Bangkok City Planning Act 2026
Understanding Bangkok's city planning is crucial for anyone considering purchasing real estate, whether it's a house, condo, or land. Bangkok's city planning, or the zoning of land in Bangkok using different colors, significantly impacts land activities and use.
Therefore, it's essential to pay attention to the property's location and its zoning color, ensuring it aligns with the intended land use. Let's explore the different land types and their zoning according to the Bangkok city planning regulations.
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What is Bangkok's City Planning?
Bangkok's city planning is a plan that defines land use according to land type, aiming to promote public health, safety, and social welfare.
It also ensures compatibility with the transportation and infrastructure capabilities of each area, supporting future urban development as per the original city plan's objectives.
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The Latest Updated Bangkok City Planning
The Bangkok City Planning, or Bangkok Metropolitan Area Comprehensive Plan, has been in effect since 2013, for over 10 years. The latest update, the 4th revision, was issued in 2023, following several studies and revisions. The initial plan, aimed for implementation in 2026, has been postponed to 2027 due to ongoing revisions.
This new Bangkok city plan will not have a fixed term; instead, it will be updated based on the physical needs and requirements of each area, focusing on planning that promotes optimal land use.
Therefore, the concept behind the new Bangkok city plan will consider all dimensions to accommodate urban expansion. For example, it may involve changing zones from brown to red, and from orange to red, indicating a shift in urban planning towards suburban areas.
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Increased FAR Bonus
In the central business district (CBD), a Floor Area Ratio (FAR) bonus will be implemented to increase the FAR ratio, providing incentives for private sector and individual developers to increase building area by up to 20% of the FAR.
Projects that utilize land for public thoroughfares or allow for the construction of pedestrian overpasses within their development area will also receive an additional FAR bonus.
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Reducing Parking Space in Condominiums
Furthermore, a study is underway on reducing parking space in buildings and condominiums located around BTS (Skytrain) stations. Currently, the Building Control Act mandates 120 square meters of parking space per car. This may be increased to 240 square meters per car, which would reduce construction costs and consequently lower condominium prices.
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Changes to the Thonburi City Plan
Comparing the old and new Bangkok city plans, the white-bordered areas with green diagonal lines (rural and agricultural conservation land) in Thonburi will be reclassified as yellow zones (low-density residential), allowing for greater development potential.
Conversely, the white-bordered areas with green diagonal lines in Bang Khun Thian will be reclassified as green zones (agricultural land), and the floodway areas in Nong Chok, Min Buri, Khlong Sam Wa, and Lat Krabang will have their floodway area reduced from 150 square kilometers to 50 square kilometers due to the expansion of canals to address flooding issues.
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Zoning of Conservation Areas
For conservation areas within the inner Rattanakosin Island, land use will be relaxed, such as in Yaowarat and Bang Lamphu, where land values are currently high but are legally required to maintain buildings in their original condition.
Blue zones will be designated for government institutions, while other areas will be reclassified for commercial purposes. However, building height restrictions will be imposed on areas surrounding royal residences, limiting them to 12 meters, 16 meters, and 20 meters.
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