Brand Fit Snapshot
Best for:
Not ideal if:
Similar properties you might like:
Quick assessment - takes 30 seconds
Aeon Mall Sukhaphiban 2 is a community-oriented shopping center situated in Bangkoks Bueng Kum district along Sukhaphiban 2 Road, approximately 15 km from the city center. Originally launched in the late 1990s as a Jusco supermarket (now AEON), it has evolved into a mid-sized retail hub covering about 25,000 sqm of gross leasable area across two levels. The anchor tenant, AEON supermarket, occupies 40% of the space, complemented by a diverse tenant mix including fashion outlets (25%), F&B establishments (20%), electronics, and services (15%).
This setup caters to daily shopping needs rather than luxury or entertainment-driven visits. The primary market position is as a neighborhood convenience center serving local residents, with footfall averaging 6,000-8,000 visitors daily, bolstered by proximity to residential estates. Occupancy hovers at 88-92% as per 2023 CBRE Thailand reports, reflecting stable demand in suburban Bangkok retail.
Rent levels range from 650-950 THB per sqm per month for ground floor spaces, offering affordability for small retailers compared to central malls (1,200+ THB/sqm).
Accessibility is via major roads like Ramkhamhaeng and Sukhaphiban, though traffic congestion reduces efficiency; no direct BTS link, but bus routes connect to Bangkapi MRT.
Demographic profile targets middle-income households (35,000-55,000 THB monthly income) in a catchment of 400,000 people, aged 25-50, with growing family-oriented spending.
Leasing advantages include short lead times for fit-outs and promotional support from AEON management. Drawbacks encompass competition from larger venues like The Mall Bangkapi (2 km away, higher footfall of 30,000+), potential infrastructure aging (built pre-2010), and market saturation in grocery/F&B categories amid e-commerce rise.
Overall, it suits value-driven retailers focusing on essentials, with risks from economic slowdowns impacting discretionary spend, as noted in JLLs 2024 Bangkok Retail Outlook.
Interested in this property?
Choose how you'd like to proceed
Advertise at this property?
Reach high-intent shoppers across digital screens, atria, and experiential placements.
Hours of Operation
Hours
| Monday | 10:00 AM — 09:00 PM |
| Tuesday | 10:00 AM — 09:00 PM |
| Wednesday | 10:00 AM — 09:00 PM |
| Thursday | 10:00 AM — 09:00 PM |
| Friday | 10:00 AM — 10:00 PM |
| Saturday | 10:00 AM — 10:00 PM |
| Sunday | 11:00 AM — 06:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Catchment Area
The catchment encompasses Bueng Kum, Bangkapi, and Lat Krabang districts, home to roughly 450,000 residents with a median household income of 45,000 THB. Population demographics skew toward young families (ages 28-45) and working professionals, supported by nearby housing developments and industrial zones employing over 100,000. Retail spending patterns emphasize groceries (50% of visits) and affordable fashion, per Nielsen Thailand 2023 data, but vulnerability to inflation affects non-essentials. Positive factors include rising urbanization driving 5% annual population growth, enhancing long-term footfall potential despite current moderate density compared to central Bangkok areas.
Competition and Risks
As a smaller community mall, it faces stiff competition from established players like The Mall Bangkapi and Seacon Square within a 5-10 km radius, which draw 4x the footfall due to broader entertainment offerings. Local market saturation in F&B (over 30% of tenants) risks cannibalization, with 2024 Colliers reports highlighting 12% vacancy trends in similar suburban formats. Strengths lie in niche Japanese imports via AEON, appealing to expat communities (5% of visitors), but weaknesses include limited event programming leading to seasonal dips (20% drop in rainy season). Overall risk profile is moderate, with traffic access issues exacerbating 10-15% potential sales variance versus competitors.
Lease Terms and Operational Factors
Base rents start at 700 THB/sqm/month for upper floors, escalating to 1,000 THB for prime ground-level spots, with percentage-of-sales clauses (7-10%) after thresholds. Lease durations typically 3-5 years, including tenant improvement allowances up to 200 THB/sqm for qualifying lessees. Operational quality features reliable utilities and security, but aging HVAC systems (installed 2005) may require capex, per recent audits. Parking accommodates 600 vehicles, sufficient for peak but strained on weekends; accessibility challenged by Sukhaphiban Roads congestion (average 45-min commute from CBD). Future BTS extension by 2027 could improve metrics, boosting occupancy by 5-8% as projected in Knight Frank Thailand analysis, though current public transport reliance limits broader appeal.
Building Details
Detailed Market Analytics
City Snapshot
Bangkok
Comprehensive market intelligence for retail expansion in this city
Other Retail Destinations in Bangkok
Discover more shopping centers in Bangkok.
Popular in Thailand
Top retail destinations across Thailand.
Interested in this property?
Choose how you'd like to proceed
Advertise at this property?
Reach high-intent shoppers across digital screens, atria, and experiential placements.
City Snapshot
Bangkok
Comprehensive market intelligence for retail expansion in this city
