ANA Itsaraphap

The official scheme data is straightforward: one eight-storey building on 1 rai, 1 ngan and 11.80 square wah of land, with 186 residential units. DDproperty and PropertyHub also show 186. There is, however, a small data conflict worth preserving rather than smoothing over: Cushman & Wakefield's Q4 2025 Bangkok condominium report lists 183 units, and a few secondary databases repeat that number. We use 186 because it comes directly from ANA Estate's brochure and is supported by multiple current project profiles. The difference is unlikely to change a buyer's lifestyle decision, but it illustrates why project-level legal documents take precedence over database summaries when the transaction reaches reservation and transfer stages.

The unit range is compact and deliberately broad. ANA Estate states studios from 21.50 sqm, one-bedroom units from 25 sqm, one-bedroom-plus units from 31.50 sqm and two-bedroom units from 38.50 sqm. The official brochure illustrates sample plans at 23, 25, 32, 38.50 and 40 sqm. Think of Living provides more granular sales information, including studios between 21.50 and 26 sqm and separate one-bath and two-bath two-bedroom configurations, but some of its quoted areas — 38 and 41.50 sqm — do not match the brochure samples exactly. That is not a reason to discard either source; it is a reason to make the selected unit plan part of the contract review. In a small apartment, half a square metre or a different internal wall position can materially affect storage, dining space and whether two people can work comfortably from home.

Amenities are concentrated rather than spread across a resort-style complex. Think of Living describes the ground floor as parking plus the juristic-person office, lobby, mailboxes, garden and a small grab-and-go area. The second floor is residential. The third combines residences with the main shared facilities: a salt-water pool, poolside seating, co-working space and fitness room. Floors four to eight are residential, with a roof garden and building systems above. ANA Estate's brochure independently confirms the lobby, co-working space, refreshment area, rooftop garden, fitness room and swimming pool. The more detailed review also reports two passenger lifts, key-card access, CCTV and 62 parking spaces including automated parking. That works out to about one space for every three units, so parking is one of the practical constraints a car-dependent household should examine rather than assume away.

Pricing needs a timestamp because the project is in active primary sales. Think of Living updated the starting price to THB 2.09 million on 17 June 2026, with one-bedroom units from THB 2.5 million, one-bedroom-plus from THB 3.03 million and two-bedroom configurations from THB 3.79 million. Earlier articles and launch material show lower figures around THB 1.79–1.89 million, but those are historical launch anchors, not a reliable live quote in September. ANA Estate's public website does not expose a current unit-by-unit price list. The same June review quoted a THB 55 per sqm monthly common fee and a one-off THB 550 per sqm sinking-fund contribution. Units were described as sold without a full furniture package but with a kitchen counter. A buyer comparing this project with furnished stock therefore needs to budget for appliances, wardrobes, window treatments and loose furniture rather than compare headline unit prices alone.

DDproperty categorises the project as freehold, but foreign ownership needs a more precise explanation. The development is still being built, and ANA Estate's brochure says condominium registration and establishment of the condominium juristic person will take place after completion. A foreign buyer can register condominium freehold only once the building and unit title structure exist and only while the statutory foreign quota remains available. Thai rules cap aggregate foreign ownership at 49% of the total unit area in a registered condominium. The public sources do not show the live foreign-quota allocation for ANA Itsaraphap, so that has to be confirmed for the selected unit before money becomes non-refundable. The brochure also discloses a land encumbrance in favour of Kiatnakin Phatra Bank. Project finance is common in development, but the contractual and registration mechanism for releasing the selected unit at transfer should be understood in writing.

Developer profile is another area where context matters. ANA Estate describes itself as a new entrant and presents ANA Itsaraphap as the first project under the brand. The brochure identifies ANA Estate Co., Ltd., company registration number 0105567148487, with registered capital of THB 100 million. That gives buyers a clear legal counterparty, and the official progress page provides tangible evidence of permitting and construction. What the brand does not yet offer is a long public record of completed ANA Estate condominiums that can be inspected for handover quality, defect resolution and after-sales management. This should not be turned into a blanket negative, but it does shift the due-diligence emphasis: specification, construction updates, payment protections, completion clauses and the exact party receiving funds deserve more attention than a marketing narrative about design credentials.

For an end user, the project makes most sense when the neighbourhood itself is part of the purchase decision. The two nearby universities, Big C within a short walk, local food streets and access toward old Thon Buri make daily life more self-contained than the map distance to central Bangkok might suggest. The planned Saphan Phut station on the Purple Line extension is quoted at about 650 metres in the developer brochure, while Wongwian Yai BTS is around 2 km away. The future station may improve connectivity, but it should be treated as infrastructure under development, not as an already delivered amenity. Buyers who need a completed home now, a station at the lobby, generous parking or a long-established developer track record have clearer alternatives. Buyers comfortable with construction through 2027 and a compact low-rise format may find the trade-off more compelling, provided the selected layout, ownership route and contract are checked as carefully as the headline price.