Dusit Central Park is the mixed-use project at the corner of Silom and Rama IV roads in Bangkok, built by Dusit Thani PCL and Central Pattana (CPN) on the site of the original Dusit Thani hotel. Its hotel, the new 257-key Dusit Thani Bangkok, opened in September 2024. Its Central Park mall and offices followed in 2025. For owners and operators, Dusit Central Park is the clearest regional case of a domestic hotel brand trading half its keys for a share of a bigger property. Dusit gave up 260 rooms, brought in Central Group’s property arm, and now earns from hotel rooms, residence sales and a joint venture that collects rent from the mall.
Key facts
| Item | Detail |
|---|---|
| Project | Dusit Central Park: hotel, branded residences, Central Park mall, Central Park Offices, roof park |
| Partners | Dusit Thani PCL and Central Pattana PCL |
| Stated value | THB 46bn (THB 36.7bn at the 2019 launch) |
| Land | About 23 rai leased from the Crown Property Bureau; 30 years from 1 July 2024, with a right to a further 30 years, per Dusit’s 2021 shareholder circular |
| Hotel | Dusit Thani Bangkok, 257 rooms, 39 storeys, opened 27 September 2024; the original had 517 rooms |
| Hotel operator | Dusit Hotels and Resorts |
| Residences | Dusit Residences and Dusit Parkside, managed by Dusit; about 97% of saleable area sold by mid-2026 |
| Mall | Central Park, CPN’s 43rd shopping centre, opened 4 September 2025, with a 2.8-acre (11,200 sq m) roof park |
| Offices | Central Park Offices, completed in 2025 |
| Transport | Direct links to BTS Sala Daeng and MRT Silom |
Who owns what
Dusit leased the land from the Crown Property Bureau and sub-leased it to the joint venture companies. Dusit’s 2021 shareholder circular sets out three ventures:
| Component | Company | Dusit : CPN |
|---|---|---|
| Hotel, residences and the bare shell of the mall | Vimarn Suriya Co., Ltd. | 60 : 40 (planned final split) |
| Mall business | Suanlum Property Co., Ltd. | 15 : 85 (planned final split) |
| Office tower | Pharam 4 Development and an office operating company | CPN; Dusit sold out by 2019 |
In 2021 Dusit still held 65% of Vimarn Suriya and planned to sell the last 5% to CPN in 2022. We have not confirmed that the sale went through, so read 60:40 as the plan, not a filed fact. CPN was also a major shareholder in Dusit at the time, with 17.09% at the end of 2020. The circular also covers a hotel management agreement between Vimarn Suriya and Dusit. Our reading: the hotel’s legal owner is the joint venture, and Dusit runs the hotel for it.
The mall lease is the revenue link. Vimarn Suriya leases the mall’s bare shell to CPN’s mall company for 30 years from July 2024, with a right to renew. So the hotel venture earns rent from the mall as well as hotel income.
The hotel: fewer, bigger rooms
The new Dusit Thani Bangkok has 257 rooms, against 517 in the 1970 original that closed in 2019. Rooms start at 50 sq m, and every one faces Lumpini Park. The 39-storey tower has interiors by André Fu Studio, more than 5,000 sq m of meeting and event space, and the Napalai Grand Ballroom with an eight-metre ceiling and a 55-metre window onto the park. In March 2026 Preferred Hotels & Resorts added it to its Legend Collection.
Dusit does not publish the hotel’s room rates or occupancy in its press releases. Its second-quarter statement said RevPAR at owned hotels rose 21.5%, from both occupancy and rate, “with Dusit Thani Bangkok making a particularly strong contribution”. Dusit’s Q2 2026 revenue was THB 3,633m, up 113.8%, with a net profit of THB 97m. Residence handovers drove much of that jump.
What the project changed
| Date | Milestone |
|---|---|
| 2019 | Original Dusit Thani Bangkok closes after almost 50 years; project unveiled at THB 36.7bn |
| 1 July 2024 | 30-year land lease term starts |
| 27 September 2024 | Dusit Thani Bangkok reopens with 257 rooms |
| 2025 | Central Park Offices completed |
| 4 September 2025 | Central Park mall and roof park open |
| March 2026 | Hotel joins Preferred’s Legend Collection |
| Mid-2026 | Residences about 97% sold; handovers continue |
Our view: the hotel is now the brand showcase inside a property investment, not the whole investment. Halving the keys only works because residence sales and mall rent help pay for the site. A hotel owner who copies the model without a strong retail partner keeps the smaller room count but loses the rent.
What it means for you
1. Owners of ageing city-centre hotels: count keys against land value
Dusit swapped 517 rooms for 257 better ones, plus residences and rent. Before a full refurbishment, test whether a mixed-use rebuild with a retail partner earns more on the same land.
2. Domestic brands: keep the hotel contract when you sell down
Dusit sold most of the retail and office ventures to CPN but kept control of the hotel and residences company, and the management contract. Brand control is worth more than a bigger share of the mall.
3. Bangkok luxury competitors: compete on what the tower lacks
Park views from every room are hard to match. Compete on what a city tower cannot offer, such as river views, gardens or larger suites.
4. Investors: read the land lease first
Crown Property Bureau land in central Bangkok is leasehold. The 30-year term from 2024 and the renewal right set the value of every component. Check the current terms; Dusit filed a further amendment to the lease in December 2023, which we have not reviewed.
Other Thai brands are moving too. See our analysis of Marriott and FICO’s seven Thai hotels and Thailand’s split high season.
FAQ
What is Dusit Central Park?
A mixed-use project at Silom and Rama IV in Bangkok, opposite Lumpini Park. It includes the Dusit Thani Bangkok hotel, Dusit Residences and Dusit Parkside, the Central Park mall, Central Park Offices and a 2.8-acre roof park. Its stated value is THB 46bn.
Is Dusit Central Park open?
Yes. The hotel opened on 27 September 2024 and the Central Park mall on 4 September 2025. The offices were completed in 2025, and residence handovers are under way.
Who owns Dusit Central Park?
Dusit Thani PCL and Central Pattana, through joint ventures on land leased from the Crown Property Bureau. The hotel and residences company was planned at 60:40 Dusit to CPN; CPN controls the mall and office companies.
How many rooms does Dusit Thani Bangkok have?
257 rooms, down from 517 in the original hotel.
Who manages the Dusit Thani Bangkok hotel?
Dusit Hotels and Resorts, part of Dusit International.
Where is Dusit Central Park?
At the corner of Silom and Rama IV roads in Bang Rak, Bangkok, linked to BTS Sala Daeng and MRT Silom stations.