Feel Lat Phrao 101

Current asking prices also fit that pattern. Listings refreshed in early September 2026 show a 270 sqm house on about 40 square wah at THB 13.99M, while a larger-plot home of roughly 59 square wah is advertised around THB 18.85M. Those are live market anchors, not a guaranteed developer price list. With only nine houses, inventory can change sharply when one unit is reserved, sold or withdrawn, so the useful question is not simply 'what does the project start from?' but 'which numbered house is actually available, what land comes with it, and what is included in the handover?'.

The location works differently from a suburban gated community. The project sits off Lat Phrao 101, and the developer states that Lat Phrao 101 station on Bangkok's Yellow Line is about 750 metres away. That puts rail access within a plausible walking radius for some residents, while still leaving the house connected to road-based Bangkok life through Lat Phrao, Ramkhamhaeng and Pradit Manutham corridors. A viewing should still test the real pedestrian route rather than relying on a straight-line distance; sidewalk quality, crossings, heat and the exact gate position can matter as much as the number on a map.

This is also not a development to buy for resort-style common amenities. The official site focuses on the houses themselves: a digital door lock, provision for solar panels, provision for an EV charger and a security system. Large portals display much longer generic amenity lists, including facilities that are not supported by the project website, so those items are not treated as confirmed here. The practical proposition is private internal space and a private plot in a small urban cluster. Buyers who value a clubhouse, communal pool or large shared garden should verify what physically exists rather than assuming those facilities from portal checkboxes.

A 270 sqm footprint spread across three storeys gives the project a lot of internal space for its relatively compact urban plots. It can work well for a family that needs multiple bedrooms, work-from-home rooms or separation between generations. The trade-off is vertical living. Stairs become part of the daily routine, and the useful quality of the plan depends on where the bedrooms, main living areas, service spaces and outdoor access actually sit. The project website publishes floor-plan images but does not expose enough textual detail to reproduce a verified floor-by-floor stack, so the page deliberately stops short of inventing room placement from incomplete material.

Completion timing is the clearest factual conflict in the source set. Earlier project information and some 2026 listings describe completion in 2025, while PropertyHub and PropertyScout label the development as completed in 2026. The current market evidence is more useful than the label itself: ready-to-move sale listings exist, rental listings are live, and PropertyScout marks the project as ready to move. A buyer should therefore treat the houses as completed stock but still verify the completion, registration and transfer documents for the exact property being purchased rather than relying on a portal's year field.

For an international buyer, land ownership is the decisive legal issue. This is a house-and-land product, not a condominium, so the 49% foreign condominium quota does not solve the ownership question. Thai rules generally prevent a foreign individual from owning land directly, apart from narrow statutory exceptions that require substantial qualifying investment and official permission. Portal references to freehold describe the tenure available to an eligible land owner; they do not automatically mean a foreign buyer can take the plot in his or her own name. Before any reservation, the buyer needs the land title, the identity of the registered owner and a lawful structure covering both land and building. Nominee-company arrangements should not be treated as a shortcut.

The project is therefore most compelling when viewed as a small completed city-house scheme with a fixed 270 sqm house format, private land and rail access nearby. Its strengths are easy to understand, but they are also specific: low unit count, sizeable internal space, three-car parking and a location inside Bangkok rather than on the metropolitan fringe. The limitations are equally concrete: three-storey living, no well-documented clubhouse offer, a completion-year discrepancy, and a foreign-ownership question that must be solved at title level. That makes unit-level due diligence more valuable here than generic project marketing.