NovBaan Kritsana Watcharaphon
Baan Kritsana Watcharaphon is an established low-rise estate of detached houses in Tha Raeng, Bang Khen, in the north-eastern part of Bangkok.
BangkokBased on developer material
From 7,900,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Villa
- Where
- 65/75 Watcharaphon 1/1 Yaek 2, Tha Raeng, Bang Khen, Bangkok 10220, Thailand · Bangkok
- Stage
- Completed · 2006
- Price
- From ฿7,900,000guide price, final by unit
- Transparency
- 10 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
Similar options in this city and budget
Compare before you decide — the same city and price level.
Why this project is worth a look
A real house and plot
The proposition is a detached two-storey home rather than a condominium or compact townhouse. Estate-level data points to plots from about 87 sq wah and floor areas of 200–368 sqm. That gives a household meaningful private space, but it also expands the due-diligence scope: the buyer is taking on the roof, external walls, services, drainage, land boundaries and any alterations made by previous owners, not just an interior fit-out.
The neighbourhood exists
Because the estate was completed in 2006, buyers can inspect an established street rather than rely on a future masterplan. The surrounding homes, density and access are observable before purchase. The same maturity creates a different risk profile from a new launch: two houses with similar size can have very different maintenance histories, renovation standards and near-term capital expenditure, so the condition survey matters more than a project brochure.
Resale pricing is uneven
The THB 7.9 million listing provides a useful lower market reference, yet other portals have shown much higher asking prices for homes in the same estate. The gap should trigger investigation rather than a quick conclusion that one listing is automatically a bargain. Plot position, renovation, usable area, furnishings, seller urgency and legal or physical condition can all affect the ask. The meaningful comparison is therefore house against house, not a single average number attached to the estate name.
Designed around driving
Watcharaphon, Sukhaphiban 5 and Ram Inthra provide the main road context, which suits buyers whose work, schools and daily life are already oriented to north-eastern Bangkok. The existence of major roads is not enough on its own. A serious buyer should test the actual commute and estate exit at the times they normally travel, because map distance cannot capture congestion on local approach roads or the practical difference between weekday and weekend movement.
Documents beat branding
Historic developer attribution conflicts across property databases, so the developer name should not be used as a shortcut for legal comfort. In a resale house transaction, the land title, registered owner, plot boundaries, building documentation and any later extensions matter more. Foreign buyers have an additional ownership question: a freehold label in a listing describes the tenure being marketed, but it does not override Thailand's restrictions on personal foreign ownership of land. The proposed legal structure needs to be established before funds are committed.
About the project
Baan Kritsana Watcharaphon is an established low-rise estate of detached houses in Tha Raeng, Bang Khen, in the north-eastern part of Bangkok. Major property databases consistently show 57 homes, while FazWaz and Hipflat place completion in December 2006. That date changes how the project should be assessed. This is no longer a developer-led launch with a current price list, construction milestones and a set of identical new units. Buyers are choosing among individual resale houses, so price, renovation history, engineering condition, furniture and even internal layouts can vary significantly from one property to another.
The estate-level configuration is better documented than the specification of every individual home. DDproperty describes two-storey detached houses on a project site of roughly 24 rai, 1 ngan and 85 sq wah, with plots starting around 87 sq wah and floor areas ranging from 200 to 368 sqm. The project profile refers to 3–4 bedrooms, 3–4 bathrooms, a living room, kitchen, dining area and two parking spaces. Those figures are useful for understanding the original scale of the homes, but they should not be read as a live developer catalogue. Any house bought today needs its own measured area, room count and approved building footprint checked against the documents for that property.
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The current resale market also shows why a single project-wide price would be misleading. A DDproperty listing posted in August 2026 offered a 4-bedroom, 3-bathroom, 340 sqm house on an 87 sq wah plot at THB 7.9 million. Other portals have displayed materially higher asking prices, including listings around THB 18–19.5 million. These numbers should not be averaged into a theoretical project price because they represent different houses, different listing dates and potentially very different condition. The THB 7.9 million figure is therefore best treated as the lowest current market anchor found, not as evidence that comparable houses will transact at the same level.
The location is primarily car-oriented. The estate sits inside the Watcharaphon residential area, with DDproperty describing access through Soi Sasiprapha and the Watcharaphon road network. The same project profile places Watcharaphon Road about 400 metres away, Sukhaphiban 5 about 600 metres away, Ram Inthra Road around 1.6 km away and the Chalong Rat Expressway roughly 4 km away. This is not a central-Bangkok, walk-everywhere proposition. Its practical appeal depends more on daily driving patterns, school and work destinations, and whether a household actually wants to live in the north-eastern part of the city.
Shared facilities appear modest rather than resort-style. Multiple property databases repeat 24-hour security, CCTV and parking. Those are credible estate-level features. By contrast, a swimming pool appears in some structured portal data without enough clarity to establish whether it is a communal facility or a feature of an individual resale house. For a buyer, that distinction matters: a mature housing estate should be judged by what is physically operating today, not by a facility icon copied across portals. The dossier therefore keeps the confirmed common features and leaves unverified amenities out.
The main unresolved issue is developer attribution. DDproperty and ThinkOfLiving identify KK Asset Company Limited, while BaanFinder and PropertyHub identify Kritsana Group. A Thai corporate data service confirms that KK Asset Company Limited is an active legal entity registered in 2003, but the corporate record alone does not prove that it developed this estate. The conflict does not make the estate itself ambiguous—the location, unit count and project identity line up—but it does mean that historic developer attribution should not be treated as settled without a primary project or land record. For a resale buyer, the more important documents are ultimately the title and ownership history of the specific house being purchased.
That is also why Baan Kritsana Watcharaphon is better approached as a property-by-property resale decision than as a packaged investment product. The advantage of an established estate is visibility: the street, neighbouring homes, plot dimensions and actual building condition can be inspected before committing. The trade-off is that there is no current developer handover package to substitute for due diligence. Roof condition, electrical systems, plumbing, drainage, extensions, boundary lines, renovation quality and the registration of any structural changes can materially affect the real cost of ownership. Open project profiles do not establish those points, so they belong in the inspection and document review of the chosen house rather than in generic marketing copy.
Ownership format
Resale listings market houses in the estate as freehold, but that does not mean a foreign buyer can automatically hold the land personally. Thai land law allows direct foreign land ownership only in narrow statutory circumstances, so an ordinary foreign purchase needs a separate review of the land title, the registered owner, the building rights and the proposed transaction structure. The title document and the exact right that can be registered to the buyer should be established before any commitment.
Home types & sizes
The original project description presents one broad two-storey house format with plots starting around 87 sq wah. Resale homes may have been renovated or altered, so room count, floor area and the registered building footprint should be checked for the chosen property rather than assumed from the estate profile.
No current developer floor-plan catalogue was found. DDproperty gives a project-wide range of 3–4 bedrooms, 3–4 bathrooms and 200–368 sqm, but today's stock consists of individual resale houses. The card above therefore reflects the documented estate range rather than suggesting that every configuration is available. Plot area, building area, registered extensions and the actual internal layout should be checked for the specific listing. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Facilities
4 amenities
Security
- 24-hour security
- CCTV
Parking
- estate parking
- two parking spaces in the original house description
Location
- storage location: Soi Sasiprapha / Watcharaphon 1/1, Tha Raeng, Bang Khen, Bangkok.
- DDproperty places Watcharaphon Road at about 400 m and Sukhaphiban 5 at about 600 m from the estate.
- The same project profile places Ram Inthra Road at roughly 1.6 km and the Chalong Rat Expressway at roughly 4 km.
- ThinkOfLiving maps the project at approximately 13.8608358, 100.6448407; a wider public map radius is appropriate until the entrance is checked against title or precise mapping evidence.
Address / landmark65/75 Watcharaphon 1/1 Yaek 2, Tha Raeng, Bang Khen, Bangkok 10220, Thailand
The map loads from OpenStreetMap on request.
The circle shows the project’s approximate location; we confirm the exact address and the plot boundaries when you get in touch. © OpenStreetMap contributors.
About this district
- District guide
- Bang Khen and Lak Si: Campus Homes and Rail Routes →
The district guide explains everyday context. Check the specific unit, price and documents separately.
Price & purchase terms
- Current price: From THB 7.9M based on an active DDproperty listing posted on 13 August 2026 for a two-storey house with 4 bedrooms, 3 bathrooms, 340 sqm of floor area and an 87 sq wah plot. This is the lowest current resale anchor found in the research, not a developer price; availability, condition, included items and the final deal price need to be checked for the specific house.
- Completed: 2006-12
We show the lowest of the prices the brokerage boards publish: their figures for the same unit differ by a few per cent, and none of them is the developer’s price list. We ask the developer for the current price, availability and payment terms on the unit you are looking at, and go through them with you personally.
Project stage — what we know
Completed in 2006. Not a render.
Visit in person and see the real units; resale and rentals exist.
- Planned
- Building
- Done
Transparency index
Facts already published on this page and points we clarify together.
The project has 10 documented key facts; 7 items are clarified before booking.
We count facts already published on this page. The index does not assess the project’s quality.
At a glance
Is this project right for you?
Tick what describes you — we will show whether this may be a fit. Honest, without gloss.
Your selections are not saved anywhere. This is a decision aid, not an assessment.
Best for: Families looking for a detached house with its own plot in an established part of north-eastern Bangkok and expecting to rely mainly on a car.; Resale buyers who are comfortable selecting a specific house on condition, renovation quality and documents rather than expecting a standardized developer product.; Buyers who value the documented 200–368 sqm house range and plots starting around 87 sq wah, while understanding that the chosen property's actual measurements must be verified.; Buyers prepared to review title, ownership history and the legal transaction structure separately, especially where the purchaser is foreign.; may not suit: A foreign buyer who requires straightforward personal ownership of the land without a specific lawful structure or statutory exception; an ordinary house purchase does not provide that automatically.; A buyer looking for a brand-new home with developer warranty, staged payments and a standardized handover process.; Someone who needs a verified resort-style communal amenity package; the consistently confirmed shared features are mainly security, CCTV and parking..
What we confirm before booking
A short, specific to the project list. We request these from the developer and go through them with you before any payment.
- the legal entity in the SPA and the payee’s bank details
- the title format and what is registered against the unit
- the contractual handover date in the SPA — the page shows the date from the project’s materials
- the contractual area of the chosen unit, and which basis it is measured on
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- Developer attribution conflicts: DDproperty and ThinkOfLiving name KK Asset Company Limited, while BaanFinder and PropertyHub name Kritsana Group. No primary archived project document resolving the discrepancy was found; the main field follows the KK Asset attribution, but it should be checked against a primary record before publication or transaction reliance.
- Address formatting differs: DDproperty describes access via Soi Sasiprapha, while Hipflat gives 65/75 Watcharaphon 1/1 Yaek 2. The sources otherwise describe the same estate and the ThinkOfLiving coordinates fall in the same location; the exact postal address and entrance should be confirmed against title or precise mapping evidence.
- The land title type and the exact ownership structure available to a foreign buyer for a specific house are not published. Listings use a freehold label, but that is not enough to establish foreign land ownership rights; the title, registered owner and proposed transaction structure need to be reviewed.
FAQ
What does a home in Baan Kritsana Watcharaphon cost?
From 7,900,000 THB — per broker listings. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
When is Baan Kritsana Watcharaphon due for completion?
2006-12. The contractual handover date is fixed in the SPA.
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
- Government / official registry checked 10.09.2026
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Mark Erometskiy
Thailand property expert (Pattaya, Phuket and Bangkok), co-founder of Bomi Home. Will help with the unit, ownership, stage and terms before you decide.
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