NovLio Elite Watcharapol - Saimai
Lio Elite Watcharapol - Saimai is a completed two-storey townhouse community in Sai Mai, northern Bangkok. It is the project inside Soi Sai Mai 85 and should not be confused with the similarly named Lio Elite Watcharapol-Sukhaphiban 5.
BangkokBased on developer material
From 2,290,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Townhouse
- Where
- Soi Sai Mai 85, Sai Mai, Sai Mai District, Bangkok 10220, Thailand · Bangkok
- Stage
- Completed · 2022
- Price
- From ฿2,290,000guide 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
Two clear choices
The project does not force buyers through a long menu of near-identical plans. The core choice is 110 or 130 sqm. The smaller layout covers the standard three-bedroom family brief, while the larger version adds a fourth room downstairs and a second parking space. That makes resale comparisons more straightforward because the real differentiators are condition, plot, position and seller pricing.
Useful ground floor
The larger plan's extra ground-floor room is more than a brochure feature. It can remove a daily staircase issue for an older family member, create a proper home office or keep guests out of the upstairs bedroom zone. On a resale viewing, the key is to see whether previous owners have altered this room or the rear kitchen area and whether any structural work was properly approved.
Real resale evidence
There is active 2026 resale supply rather than only historical launch pricing. Asking prices from around THB 2.29M give buyers a starting point for comparing houses inside the same estate. The cheapest listing can still be poor value if it needs roof, waterproofing, kitchen, bathroom or electrical work, or if it carries unpaid estate charges. Physical inspection matters more here than a project-wide price-per-square-metre headline.
Built around driving
Sai Mai works best for households whose daily life is already in northern Bangkok and who value local schools, markets, hospitals and expressway access. It is weaker for a buyer who wants to walk to rail. Khu Khot remains the operating Green Line terminus in September 2026; the Khlong Si station promoted in older project material is not part of the current operating network.
Foreign-buyer constraint
Because this is landed housing, foreign ownership is materially more complicated than buying a condominium unit under the foreign quota. Property portals label the project freehold, but that does not override Thailand's restrictions on direct foreign land ownership. A foreign buyer needs the selected title and the proposed ownership structure checked before treating a resale listing as legally purchasable in the same way as a condo.
About the project
Lio Elite Watcharapol - Saimai is a completed two-storey townhouse community in Sai Mai, northern Bangkok. It is the project inside Soi Sai Mai 85 and should not be confused with the similarly named Lio Elite Watcharapol-Sukhaphiban 5. Lalin Property maintains a separate official project page for the Sai Mai 85 development, while independent project databases match it on developer, district and unit count. For a buyer today, the important point is that this is no longer an off-plan purchase. The market is resale-led, so the decision rests on the individual house: its condition, plot, alterations, parking, position inside the estate and the seller's title rather than launch-period promises.
The project is large enough to have a real internal community without being a huge mixed-use estate. Multiple sources report 232 homes. PropertyScout gives a project area of 34,325 sqm, while a detailed launch-era review records 21 rai 1 ngan 81.2 sq wah and the same 232-unit count. Location within the estate therefore matters. A house near the entrance may make daily driving easier but see more passing traffic; a quieter internal row can trade convenience for privacy. Buyers should compare internal streets and surrounding houses rather than treating every resale in the project as interchangeable.
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There are two clearly documented house types. Loire is a two-storey, 110 sqm townhouse on plots starting from 18 sq wah, with three bedrooms, two bathrooms and one parking space. Louvre is the larger 130 sqm version on plots starting from 21.8 sq wah, with four bedrooms, two bathrooms and two parking spaces. A detailed project review also records a 5.7-metre frontage. The practical difference is not just twenty square metres. In the four-bedroom layout, the extra room on the ground floor can work as a bedroom for an older family member, a study or a work-from-home room, while three bedrooms remain upstairs.
As of 16 September 2026, the useful price signal comes from live resale supply. DDproperty shows asking prices in roughly the THB 2.29M-2.69M range, Zmyhome also shows a lower bound around THB 2.29M, and FazWaz lists an available house around THB 2.39M. These are not equivalent units and should not be averaged into a theoretical project price. Renovation, furniture, plot size, corner position, parking, occupancy and seller urgency can all move the number. Historically, the project was marketed from about THB 2.49M; a 2019 review recorded THB 2.49M for Loire and THB 2.99M for Louvre. That launch pricing is context only, not evidence of investment performance.
This is a car-oriented address. Lalin's project directions place it in Soi Sai Mai 85, with access through Sai Mai, Watcharapol and Sukhaphiban 5 roads and onward connections toward the Chalong Rat Expressway and Eastern Outer Ring Road. Older launch material promoted a future Khlong Si station about 2.2 km away, but that should not be read as current rail access. In September 2026, the operating northern Green Line still terminates at Khu Khot. BaanFinder places Khu Khot at roughly 4.7 km from the project. The distinction matters: this is workable for households that drive or use feeder transport, but it is not a genuine walk-to-BTS townhouse project.
For everyday living, the surrounding Sai Mai area is more useful than the headline connection to central Bangkok. Lalin's project page places Wong Sakorn Market at about 700 m, Sai Mai Hospital at about 1 km, Sarasas Witaed Sai Mai School at about 1.3 km and Big C Sai Mai at about 2.5 km. That gives a family a practical local ecosystem for food, healthcare, school runs and routine shopping. Commuting to central employment districts is a different question and depends heavily on peak-hour traffic. Anyone considering the project should test their own weekday route rather than relying on generic 'close to the city' marketing.
The estate's consistently supported common facilities include landscaped green space, a fitness room, controlled entry, CCTV and 24-hour security; a clubhouse is also documented. A swimming pool appears on some third-party pages but is not consistently supported by the stronger project sources, so it is not treated here as a confirmed facility. A detailed 2019 review recorded monthly common fees of THB 700 for Loire and THB 800 for Louvre, but those are historical figures. A resale buyer should request the current fee schedule, check whether the seller has any outstanding estate charges, and confirm current rules on parking, alterations and common-area use before transfer.
Ownership format
Project portals describe the tenure as freehold. For a Thai townhouse this normally means the house is transferred together with rights to its land, but a foreign individual generally cannot register Thai land directly in their own name except under narrow statutory exceptions. A foreign buyer therefore needs the structure checked against the title of the selected house and their own legal status; nominee arrangements are not treated as a valid workaround.
Home types & sizes
A two-storey townhouse on plots starting from 18 sq wah. The original plan has three bedrooms upstairs, an open living and dining zone downstairs, a rear kitchen/service area and one parking space. It is the simpler family option for buyers who want three proper bedrooms without paying for the larger plot and extra room. On resale houses, inspect any enclosure or extension to the rear service area because owner modifications can affect ventilation, drainage and future maintenance.
The larger two-storey version starts from 21.8 sq wah of land and provides two parking spaces. Its defining feature is a fourth room on the ground floor that can serve as a bedroom, office or room for an older relative, while three bedrooms remain upstairs. It is materially more practical for a two-car household. Check the actual parking depth and gate arrangement at the selected resale house because owner-installed roofs, gates and outdoor air-conditioning units can change how usable the original two-car space really is.
The specifications above are the original project layouts. Current resale listings sometimes show inconsistent area figures, so the project plan is the baseline while the actual house area and plot size should be checked against the title, plans and seller 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
6 amenities
Leisure and fitness
- clubhouse
- fitness room
- landscaped common green area
Security
- controlled entry
- CCTV
- 24-hour security
Location
- The project is inside Soi Sai Mai 85, Sai Mai subdistrict and district, Bangkok 10220; Lalin's official directions approach the estate from Sai Mai Road.
- Lalin's project page places Wong Sakorn Market at about 700 m, Sai Mai Hospital at about 1 km, Sarasas Witaed Sai Mai School at about 1.3 km and Big C Sai Mai at about 2.5 km.
- Road access links the estate with Sai Mai, Watcharapol and Sukhaphiban 5 roads and onward routes toward the Chalong Rat Expressway and Eastern Outer Ring Road.
- Khu Khot is the nearest operating Green Line station; BaanFinder estimates roughly 4.7 km. Khlong Si, promoted in older launch material, remains part of a planned extension rather than the operating network as of September 2026.
Address / landmarkSoi Sai Mai 85, Sai Mai, Sai Mai District, 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.
Price & purchase terms
- Current price: From THB 2.29M in current resale listings checked on 16 Sep 2026. This is a lower asking-price anchor rather than a developer price; availability, condition, furniture, plot size and the final transaction price need to be checked for the specific house.
- Completed: 2022
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 2022. 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: A family needing three or four bedrooms in northern Bangkok at roughly the project's current resale budget.; A car-owning household that values Sai Mai, Watcharapol, local schools, markets and hospital access more than walking distance to rail.; A multi-generational or work-from-home household that can make real use of the Louvre layout's ground-floor room.; A buyer comfortable assessing individual resale condition and documents rather than buying a standard new unit from a single developer price list.; may not suit: A foreign buyer who requires simple direct registration of the underlying land in their own name; landed housing is legally more complex than a foreign-quota condominium purchase.; A car-free buyer whose daily routine depends on walking to an operating BTS station.; An investor looking for a new-launch payment plan, guaranteed yield or hotel-style management; this is a completed residential townhouse estate whose current market is primarily resale..
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: FazWaz, PropertyScout and Zmyhome report 2022, DDproperty reports 2019, while a detailed launch-era review says some homes were already ready for occupancy in late 2018. The registry uses 2022 because several current databases agree on it, but the historical discrepancy should remain visible.
- Property portals label the tenure freehold, but public sources do not provide the title deed for an individual house and plot. A transaction needs the selected title type, registered owner, encumbrances and buyer-specific ownership route checked.
- A 2019 source recorded common fees of THB 700 per month for Loire and THB 800 for Louvre. No reliable public source was found for the current 2026 fee schedule, so the historical figures should not be presented as current.
FAQ
What does a home in Lio Elite Watcharapol - Saimai cost?
From 2,290,000 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 Lio Elite Watcharapol - Saimai due for completion?
2022. 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 16.09.2026
- Government / official registry checked 16.09.2026
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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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