Bangkok draft city plan: objections close 9 November 2026

Objections close on 9 November 2026

Bangkok has put the maps, plans, regulations and schedules of the comprehensive plan for Bangkok (fourth revision) on public display for not less than 90 days, from 10 August 2026 until 9 November 2026, after the draft was approved by the Bangkok provincial planning committee.

During this window, anyone who owns or occupies land or a building, or can show that they have an interest in land inside the plan area, has the right to file a request to amend, change or revoke the land-use rules. The request must serve the public interest, or come from someone who already submitted an opinion during the public consultation under section 9 of the Town Planning Act, B.E. 2562.

There are four ways to file: the Department of City Planning and Urban Development, any of the 50 district offices, the Department of Public Works and Town and Country Planning, or online at bmaplanning.bangkok.go.th. Postal submissions go to the Department of City Planning and Urban Development, 45 Mitmaitri Road, Din Daeng, Bangkok 10400, and must arrive by 9 November 2026. The same documents can be inspected at City Hall, the Bangkok Land Office and on plan4bangkok.com.

The retention-pond dispute in eastern Bangkok

On 6 October 2026 at Parliament, Atthawit Suwanpakdee, a party-list MP for the United Thai Nation Party, called on Prime Minister and Interior Minister Anutin Charnvirakul, who oversees the Department of Public Works and Town and Country Planning, to rule that the Khu Bon retention pond be put back into this draft before the 9 November deadline.

He said Khu Bon covers about 130 rai, is landlocked with access only from the Sena housing estate road and by canal, and that land prices there are still not high. Comparing the B.E. 2556 plan with the new draft, he said the floodway or hatched-green area has shrunk while yellow residential land has expanded. He also disputed the 11,000-million-baht figure City Hall cited, arguing it merges Khu Bon with Bang Chan, which sits on a main road and carries a high expropriation cost.

City Hall answered on 3 October 2026. Deputy Governor Jesada Chandraprapha said no private company was given any benefit, and water-management specialist Chawalit Chantararat explained that the cost framework for the Khu Bon project had risen to about 11,000 million baht, covering land, canals, water-control structures and pumping stations rather than expropriation alone. Khu Bon's design capacity is about 870,000 cubic metres, but only about 500,000 cubic metres can actually be managed, against roughly 5 million cubic metres at the existing Nong Bon pond.

A Prachachat Turakij report added that City Hall cited the cost-effectiveness of expropriation and construction, with Khu Bon at about 130 rai and the Bang Chan canal site at about 39 rai. Upgrading the main canals and the conveyance system to connect with the drainage tunnel is costed at about 6,500 million baht. City Hall is also pushing seven more retention projects, which would bring the total to 45 sites holding more than 14 million cubic metres, and says the six ponds in the news were never in the current city plan.

One caveat for readers: this draft is not yet in force, and the two sides differ over what the budget figure covers rather than over the size of the site, which both put at about 130 rai.

What to do if you own or are buying in the east

• Open your own district's map on plan4bangkok.com or at the district office and check which colour your plot carries in the new draft against the current plan. A changed colour affects what can be built and the future price.
• Check whether the plot sits in or next to the hatched-green floodway. If it does, read the regulations and the schedule for that land category in full.
• If you disagree, file a written request by 9 November 2026 and keep a copy and proof of filing. For postal submissions, the postmark date at the sending post office counts as the filing date.
• Before buying a house in the east, ask for the estate's flood history over at least the past three years, compare the road level outside the house with the nearby embankment and canal, and check whether the project has its own retention pond or backup pumps.
• If your home has just been damaged by flooding, see the loan measures open now in GSB's three-month flood debt holiday and home repair loan.

Eastern Bangkok rents on DooAsset

Eastern Bangkok is clearly cheaper to rent than the inner city, which is why so many people move out there, and the same reason the retention-area question matters to them. DooAsset data as of 7 October 2026:

The median condo rent across Bangkok is 29,000 baht a month from 585 listings, with the middle range at 20,500–48,000 baht, while the median condo asking price is 8,500,000 baht from 343 listings. Browse them all at condos for rent and condos for sale. The eastern districts together are still a small share of what is on the site.

Further reading

• Renting a condo near the BTS or MRT on a budget under 15,000 baht