Bangkok's two largest mixed-use retail players—One Bangkok (Thai Beverage/Sirivattanaphakdi group) and Central Park (Central Pattana)—are intensifying competition around Lumpini Park in late 2026 and 2027. Both are deploying aggressive strategies: One Bangkok targets 10% traffic growth (to 120,000 daily visitors by 2027) and has attracted flagship tenants including Tsutaya Bookstore (first in Thailand), Edikted (first in Asia), and a HarborLandIsland water park. Central Park aims for 10% growth (25 million annual visits in 2026) and is positioning itself as a "Bangkok's World Stage" culinary landmark with Michelin-guide restaurants and global first-in-Thailand brands (e.g., Blue Bottle Coffee). Both are investing heavily in MRT connectivity. Relevant to SMEs in fashion, F&B, and retail—expect heightened competition and rising tenant vetting standards.