Lumpini Park Phetkasem 98 (C-D)

The apartment mix is deliberately compact. The standard plan set shows a 22.50 sqm studio, a 26.50 sqm one-bedroom and a 35.00 sqm two-bedroom, while the overall project description gives a range of roughly 22.50-35.50 sqm. Some corner two-bedroom units in Building C are around 35-35.50 sqm. Current resale advertisements may quote slightly different registered areas, such as 23 sqm or 26.25 sqm. Those small variations are plausible within the same phase, but the title deed area of the selected unit is what should govern a transaction; the marketing label should not be treated as the legal measurement.

The way the towers are organised is unusually important here because parking and residential floors overlap. Building C's ground floor combines a mix of residential units, the juristic-person office, resident activity spaces, a Living Library, children's area, plant rooms, garden and parking. Floors 2-7 combine apartments with parking, while floors 8-21 are residential. Building D has apartments and mechanical space on the ground floor, residential plus parking on floors 2-7, and residential floors from 8 through 20. Phase 2 has approximately 443 parking spaces. With 1,320 units, a buyer who relies on a car should verify today's parking rules rather than assuming a dedicated space comes with the apartment.

Shared amenities are a meaningful part of the proposition for a condominium in this price band. The amenity set includes a swimming pool, fitness facilities, Living Library, resident activity rooms, a children's activity area, Suan Ruam Jai garden and an outdoor jogging or walking track. A two-storey recreation building with pool and fitness functions is common property shared by the two condominium juristic persons. That governance detail is worth noticing: access, maintenance and cost allocation for shared facilities are practical ownership matters, not just brochure features. Current common fees, reserve-fund position and facility rules should be checked with the juristic office because launch-era figures are not a safe substitute in 2026.

The address is Soi Phetkasem 98 in Bang Khae Nuea, Bang Khae, along Bangkok's western Phetkasem corridor. It is not a central-Bangkok location where rail access is literally at the lobby. Lak Song station is about 2.9 km from the project. At launch, a future rail extension and potential station near the compound were part of the expected transport story; those old forecasts should not be promoted as a present-day feature. For a purchase decision, the useful baseline is the existing road network and the actual trip to today's operating rail services. A buyer who commutes daily should test that journey at the time they normally travel.

The resale market gives a concrete, relatively low entry point. A Building D advertisement checked in August 2026 asks THB 1.33M for a 23 sqm studio on the fifth floor. That figure is useful as a lower market anchor, but it is not a uniform project price. Renovation quality, furniture, floor, view, occupancy, seller motivation and legal status can all move one unit away from another. Foreign buyers have one additional variable: quota. A separate Building C listing for a roughly 26.25 sqm unit explicitly advertises foreign quota availability. That is evidence for that advertised unit, not for every apartment in C-D, because foreign-quota capacity changes as transfers are registered.

For the right buyer, C-D is straightforward in a positive sense: the buildings exist, the layouts are known, there is an active resale market, and the facilities can be inspected rather than imagined. The trade-offs are equally visible. Homes are small, the community is large, parking is shared, operating rail is not at the front door, and the condition of an individual apartment now depends heavily on its owner and on years of building management. The best comparison is therefore between several real units in Buildings C and D, not between launch brochures. Two apartments with nearly identical nominal areas can feel very different because of floor height, daylight, parking-level exposure, furniture condition, tenancy and whether foreign freehold quota is actually available for the transfer.