NovBaan Nirada Utthayan–Aksa
Baan Nirada Utthayan–Aksa is a gated low-rise community of 96 detached two-storey houses on Thanon Utthayan in Sala Thammasop, Thawi Watthana, on Bangkok’s western side.
BangkokBased on developer material
From 25,000,000 THBCurrent price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Villa
- Where
- Thanon Utthayan, Sala Thammasop, Thawi Watthana, Bangkok 10170, Thailand · Bangkok
- Stage
- Under construction · 2028
- Price
- From ฿25,000,000guide price, final by unit
- Transparency
- 9 facts confirmed · 3 to verify
Why this project is worth a look
Space that is usable
The strongest reason to consider the project is the scale of both house and plot. Entry-level RADA already provides 349 sqm of usable space on at least 102 square wah of land, with four bedrooms, five bathrooms and three-car parking. The larger plans reach 547 sqm and four-car parking. More importantly, the floor plans allocate that space to separate functions: a ground-floor bedroom, several living areas, a closed kitchen, storage, service space and staff accommodation. For a genuinely large household, those are practical rooms rather than headline square metres.
Multi-generation planning
Accessibility has been considered in the original planning rather than left entirely to later renovation. The detailed review records a ramp from the parking area, an ensuite bedroom on the ground floor, bathroom support features for an older resident, and accessible facilities in the clubhouse. Buyers should still inspect the exact house and assess their own mobility requirements, but the baseline plan is more accommodating than a conventional two-storey family house where every bedroom sits upstairs.
A real amenity layer
Ninety-six houses share a clubhouse and a central park rather than relying only on private gardens. The amenity list includes a saltwater swimming pool and children’s pool, fitness room, co-working space, lounge, sauna and changing facilities, while the park adds a playground, pet zone, jogging track, pavilion, multipurpose lawn and edible-garden area. That combination is especially relevant for families who want children, older relatives and pets to have useful outdoor space without leaving the estate for every activity.
Western Bangkok logic
This location works best when the buyer’s life is already oriented west. The official distances to the ring road, Mahidol University, Design Village and Central Salaya show why: the project sits inside the Salaya–Phutthamonthon–Thawi Watthana orbit rather than the inner-city rail corridor. A household that drives to schools, universities, hospitals or workplaces in this area may gain space without giving up its daily geography. A buyer commuting to central Bangkok by public transport should test the route at real peak hours before treating road access as a substitute for rail.
About the project
Baan Nirada Utthayan–Aksa is a gated low-rise community of 96 detached two-storey houses on Thanon Utthayan in Sala Thammasop, Thawi Watthana, on Bangkok’s western side. The developer is Central Pattana Residential, the residential arm associated with Central Pattana. This is not a compact suburban estate built around small plots. The scheme covers 49 rai 1 ngan 49.8 square wah, and its three core house designs start on plots of 102, 112 and 130 square wah, with 349, 472 and 547 sqm of usable floor area. Public project profiles show plot sizes extending to about 193 square wah. That scale changes the buying proposition: a meaningful part of the value is in private land, garden depth, three- or four-car parking and the ability to separate family, guest and service functions inside the house.
The layouts are designed around large and multi-generational households rather than a simple bedroom count. RADA has four bedrooms and five bathrooms; RADAPAT has five bedrooms and six bathrooms; RADATHON has five bedrooms, six bathrooms, an additional multipurpose room and two maid rooms. The detailed project review describes a ground-floor bedroom in every house type, with accessibility features intended to make daily use easier for an older family member. Family lounges, a closed kitchen, storage, laundry/service areas and staff quarters are integrated into the plans. For a buyer, the practical point is that the house can absorb several different routines at once: grandparents can avoid the stairs, children and adults can have separate living areas, and domestic work does not need to spill into the formal reception spaces.
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The setting is very different from a central-Bangkok condominium lifestyle. The project fronts Thanon Utthayan and also connects toward Thawi Watthana Road. Central Pattana’s project page states that the western Kanchanaphisek Ring Road is about 1.9 km away and an outer-ring-road access point about 5 km away. The same official page gives 6.5 km to Mahidol University, 6.1 km to Design Village and 10 km to Central Salaya. In practice this is a car-oriented location. It can make sense for households whose school, university, work or family routines sit around Salaya, Phutthamonthon, Thawi Watthana and western Bangkok, or for residents who value quick access to the ring-road network. It is a weaker fit for someone whose priority is a walk-to-rail commute into the central business districts.
The construction timeline needs to be read with care. Home.co.th and ThinkOfLiving point to 2028 as the overall completion year, with the detailed ThinkOfLiving review specifying June 2028; PropertyScout also currently describes the development as under construction with 2028 as the completion year. Central Pattana’s Q1 2025 management report, however, lists the project as launched in December 2023 and ready to transfer from April 2024. Those statements can coexist in a landed development, where completed houses may be transferred while later houses and common landscaping are still being built. Other property databases give 2024 or 2026 as the completion year, so the registry uses under construction and June 2028 as the best-supported overall target while retaining the conflicting dates as an explicit data boundary.
Gallery
Photographs from the project’s materials.
Home types & sizes
Four bedrooms, one maid room and parking for three cars. The ground floor combines an ensuite bedroom with the main living and dining space, pantry, closed kitchen and service areas. Upstairs, the plan adds the principal suite, secondary bedrooms and a family area rather than using the whole level only for sleeping rooms. It is the smallest of the three Baan Nirada house types, yet 349 sqm still places it firmly in large-family territory rather than the compact detached-house segment.
Five bedrooms, six bathrooms, one maid room and four-car parking. The step up from RADA is not merely a larger number on a brochure: the plan is aimed at a household that needs more independent bedroom capacity and more generous shared space without moving to the largest RADATHON layout. A ground-floor bedroom remains useful for an older resident or a guest who should avoid stairs. At this price level, buyers should compare the actual plot, orientation and delivered specification rather than assuming every house of the same type offers an identical living experience.
Five bedrooms, six bathrooms, a separate multipurpose room, two maid rooms and parking for four cars make RADATHON the largest standard house type. Its advantage is not simply having another room; it gives a large household enough separation between private family space, reception areas and domestic-service functions. The project also includes plots larger than the minimum 130 square wah, so two RADATHON houses can differ meaningfully in land size and therefore in price and outdoor use. The actual plot should be treated as part of the product, not as a minor specification line.
ThinkOfLiving recorded type-specific starting prices on 30 January 2024 at THB 22M for RADA, THB 25M for RADAPAT and THB 32M for RADATHON. Those figures are useful as a historical indication of the pricing ladder, not as current quotes. The more recent public project-level anchor is from THB 25M, and the current price of a specific house type and plot needs a fresh confirmation.
Facilities
23 amenities
Clubhouse
- saltwater swimming pool
- children's pool
- fitness room
- co-working space
- lounge and living room
- sauna
- changing rooms and lockers
Park and outdoors
- central park
- playground
- pet zone
- jogging track
- pavilion
- multipurpose lawn
- edible-garden area
Security
- double security gate
- licence-plate recognition
- visitor management registration
- CCTV
- 24-hour security
Accessibility
- ramps
- accessible common-area toilet
- grab rails
- emergency button in the clubhouse accessible toilet
Location
- Thanon Utthayan, Sala Thammasop, Thawi Watthana, Bangkok 10170.
- Central Pattana states approximately 1.9 km to the western Kanchanaphisek Ring Road.
- Central Pattana states approximately 5 km to an outer-ring-road access point.
- Mahidol University is approximately 6.5 km away according to the developer.
- Design Village is approximately 6.1 km away according to the developer.
- Central Salaya is approximately 10 km away according to the developer.
- The estate connects toward both Thanon Utthayan and Thawi Watthana Road, making it primarily a car-oriented residential location.
Address / landmarkThanon Utthayan, Sala Thammasop, Thawi Watthana, Bangkok 10170, 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.
Price & purchase terms
- Current price: From THB 25 million in a PantipMarket advertisement dated May 2026, consistent with the THB 25 million starting figure on the Home.co.th project profile updated on 26 February 2025. This is a public lower-price anchor, not a confirmed quote for a specific available house on 22 August 2026; stock, plot size, specification, incentives and final terms need to be checked for the selected property.
- Expected completion: 2028-06
Project stage — what we know
Under construction. Handover declared for 2028.
Before booking check escrow, real timeline and the developer track record.
- Planned
- Building
- Done
Transparency index
Facts already published on this page and points we clarify together.
The project has 9 documented key facts; 3 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: A large household that genuinely needs four or five bedrooms, several separate living areas and proper service space.; A multi-generational family that values a ground-floor bedroom and baseline accessibility features.; A buyer who prioritises private land from 102 square wah, garden space and parking for three or four cars.; A household whose regular geography includes Salaya, Mahidol University, Phutthamonthon, Thawi Watthana or western Bangkok.; A family with children or pets that is likely to use the central park, playground, pet area and clubhouse rather than treating them as brochure extras.; may not suit: A foreign buyer who expects a simple direct personal freehold title to the land; no specific to the project foreign ownership structure was found, and Thai law generally restricts foreign land ownership.; A car-free buyer who needs a current urban rail station within easy walking distance.; An investor seeking a small standardised rental unit with simple management and low maintenance exposure.; A buyer who values inner-Bangkok neighbourhood life more than private house and land area..
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.
- Completion dates conflict across sources: Home.co.th and ThinkOfLiving point to 2028, with ThinkOfLiving specifying June 2028; PropertyScout also shows the project as under construction through 2028, while PropertyHub lists 2024 and Zmyhome lists 2026. Central Pattana's own reporting separately shows the development becoming ready for transfers in April 2024, which is not necessarily the same as full estate completion.
- The developer's public project page does not state a Baan Nirada Utthayan–Aksa land-acquisition structure for a foreign buyer. Thailand generally restricts direct foreign ownership of land, so the land right, ownership of the house structure and any registered lease arrangement must be verified from the actual title and contract before purchase.
- A THB 25M starting figure is still visible in a May 2026 market advertisement, but the developer's current public page does not publish a price list, live inventory or payment schedule. The exact price of a specific plot, any discount, reservation amount, down payment and payment dates therefore remain unconfirmed without a fresh seller quotation.
FAQ
What does a home in Baan Nirada Utthayan–Aksa cost?
From 25,000,000 THB. The price and availability of a specific unit are confirmed with the developer before reservation.
When is Baan Nirada Utthayan–Aksa due for completion?
2028-06. 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.
- Developer's official site checked 22.08.2026
- Developer's official site checked 22.08.2026
- Government / official registry checked 22.08.2026
- Government / official registry checked 22.08.2026
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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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