Risland (Thailand)

Risland (Thailand) has a broader Bangkok presence than the single project currently matched in NovAsia's database: its live corporate website presents several condominiums, a low-rise residential development and a lifestyle centre. For The LIVIN Ramkhamhaeng, however, the brand and the legal developer should be kept distinct. Risland markets the project within its portfolio, while the project's own legal disclosure and Thailand's official EIA database identify River 21 Co., Ltd. as the project company and developer.

Bangkok

A company name is not a recommendation. Check the project company, contract and selected unit before reservation.

Overview

Track record

Risland (Thailand)'s current website shows five condominium developments, one housing development and one lifestyle centre, so its public Thai footprint is broader than the single Risland project presently carried in NovAsia's catalogue. The LIVIN Ramkhamhaeng also has a dedicated project website, an official EIA record and an active resale and rental market; PropertyHub lists 1,938 units and a 2024 completion year. Buyers should still assess the legal project company behind each development rather than treat the Risland brand alone as the contracting counterparty.

Segments and prices

Risland's visible Bangkok offering is weighted toward urban condominiums, ranging from relatively accessible compact units to higher-priced developments in central and Sukhumvit locations, with a separate housing project around Rama 2. Website prices should be treated as marketing snapshots rather than firm inventory quotes. The corporate homepage still advertises The LIVIN Ramkhamhaeng from THB 1.69 million, while the project's current ready-to-move campaign quotes one-bedroom units from THB 2.40 million and two-bedroom units from THB 4.20 million. That gap is a practical reason to confirm price against the exact unit being offered.

Geography

Risland (Thailand)'s currently presented portfolio is concentrated in Greater Bangkok, including Ramkhamhaeng and Bang Kapi, Phetkasem, Sukhumvit, the Thonglor-Phetchaburi corridor and Rama 2. The LIVIN Ramkhamhaeng is in Hua Mak, Bang Kapi. The project website highlights its proximity to Lam Sali and several urban rail lines, but a buyer should check actual walking access and the operating status of each line rather than rely only on marketing distances.

Reliability and public record

The LIVIN Ramkhamhaeng has a stronger documentary trail than a development supported only by marketing pages. Thailand's Smart EIA Plus database names River 21 Co., Ltd. as the project owner, gives company registration number 0105561028072, shows the entity as active and records an approved EIA report for the development. The project's current website states condominium registration number 1/2568 and displays construction progress at 100%. Those records support the project's legal and physical traceability, but they do not replace verification of the sale agreement, the specific unit, payment route and seller authority.

What to verify

For a purchase at The LIVIN Ramkhamhaeng, first confirm the entity named as seller in the contract: the Risland (Thailand) brand and the legal developer River 21 Co., Ltd. are not the same legal label. Request current River 21 company documents, signatory authority, the documents for the specific unit and its status within the registered condominium. A foreign buyer should separately confirm foreign-quota availability for that unit, the required overseas remittance trail and the documents needed for ownership registration. Because advertised starting prices differ between the corporate and project websites, the final price, discount, furniture package and all charges should be fixed in the written offer and sale agreement.

Frequently asked questions

Who is the legal developer of The LIVIN Ramkhamhaeng: Risland or River 21?

Risland (Thailand) presents the development within its portfolio and functions as the consumer-facing brand. The project's own legal disclosure and the official Smart EIA Plus database, however, identify River 21 Co., Ltd. as the developer and project owner. Transaction due diligence should therefore follow the legal entity named in the contract and registration records.

Does Risland (Thailand) have other projects in Thailand?

Yes. Its live corporate website presents several Bangkok condominium developments, a housing project and a lifestyle centre, which is materially broader than the single Risland project currently matched in NovAsia's catalogue. Different developments may use different project companies, so the brand's broader track record should not be confused with the legal responsibility of the seller in a specific transaction.

Is The LIVIN Ramkhamhaeng completed?

The current official website shows all main construction categories at 100% and publishes condominium registration number 1/2568. PropertyHub lists a 2024 completion year and active sale and rental listings. Buyers should still verify the handover and condition of the specific unit, because the status of the overall building does not establish the status of an individual property.

Sources

Sources are named for independent checking. NovAsia does not publish outbound links.

RISLAND (Thailand) Co., Ltd. · Risland (Thailand) — official corporate website, current projects and advertised starting prices · 26.08.2026
The LIVIN Ramkhamhaeng / River 21 Co., Ltd. · The LIVIN Ramkhamhaeng — official project website, legal developer, condominium registration and construction status · 26.08.2026
Office of Natural Resources and Environmental Policy and Planning, Thailand · Smart EIA Plus — River 21 Co., Ltd. and the approved EIA record for The LIVIN Ramkhamhaeng · 26.08.2026
PropertyHub.in.th · The LIVIN Ramkhamhaeng — independent project record, unit count, completion year and current listings · 26.08.2026