NovGrandio Ladphrao - Kasetnawamin
Grandio Ladphrao - Kasetnawamin is a completed gated estate of 81 two-storey detached houses in Khlong Kum, Bueng Kum, Bangkok.
Bangkok
From 7,590,000 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
- Soi Nawamin 42, Yeak 27, Khlong Kum, Bueng Kum, Bangkok 10240, Thailand · Bangkok
- Stage
- Completed · 2018
- Price
- From ฿7,590,000guide price, final by unit
- Transparency
- 10 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
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Why this project is worth a look
A compact gated estate
With 81 houses, Grandio has a more contained scale than many large suburban compounds. That makes the shared amenities and internal roads easier to understand, but the small unit count does not guarantee good management. On a resale purchase, the current condition of security, landscaping, roads and the clubhouse needs to be inspected rather than assumed from the original brochure.
Original plans are traceable
Osborne, Lambert and Placentia provide a clean reference set of original four-bedroom layouts with documented usable areas. That matters because current listings sometimes report much larger floor areas or fewer bedrooms. A buyer can use the launch specifications to identify extensions, enclosed areas or simple listing-data errors before relying on the advertised size.
The address is car-led
The estate sits inside Soi Nawamin 42, with access toward Nawamin and Prasert-Manukitch rather than at a rail station. For a household that drives, the road network can be practical. For a buyer who wants daily walking access to rapid transit, it is a different proposition. A test commute at the actual times you travel is more informative than a map-radius claim.
House-by-house checks matter
This is a 2018 completed estate, so today's product is resale stock with individual ownership histories. Renovation quality, extensions, plot position, maintenance and legal paperwork can vary widely between two houses with the same project name. The project brand helps identify the baseline; the specific house determines the real purchase quality.
About the project
Grandio Ladphrao - Kasetnawamin is a completed gated estate of 81 two-storey detached houses in Khlong Kum, Bueng Kum, Bangkok. The development was launched in 2018 by Golden Land Property Development, which is why original reviews and plan information sit under the Golden Land name. Frasers Property Thailand acquired 94.5% of Golden Land in 2019 and later integrated the residential business into its wider platform. That corporate history explains why current portals sometimes identify the developer as Frasers Property while older project material says Golden Land. It is one residential estate, not a pair of similarly named phases. For due diligence, the distinction is useful: original specifications are best cross-checked against Golden Land-era material, while current corporate responsibility and portfolio references sit with Frasers Property Thailand.
The estate sits inside Soi Nawamin 42, Yeak 27 rather than directly on a mass-transit corridor or a major arterial. Contemporary project references place it in Khlong Kum, Bueng Kum, postcode 10240. A detailed site review from the launch period describes access from Nawamin 42 and an internal connection toward Prasert-Manukitch 48, giving drivers more than one way to approach the neighbourhood. In practical terms this is a car-oriented Bangkok address. Nawamin, Prasert-Manukitch, Ram Inthra and the expressway network are the roads that matter to day-to-day mobility, while the final approach is through local residential streets. The project coordinates, 13.799084 and 100.662838, are more useful than a generic 'Ladprao-Kaset Nawamin' label when checking a real commute, school run or access to a particular workplace.
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The original housing mix is unusually easy to benchmark because the project launched with three clear detached-house designs, all built around four bedrooms. Osborne has 151 sqm of usable space, land from 50 sq wah, three bathrooms and two parking spaces. Lambert increases usable area to 182 sqm on land from 51.4 sq wah, with four bathrooms and three parking spaces. Placentia is the largest original type at 186 sqm on land from 63.9 sq wah, also with four bathrooms and three parking spaces. Launch-period reviews show a ground-floor bedroom in the original layouts, making the homes workable for multi-generation families, guests or a proper home office without sacrificing all upstairs bedrooms. These original specifications are the right baseline when inspecting a resale house, because later owners may have extended, enclosed or repurposed parts of the building.
Shared facilities are closer to a private family estate than a resort. Current project directories consistently show a clubhouse, swimming pool, gym, landscaped common areas, security and CCTV. The 2018 site review recorded a 7 by 14 metre saltwater pool, a separate jacuzzi area and landscaped space in front of the clubhouse; at the time, the sales office inside the clubhouse was intended to become the residents' gym. Current directories now list the gym as part of the project facilities. With only 81 homes, the amenity package is meaningful without being elaborate. A resale buyer should still look beyond the checklist: the present condition of the pool, clubhouse and landscaping, the management standard and the current common-area charge matter more than what was promised at launch.
As of 3 October 2026, Grandio is an active resale estate rather than a developer sales project. The lowest live asking price we could corroborate across DDproperty and PropertyHub is THB 7.59M for a four-bedroom house on 54 sq wah of land with 186 sqm of stated usable area. At the same time, several current listings are around THB 15.7M to THB 15.9M, often on roughly 60 sq wah plots with extensive fit-out and reported floor areas as high as 264 sqm. That spread should not be reduced to a single project-wide price per square metre. Plot position, renovations, furniture, extensions, condition and seller urgency can all change the asking price. The THB 7.59M figure is therefore a current lower market anchor, not an estimate of what every house in the estate should cost.
Foreign-buyer due diligence is materially different here from buying a condominium. The homes are marketed on resale portals as freehold, which describes the underlying land tenure available to an eligible owner; it does not mean a foreign individual can automatically take freehold title to Thai land. Thai rules generally restrict direct foreign land ownership, subject to narrow statutory exceptions. A foreign buyer may need a structure involving a registered land lease and separately documented rights to the building, depending on the circumstances. Before treating any Grandio listing as purchasable, the title deed, registered owner, encumbrances, building status and proposed sale or lease structure need to be checked for that specific house. There is no project-wide shortcut that turns a landed home into condominium-style foreign freehold.
Ownership format
Resale portals label the homes as freehold, but that does not give a foreign buyer an automatic right to take title to Thai land. Foreigners are generally restricted from owning land directly, apart from narrow statutory exceptions. A foreign-buyer structure may instead involve a registered land lease of up to 30 years per term together with separately documented rights to the building, depending on the case. The exact structure must be verified against the title deed and documents of the selected house.
Home types & sizes
The smallest original house type, with four bedrooms and two parking spaces. The launch specification starts at 50 sq wah of land and 151 sqm of usable floor area. Resale homes may have been altered, so the original plan should be used as a benchmark rather than assumed to match every current listing.
The middle original type adds a fourth bathroom and three parking spaces, with 182 sqm of usable area. Launch material also describes an upstairs family area and distinct service spaces on the ground floor. Any resale extension or reconfiguration should be checked against approved plans rather than folded into the original specification.
The largest original design has 186 sqm of usable area, four bedrooms, four bathrooms and three parking spaces. A current 2026 resale listing also reports 186 sqm but on 54 sq wah of land, showing why the specific plot needs to be read from the title and listing rather than inferred from the launch minimum for the house type.
The cards above describe the three original 2018 house designs. Current resale listings sometimes show three-bedroom homes with stated floor areas of 264 sqm or other non-standard figures. We do not treat those as additional original house types: they may reflect alterations, extensions, a different measurement method or listing error. The selected house should be checked against its plan, physical condition and registered documents. 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
10 amenities
Club and fitness
- clubhouse
- swimming pool
- jacuzzi area
- gym
Outdoor areas
- landscaped common area
- garden
- playground
Security
- 24-hour security
- CCTV
- controlled access
Location
- Soi Nawamin 42, Yeak 27, Khlong Kum, Bueng Kum, Bangkok 10240 is the consistent current address reference for the estate.
- The estate can be approached from Nawamin 42, with the internal road network also connecting toward Prasert-Manukitch 48.
- This is primarily a driving location; practical journey time should be tested on the buyer's real route through Nawamin, Prasert-Manukitch and the connected expressway network at the hours that matter.
Address / landmarkSoi Nawamin 42, Yeak 27, Khlong Kum, Bueng Kum, Bangkok 10240, 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 7.59M based on an active resale listing visible on 3 October 2026 and listed on 28 September 2026. This is a lower market anchor, not a developer price list: other current homes in Grandio Ladphrao - Kasetnawamin are asking materially more, so availability, condition, alterations, title and final terms need to be checked house by house.
- Completed: 2018
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 2018. Not a render.
Visit in person and inspect the actual units; current resale or rental offers may exist.
- Planned
- Building
- Done
What is documented on this page
Facts published here and the points to confirm before booking.
The page documents 10 key facts; 7 items should be confirmed before booking; data checked 2026-10-05.
This is a record of published facts, not a quality rating.
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 family that wants a detached house with its own plot inside Bangkok and an original four-bedroom layout.; A car-based household that values several road approaches more than walkable access to a rapid-transit station.; Multi-generation households, regular guests or buyers who need a proper ground-floor room that can work as a bedroom or office.; A resale buyer willing to compare individual houses on condition, renovation, extensions, plot quality and documents rather than buying the project name alone.; may not suit: A foreign buyer who requires direct personal freehold title to the land with no alternative legal structure; that is not the standard foreign-buyer route in Thailand.; Someone looking for a brand-new developer unit with a primary-market payment plan; the estate was completed in 2018 and current availability is resale stock.; A buyer who wants daily life to revolve around walking to rapid transit and does not want to depend on a car for the final leg of most trips..
What we confirm before booking
A short, project-specific list. We request these from the developer and go through them with you before any payment.
- which units are free, and on which floors
- 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
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- The exact foreign-buyer tenure is not confirmed at project level. Portals label current houses as freehold, but that describes the seller's underlying tenure rather than a foreign individual's automatic right to own the land; the structure must be checked for the specific property.
- The current common-area charge was not found in a reliable up-to-date source. A 2018 review recorded THB 45 per sq wah per month paid three years in advance, but that historic rate should not be carried into a 2026 transaction without confirmation.
- Some 2026 listings report three bedrooms and 264 sqm, while the three original project types were four-bedroom houses of 151, 182 or 186 sqm. Those homes require a separate check of alterations, extensions, approvals and the way usable area has been measured.
FAQ
What does a home in Grandio Ladphrao - Kasetnawamin cost?
From 7,590,000 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 Grandio Ladphrao - Kasetnawamin due for completion?
2018. 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 — Document: press-releases/2019/august/fpt-and-gold-complete-transaction-to-form-as-a-leading-integrated-real-estate-platform-in-thailand checked 03.10.2026
- Government / official registry — Document: public/issue-focus-detail/010_012 checked 03.10.2026
- Government / official registry — Document: dol-services/public-service-manual/land-registration/land-for-foreigners checked 03.10.2026
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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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