KingsQuare Residence

The tower forms part of the broader KingsQuare district next to King's College International School Bangkok. The project is positioned on Ratchadaphisek Road with immediate access to the Rama III area and is being developed alongside community and commercial uses, including KingsQuare Community Mall. For families using King's College, this is not a generic 'near a school' claim: school access is a central element of the project's own location proposition. The trade-off is that the residence is not built around a doorstep BTS or MRT station. Its connectivity case is stronger for households using cars and Bangkok's expressway network, with access through Rama III, Sathu Pradit and surrounding arterial roads, than for residents who want every daily trip to begin on rail transit.

The residence mix is unusually spacious for a new Bangkok condominium. One-bedroom-plus layouts run from 60 to 73 sqm; two-bedroom homes from 99 to 112 sqm; two-bedroom-plus homes from 120 to 140 sqm; three-bedroom units are listed at 169 sqm; and the larger three-bedroom-plus format is 211 sqm. Above that are three-bedroom and three-bedroom-plus duplexes from 234 to 296 sqm, a 324 sqm penthouse and a 344 sqm duplex penthouse. The key point is not simply that large units exist. The entry layout is already substantial, while the family and duplex options are sized more like urban homes than conventional investment condos. That gives buyers more usable space but also raises the total acquisition price and ongoing common-area costs.

Parking provision reinforces the family-oriented design. Knight Frank lists 392 parking spaces, equivalent to about 170% of the total residence count. The project's own material sets out parking rights by residence type: one space for a one-bedroom home, two for a two-bedroom, three for a three-bedroom and four for the four-bedroom penthouse category. On Rama III, where many target households are likely to drive, this can be a genuine functional advantage rather than a brochure statistic. A buyer should still confirm whether the spaces attached to a chosen residence are fixed or floating, how the right is recorded, and whether guest or driver access is subject to separate rules.

Shared facilities are spread across distinct levels rather than concentrated in one podium. The first floor includes the lobby, children's areas, co-living and co-learning spaces, a meeting room, basketball court, open lawn, mail room, smart lockers and a driver room. The ninth floor is focused on outdoor and water amenities: a 25-metre pool, children's water zone, jacuzzi, pool garden, jogging track, barbecue terrace and edible garden. The 52nd floor shifts toward wellness, views and work, with a fitness club, boxing and yoga zone, riverside deck, private business space, co-kitchen with private dining and a game room. The mix is more convincing for a household that expects to use the building throughout the day than for a buyer who only wants a pool and gym as resale checkboxes.

Construction is advanced but should still be treated as under construction. The official project website publishes a July 2026 progress update showing piling and structural work at 100%, with architectural, M&E and public-interior works still in progress. Two current crawls of the same official site display different overall July figures — 88.9% and 90.3% — so it would be misleading to present either one as the definitive current percentage without a dated developer confirmation. First-party and major market sources consistently point to 2026 as the completion/opening year, while several secondary project databases specify December 2026. For a purchase, the contractual handover date for the selected unit matters more than a marketing completion month and should be checked in the sale agreement.

Current market pricing in late August 2026 is broad because unit sizes vary dramatically. PropertyHub shows full-price listings from THB 11.79M for a 60 sqm one-bedroom residence, with 112–140 sqm two-bedroom examples around the mid-THB 20M range and large duplex or top-floor homes reaching roughly THB 79–96M. One much lower PropertyHub figure, around THB 2.49M, is explicitly presented as a 'sale down' or contract-position sale and should not be mistaken for the full purchase price of a residence. For that reason, THB 11.79M is used here only as a current lower market anchor. Actual stock, developer inventory, assignment terms, floor, orientation and payment status can move the real transaction price materially.

Knight Frank describes the legal ownership as freehold. For an international buyer, that still operates within Thailand's condominium foreign-ownership rules: foreign freehold registrations are limited to 49% of the aggregate saleable area of the condominium. The relevant question is therefore not simply whether KingsQuare Residence is a freehold project, but whether foreign quota remains available for the specific unit being considered. Funds and transfer documentation also need to be prepared in a form acceptable for Land Department registration. If a seller proposes leasehold because foreign quota is unavailable, the legal duration and rights are different and should be assessed as a separate acquisition structure rather than treated as the same product.

The project is a strong fit for a fairly specific buyer rather than every luxury-condo shopper. It makes the most intuitive sense for households that value large internal areas, multiple parking rights, proximity to King's College and a residential management platform with hospitality-style services. It is less compelling for someone looking for the lowest possible Bangkok entry price, a compact unit designed primarily for yield, or a home built around immediate BTS/MRT access. Common fees are stated at THB 90 per sqm per month and Knight Frank lists a one-time sinking fund of THB 500 per sqm, so the carrying cost scales visibly with the larger layouts. Buyers should judge KingsQuare Residence on whether its family-use case matches their routines, not on the prestige of the partner names alone.