The proposed Khlong Toei Entertainment Complex in Bangkok may anchor a 376-hectare site redevelopment in the nation’s capital.

Bangkok’s waterfront might be poised for a dramatic transformation reminiscent of Singapore’s iconic Marina Bay. The Thai Transport Ministry and the Port Authority of Thailand are exploring the feasibility of relocating Bangkok Port’s operations to the deep-sea port at Laem Chabang in Chonburi Province.

The move would pave the way for a multi-billion-dollar urban redevelopment of the Khlong Toei Port, which represents the only large contiguous land bank remaining in the heart of the capital.

A pet project of Bangkok Governor Chadchart Sittipunt, the Khlong Toei Port Development Plan aims to rejuvenate 376 hectares along the Chao Phraya River into a vibrant new precinct. The master plan envisions redeveloping the port into a dynamic mix of commercial and residential spaces, automated port facilities, warehousing, a passenger cruise terminal, and public amenities such as sports complexes and green spaces.

Drafted in 2019 during the Prayut government, the plan to gentrify the Khlong Toei Port area actually dates back a decade earlier. In addition to its immense commercial value, the Bangkok Metropolitan Authority (BMA) asserted that relocating the port would greatly alleviate pollution and congestion, reducing the number of freight vehicles by over a million trips annually.

Governor Chadchart pointed to successful global examples, such as London’s relocation of piers to make way for public parks and housing, which have revitalized spaces along the banks of the River Thames.

Despite considerable investor enthusiasm, the project’s scale and complexity repeatedly obstructed its start. It was only in February that Prime Minister Srettha Thavisin quashed optimism about the project in a meeting at City Hall with Chadchart.

However, in an abrupt about-turn two months later, Srettha gave the go-ahead for the formation of a multi-agency and ministerial committee led by the Transport Ministry and the Port Authority to study and execute the redevelopment plan.

The Prime Minister’s change of heart coincided with local media reports on the government’s plans to accelerate its casino legalization and speculation about the locations of five to eight proposed integrated resorts.

Rumors suggested that the first of these entertainment complexes would be developed in Rayong Province near Pattaya, with other potential locations being the tourist hotspots of Phuket and Chiang Mai. Two resorts were mentioned for Bangkok, including Khlong Toei Port as a proposed site.

The committee is expected to finalize and present its findings by the end of the year. The inclusion of a multibillion-dollar world-class integrated resort in the revised master plan appears poised to finally propel the Khlong Toei project forward.

According to Deputy Transport Minister Manaporn Charoensri, who chairs the committee, the redevelopment project may be structured as a public-private partnership (PPP) for infrastructure development. This structure would involve an international holding company and a dedicated fund to support the project, with a target completion date set for 2039 for the new precinct.

This revitalized vision for Khlong Toei Port bears resemblance to the successful transformation of Singapore’s Marina Bay downtown district, where 360 hectares of reclaimed land adjacent to the Central Business District evolved into a vibrant hub of finance, commerce, and entertainment, centered around the iconic Marina Bay Sands integrated resort.

An entertainment complex in Khlong Toei could attract substantial investment, more than likely surpassing the $3 billion minimum recommended for such tourism developments in a parliamentary report. With major casino operators already showing keen interest, the scale of investment might even approach the $10 billion initially projected for a Yokohama integrated resort, which ultimately did not materialize.

However, even with an entertainment complex, executing the master plan will still face significant hurdles. The Khlong Toei Port area hosts Bangkok’s oldest and largest inner-city slum, with over 13,000 squatter households occupying state land in the Jed Sip Rai district. The proposal to relocate this community to modern high-rise quarters, as part of the master plan’s “Smart Community” concept, is a sensitive issue.

Many residents, who have lived there for generations, understandably resist the upheaval. Gentrification raises concerns about higher living costs and the potential loss of longstanding communities. Additionally, there are pockets of private landowners who remain reluctant to sell their land and facilitate the redevelopment.

Improving connectivity is another crucial aspect of the Khlong Toei redevelopment. Despite its proximity to Suvarnabhumi Airport, which offers a significant advantage over the more congested Pathum Wan tourist areas, the current highway and public transportation links are inadequate to handle the anticipated increase in traffic in Bangkok’s notorious gridlock. Comprehensive infrastructure planning is essential to manage this expected surge and ensure seamless access to the new precinct.

To navigate these challenges, Bangkok can glean valuable lessons from Singapore’s Marina Bay project. The development of Marina Bay was a meticulously planned, multi-phase initiative that considered various facets of urban living that successfully balanced commercial aspirations with public amenities, prioritizing green spaces and community needs alongside economic interests.

A successful implementation of the Khlong Toei development will mark another chapter in Bangkok’s ongoing revival of life and community along the Chao Phraya River, its lifeblood for centuries. This winding waterway has always been central to the city’s identity. The project will follow successful initiatives like Asiatique Riverfront, a vibrant night market and entertainment complex on the Thonburi side that serves as a testament to the power of public-private partnerships.

The facelift of Tha Tian Pier on Rattanakosin Island demonstrated how heritage conservation can be prioritized alongside modernization. Iconsiam, a sprawling retail and entertainment complex boasting a dazzling array of international brands and world-class restaurants, has become the main riverfront destination for tourists and residents alike. It houses cultural institutions and incorporates stunning riverfront promenades, public parks, and open-air plazas where visitors can not only shop and dine but also relax, take in breathtaking views, and experience the vibrant energy of the Chao Phraya.

The Khlong Toei redevelopment promises to be the most ambitious riverside project yet, with the potential to create a truly vibrant integrated district. It is imperative that the government does not rush the development process solely to capitalize on its investment allure, particularly that of the entertainment complex.

“Careful planning and phased implementation are essential to mitigate the risk of gentrification and ensure that the project benefits all stakeholders, including the existing local community.”

Daniel Cheng

U-Tapao Airport in Rayong appears to be the frontrunner for the first operational Thai entertainment complex. However, the Thai government might prioritize awarding the Bangkok licenses first, despite their later development schedule. This approach would be consistent with Singapore, where licenses were auctioned sequentially from the most to the least attractive, ensuring that each one attracts a strong pool of bidders to maximize competition and value.

^{Read related: CNA – Will Thailand’s ‘integrated entertainment complexes’ become the new industry leader in Asia?}

_{Daniel Cheng was a senior executive in gaming and hospitality development with Genting and Seminole Hard Rock. He is the author of “Japan Casino Uprising” and “How I built an Integrated Resort.”}