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Big C Supercenter Rama 4, situated at 2929 Rama IV Road in Khlong Toei district, Bangkok, operates as a hypermarket within the Big C Retail Corporation network, which reported consolidated sales of THB 200 billion in 2024 per company filings. The property covers roughly 12,000 sqm of gross leasable area, anchored by the core Big C supermarket focusing on groceries, fresh produce, and household goods, complemented by sections for apparel, electronics, and health products.
Tenant mix includes approximately 25 satellite stores such as pharmacies (e.g., Watsons), dental clinics (e.g., Dentaclub), convenience outlets, and a small food court with local vendors offering Thai and international cuisine.
Market position is as a reliable neighborhood retailer in the densely populated Sukhumvit corridor, serving over 150,000 residents within a 2km radius and benefiting from proximity to office towers and the Queen Sirikit National Convention Center.
Leasing advantages encompass consistent daily traffic from middle-income households and commuters, with chain-wide occupancy averaging 95% as noted in Frasers Property reports for 2025.
Accessibility supports via Rama IV arterial road and bus lines, though 1.2km from BTS Thong Lo station introduces walkability challenges amid heavy congestion.
Demographic profile features urban professionals aged 25-45, with 35% expatriate presence and average household income of THB 65,000 monthly per CBRE Bangkok demographics data.
Operational quality maintains through efficient supply chain logistics, but faces drawbacks from dated fixtures in non-grocery zones and vulnerability to e-commerce encroachment, which captured 25% of grocery sales in 2024 per Euromonitor. Competition intensifies from nearby premium malls like EmQuartier (2km away) and hypermarkets such as Tesco Lotus Rama 4, contributing to market saturation in the category.
Potential risks include fluctuating footfall due to economic slowdowns, with Bangkok retail sales growth projected at 3.2% for 2025 by JLL, and access issues during peak hours reducing impulse buys by 15%.
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Hours of Operation
Hours
| Monday | 08:00 AM — 10:00 PM |
| Tuesday | 08:00 AM — 10:00 PM |
| Wednesday | 08:00 AM — 10:00 PM |
| Thursday | 08:00 AM — 10:00 PM |
| Friday | 08:00 AM — 10:00 PM |
| Saturday | 08:00 AM — 10:00 PM |
| Sunday | 08:00 AM — 10:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Footfall
Khlong Toei and adjacent Sukhumvit areas host a diverse demographic with 60% middle-class families earning THB 50,000-90,000 monthly and 25% young professionals, including significant expat communities from Europe and Asia, as per 2025 Colliers market analysis. Population density exceeds 20,000 per sq km, supporting steady demand for daily essentials. Estimated footfall reaches 7,000-9,000 visitors daily, with weekend peaks at 12,000, driven by convenience-oriented shopping patterns. However, rainy season (June-October) reduces traffic by 12-18%, and reliance on vehicular access limits pedestrian inflows compared to BTS-adjacent sites.
Tenant Mix and Occupancy
The tenant composition emphasizes grocery synergy, with Big C anchor comprising 65% of space and 35% allocated to 20-25 supporting outlets including health services, mini-marts, and eateries like street food stalls and cafes. This mix fosters high dwell times of 45-60 minutes per Euromonitor retail behavior studies. Occupancy stands at 96% in 2025, surpassing the Bangkok hypermarket average of 93% per Knight Frank reports, bolstered by low turnover and promotional tie-ins. Weaknesses include underrepresentation in fashion and entertainment categories, potentially capping appeal for lifestyle retailers amid shifting consumer preferences toward experiential shopping.
Rent Levels and Competition
Rental rates for leasable spaces average THB 1,100-1,600 per sqm per month, inclusive of service charges, with percentage rents at 6-10% of gross sales for performance-based incentives, aligned with CBRE 2025 benchmarks for secondary retail in central Bangkok. Lease durations typically span 3-5 years, offering renewal options and fit-out allowances up to THB 500/sqm for qualifying tenants. Competition from proximate venues like Emporium mall (1.5km) and Big C Ratchadamri (4km) pressures margins, with overall sector vacancy at 6.5% and e-commerce growth eroding 20% of physical sales per JLL data, heightening risks for non-essential categories.
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