested in, as this will dictate what can be built in the future. The width of the adjacent road can also give you an indication of how tall future buildings might be. Setback rules are particularly important, as they can help preserve your view and access to light. Finally, when dealing with developers, inquire about the percentage of open space and whether any FAR bonuses are being used to increase building height. Understanding these factors will help you make a more informed and confident decision.
Conclusion on Bangkok Condominium Height Limits
While Bangkok does not impose a universal maximum height for condominiums, a combination of rules regarding road width, FAR, open space, and setbacks strictly controls how tall buildings can be. By understanding these regulations, you can avoid unpleasant surprises and make smarter property investments, whether you are looking for your dream home or a profitable investment
Discover our listings
Explore our Bangkok condominium listings and check which buildings comply with height regulations to secure your view and investment!
Click Here
Join The Discussion