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Central Rama 9, located at the intersection of Rama 9 Road and Ratchadaphisek Road in Bangkok Huai Khwang District, is a 12-level regional mall developed by Central Pattana with 210,000 sqm total GFA and 97,400 sqm retail GLA. Opened in 2011, it serves the Ratchada business-entertainment zone with direct MRT Phra Ram 9 station linkage, Airport Rail Link proximity, and expressway access, drawing from a 1.5 million primary catchment.
Tenant mix emphasizes mid-market positioning: 40% anchors including Robinson Department Store (25,000 sqm), Tops supermarket, PowerBuy electronics, SuperSports, B2S books, Office Depot; 20% F&B with 80+ outlets in 1,600 sqm Food Republic atrium; 15% leisure featuring SF Cinema (11 screens, 2,600 seats), 3,000 sqm Olympic ice rink, Fitness First gym, and Fun Planet play area; balance in fashion, lifestyle, and 330+ shops.
Occupancy at 92% (Q2 2025) aligns with Bangkok average of 94%, supported by 25,000-35,000 daily footfall (15 million annually) and 2.5-hour dwell time. Rents stable at THB 1,000-1,800/sqm/month with 1-2% YoY growth, sales per sqm THB 150,000/year. Targets young professionals (25-45 years, THB 50,000+ income) and families in growing urban area (1.5% pop growth).
Market position strong for mid-tier retail amid recovery, but challenged by e-commerce and local rivals.
Leasing advantages: flexible medium-term leases, 37% revenue share options, high conversion (25%), CPN operational excellence with 70% loyalty penetration, 2,500 parking spaces. Potential drawbacks include electronics saturation, aging infrastructure needing upgrades, and economic sensitivity.
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Hours of Operation
Hours
| Monday | 11:00 AM — 09:00 PM |
| Tuesday | 11:00 AM — 09:00 PM |
| Wednesday | 11:00 AM — 09:00 PM |
| Thursday | 11:00 AM — 09:00 PM |
| Friday | 11:00 AM — 09:00 PM |
| Saturday | 10:00 AM — 10:00 PM |
| Sunday | 10:00 AM — 10:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Catchment
Primary 5 km catchment of 1.5 million includes young professionals aged 25-45 (median age 39) with middle-upper incomes (THB 45,000-50,000+ monthly household) from offices and residences, plus families (household size 2.7). 35% tertiary education, 1.2% unemployment, 1.5% annual population growth. Per capita retail spend THB 25,000/year: apparel THB 6,000, groceries THB 12,000, electronics THB 4,500. Supports mid-market demand but vulnerable to discretionary spending cuts in slowdowns.
Competition and Risks
Competes with Fortune Town (IT/electronics) and The Street Ratchada (lifestyle) nearby, high density causing traffic split; e-commerce (82% penetration) erodes non-experiential sales. Bangkok retail vacancy up to 4.71% Q3 2025, occupancy 94% 2024 average. Category saturation in electronics raises turnover risk; broader threats from economic slowdowns limiting footfall growth (5% projected YoY) and market saturation in Ratchada fringe.
Lease Terms and Operations
Rents THB 1,000-1,800/sqm/month, options: 37% revenue share (9-15 years), 27% fixed (1-15 years), medium flexibility. CPN management ensures high quality: 92% occupancy, low crime security, 70% loyalty adoption, events boosting 25% conversion. Strengths in transit access, family leisure draws; weaknesses: 2011 build aging, potential capex needs. Sales THB 150,000/sqm/year in stable recovering market.
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City Snapshot
Bangkok
Comprehensive market intelligence for retail expansion in this city