2026年1月15日之后，兰实不再是“外围”：Central + MEGA + IKEA 改写北曼谷格局

过去很多投资者提到兰实（Rangsit），第一印象往往是“曼谷北部外围”“学生区”“刚需住宅板块”。它长期被视为承接市区人口外溢的居住区域，而不是城市价值的核心增长极。

For many investors in the past, the first impression of Rangsit was often “the northern outskirts of Bangkok,” a “student district,” or an “end-user residential zone.” It was long regarded as an area absorbing population spillover from the city center rather than a core growth engine of urban value.

但这种认知，在 2026 年 1 月 15 日之后，开始出现明显转折。这一天，巴吞他尼府最新城市总体规划正式公布。CPN 持有的一块面积超过 761 莱（约 1,217,600 平方米）的土地，规划颜色由原本的部分紫色工业及仓储用地，调整为红色高密度商业与住宅用地。

However, this perception began to shift significantly after January 15, 2026. On that day, the latest comprehensive urban plan for Pathum Thani Province was officially announced. A plot of land exceeding 761 rai (approximately 1,217,600 square meters) held by CPN was re-designated from partially purple industrial and warehouse use to red high-density commercial and residential use.

这意味着什么？意味着这块土地从“只能建设工厂和仓储”，升级为“可以开发大型商场、酒店、写字楼、公寓及住宅综合体”。城市规划并不是简单的文件调整，而是开发权限的根本性改变。只有当土地用途被放开，大型资本才会真正进入，一个板块的天花板才会被重新定义。兰实的身份，正在被改写。

What does this mean? It means that the land has been upgraded from “factory and warehouse only” to “eligible for large-scale malls, hotels, office buildings, condominiums, and residential complexes.” Urban planning is not merely a paperwork adjustment; it represents a fundamental change in development rights. Only when land-use restrictions are lifted can major capital truly enter the market, and only then can the ceiling of a district be redefined. Rangsit’s identity is being rewritten.

Central进场，意味着什么？

What Does Central’s Entry Signify?

很多人会问，规划变更只是第一步，真正关键的是——谁会来？答案正在逐渐清晰。Central 系列商业体，以及未来 1,000 莱规模的 MEGA & IKEA 项目，都在释放一个强烈信号：这里将不再只是居住区，而是新的生活核心节点。

Many may ask: zoning change is only the first step—who will actually come? The answer is becoming increasingly clear. The Central commercial complex and the future 1,000-rai MEGA & IKEA project are sending a strong signal: this area will no longer be just a residential zone, but a new core living hub.

大型商业综合体的本质，不只是购物场所，而是城市级生活系统。一旦核心节点形成，3–5 公里半径内的土地逻辑就会发生变化。人流重新聚集，配套加速完善，开发商围绕核心持续布局，区域逐渐从“通勤居住区”转向“自成体系的生活板块”。

Large-scale mixed-use developments are not merely shopping venues; they function as city-level lifestyle ecosystems. Once a core node is formed, the land logic within a 3–5 kilometer radius begins to shift. Foot traffic reconcentrates, amenities accelerate, and developers continue to cluster around the core. Gradually, the area transforms from a “commuter residential zone” into a self-sustaining lifestyle district.

SRT红线 + M5高速，5-10年的结构升级周期

SRT Red Line + M5 Expressway: A 5–10 Year Structural Upgrade Cycle

商业提升生活等级，交通决定成长速度。

Commercial development enhances lifestyle quality; transportation determines the pace of growth.

SRT 红线延伸段（兰实–法政大学兰实校区）将在 2569 年（2026年）开工，这意味着轨道交通覆盖将进一步向北延伸，强化兰实与曼谷市区之间的连接效率。对于投资者而言，轨道交通的意义非常清晰——不仅缩短通勤时间，更直接影响资产流动性。

The SRT Red Line extension (Rangsit–Thammasat University Rangsit Campus) is scheduled to begin construction in 2026. This will further extend rail coverage northward and strengthen connectivity between Rangsit and central Bangkok. For investors, the significance of rail transit is clear—not only does it shorten commuting time, it directly improves asset liquidity.

与此同时，M5 高速公路也即将建设。高速与轻轨形成“双交通系统”，使兰实成为连接曼谷核心区与廊曼机场的重要节点。国际学生、跨城工作人群、长期持有型投资客，都会因此受益。

Meanwhile, the M5 Expressway is also set to commence construction. Together, the expressway and light rail will form a dual transportation system, positioning Rangsit as a key node connecting central Bangkok and Don Mueang Airport. International students, cross-city professionals, and long-term investors will all benefit.

真正的板块升级，通常需要 5–10 年完成。规划先行，商业落地，交通兑现，人口结构优化，价格随后重估。

A genuine district upgrade typically takes 5–10 years to complete. Planning comes first, commercial projects follow, transportation materializes, population structure optimizes, and prices are subsequently revalued.

兰实目前所处的位置，更像是周期的起点。

Rangsit today appears to be at the beginning of this cycle.

谁会率先受益？

Who Benefits First?

在兰实当前阶段，更早体现价值的，可能是具备稳定现金流能力的租赁型资产。

At Rangsit’s current stage, rental-type assets with stable cash flow may be the first to reflect value.

兰实拥有成熟且持续更新的教育人口结构。兰实大学、本地示范学校、多所国际与私立学校，每年稳定输入学生群体。这类租客有几个明显特征：居住时间明确、租期稳定、对“靠近学校、生活便利、安全管理”的需求高度一致。

Rangsit possesses a mature and continuously renewing educational population base. Rangsit University, local demonstration schools, and multiple international and private institutions supply a steady inflow of students each year. This tenant group shares distinct characteristics: defined residence periods, stable lease terms, and consistent demand for proximity to schools, convenience, and secure management.

因此，兰实的公寓市场更像一个长期运转的“校园租赁系统”，而不是依赖市场情绪波动的投资市场。

As such, Rangsit’s condominium market functions more like a long-term campus rental ecosystem rather than an investment market driven by sentiment.

当商业升级、交通改善、生活便利度提高，首先被强化的，往往就是学生与年轻群体的居住体验。租赁需求不会减少，反而更稳定。

When commercial upgrades, improved transportation, and enhanced lifestyle amenities converge, the first beneficiaries are often students and young residents. Rental demand does not diminish—it becomes more stable.

AssetWise 已经跑通的出租模型

AssetWise’s Proven Rental Model

对理性投资者来说，趋势重要，但验证更重要。

For rational investors, trends matter—but validation matters more.

在兰实板块，AssetWise 并非首次布局。此前推出的 Atmoz Kanaal Rangsit，在交付后迅速被学生群体吸收，出租节奏稳定，市场反馈直接——房源长期处于预订状态，空置风险可控。

In Rangsit, AssetWise is not a first-time entrant. Its previous project, Atmoz Kanaal Rangsit, was quickly absorbed by the student market after handover, with stable leasing momentum and direct market feedback—units have consistently remained in a reserved status, and vacancy risk has been manageable.

这并不是偶然，而是兰实校园租赁逻辑真实运行的结果。

This was not accidental, but the result of the genuine operation of Rangsit’s campus rental logic.

在此基础上，AssetWise 将更成熟的 Kave 校园公寓体系引入同一区域。Kave Carnival Rangsit 不是从零开始的尝试，而是在已经被验证“能租、好租”的板块上，对产品体系与居住体验进行升级。

Building upon this, AssetWise has introduced its more mature Kave campus apartment system to the same area. Kave Carnival Rangsit is not an untested experiment, but an upgrade in product system and living experience within a district already validated as “rentable and in demand.”

对投资者而言，这种模式更接近复制成功样本，而不是押注未经市场检验的故事。

For investors, this model resembles replicating a proven template rather than betting on an unverified narrative.

8%+年租金回报，从哪里来？

Where Does the 8%+ Annual Rental Yield Come From?

当我们把城市升级逻辑与具体项目结合来看，8%+ 的潜在年租金回报，并不是单点数据。

When we integrate the urban upgrade logic with the specific project, the potential 8%+ annual rental yield is not an isolated data point.

它来自三层结构叠加：第一，稳定的学生租赁需求。第二，板块等级提升带来的生活半径完善。第三，产品结构对出租效率的优化。

It stems from a three-layer structural overlay: First, stable student rental demand. Second, district-level upgrades enhancing the living radius. Third, optimized product design improving rental efficiency.

Kave Carnival Rangsit 主力户型集中在 23–26㎡单间及 27–28㎡一房，面积控制精准，租金接受度高。同时采用全配家具交付模式，缩短现金流启动周期。

Kave Carnival Rangsit’s primary unit types focus on 23–26 sqm studios and 27–28 sqm one-bedroom units—precisely sized for high rental acceptance. The fully furnished delivery model shortens the cash flow ramp-up period.

项目配备 40+ 公共空间，包括健身房、学习区、共享空间与娱乐设施。这些并非噱头，而是在同质化市场中提升续租率、降低空置期的关键因素。

The project also features over 40 communal spaces, including a gym, study areas, co-working spaces, and recreational facilities. These are not gimmicks but key factors in improving lease renewal rates and reducing vacancy periods in a competitive market.

当需求端稳定、区域升级、产品匹配度高三者叠加，租金回报自然形成结构支撑。

When stable demand, district upgrading, and strong product-market fit converge, rental returns gain structural support.

2026年之后，兰实的窗口期

The Window of Opportunity After 2026

2026 年 1 月 15 日，是兰实升级的起点，而不是终点。761 莱土地综合开发、Central 最终命名落地、1,000 莱 MEGA & IKEA 项目推进、SRT 红线延伸段施工启动——这些因素将在未来 5–10 年逐步兑现。

January 15, 2026 marks the beginning—not the end—of Rangsit’s transformation. The integrated development of 761 rai, the formal launch of Central, the advancement of the 1,000-rai MEGA & IKEA project, and the commencement of the SRT Red Line extension will gradually materialize over the next 5–10 years.

如果您希望了解：

• Kave Carnival Rangsit 户型与价格区间

• 详细租金测算与8%+回报逻辑

• 是否适合您的家庭资产配置

欢迎添加微信咨询，获取一对一资料与项目动态更新。

If you would like to learn more about:
• Unit types and pricing range of Kave Carnival Rangsit
• Detailed rental calculations and the logic behind 8%+ returns
• Whether it suits your family’s asset allocation strategy

You are welcome to connect via WeChat for one-on-one materials and project updates.