MARQUIS Phayathai

The vertical planning is more interesting than the headline unit count. Floors 9–22 are allocated to 4.50-metre high-ceiling residences with mezzanine space, while floors 23–34 use more conventional 2.80-metre simplex layouts. The mix runs from one-bedroom homes through two- and three-bedroom layouts, with duplex and penthouse products higher in the tower. That gives buyers a genuine choice between two different ways of living rather than simply a larger or smaller version of the same plan. A double-height unit can feel dramatically more open, but stairs and a split level are not automatically better for every household, particularly with young children, limited mobility, or a preference for straightforward furniture placement.

The mezzanine figures need careful reading. ThinkOfLiving separates the area of the main registered level from a larger total area that includes the mezzanine for the high-ceiling products. We keep those figures separate and do not create our own blended square-metre number. For example, some one-bedroom high-ceiling units have roughly 30 sqm on the main level while the published total including the mezzanine is much larger. Before purchase, ask which area is recorded on title, how the mezzanine is legally and contractually described, and which area is used for common-fee calculations. The review says common fees are calculated on the primary area, but the signed unit documents are what matter.

Pet-friendly design is a real part of the scheme rather than a single token facility. The first floor includes a pet lounge, park and a 100-metre pet jogging track; the 27th floor has dedicated cat areas; and the 35th floor has a dog lounge and dog garden. One of the three passenger lifts is designated for residents travelling with pets. That infrastructure is unusually specific, but it should not be confused with the legal house rules. A future owner still needs the current regulations covering permitted animals, number or size limits, registration, cleaning, use of lifts and gardens, and any penalties or damage responsibility.

Common facilities are distributed through the tower. The 35th floor is planned with co-working and meeting areas, work pods, a gym and private studio; the 36th floor carries the pool, hydrotherapy features, children's pool, spa, sauna, steam room and separate private onsen areas. Landscaped spaces appear on several residential levels and the roof adds a garden and jogging track. This can be attractive for an owner who genuinely uses shared amenities, because the building is designed to handle work, exercise and downtime without leaving the site. It also creates a more management-intensive building, so the quality of operations and the actual cost of maintaining these facilities after handover will matter more than the renderings.

Parking is described as an automated system serving roughly 70% of the residences, with EV charging also planned. That percentage is useful context but not a substitute for the parking rules attached to a particular unit. A resident who mostly uses the BTS may barely care about it; a household with a car should ask whether parking is an assigned right, a shared entitlement or subject to another allocation system, and should confirm vehicle size restrictions and retrieval procedures for the automated system. Those operational details are not answered by the headline ratio.

Units are marketed as fully fitted with built-in storage and kitchen elements, branded kitchen equipment and sanitary ware, and air-conditioning with fine-particle filtration. The practical buying point is not the brand list. In an unfinished development, the buyer should compare the actual unit specification in the sales documents with the show unit and marketing material, including what can be substituted by the developer. Renderings can show the intended mood; only the signed specification tells you what has been promised for handover.

Pricing has moved beyond the original launch headline. The THB 7.89M simplex starting price belongs to the March 2025 presale and should be treated as historical context, not a current offer. A Dot Property listing updated on 4 August 2026 shows a 30.25 sqm one-bedroom on the 24th floor at THB 9.626M and labels it Foreign Quota. That is a useful lower market anchor because it is tied to an identifiable unit and a recent update, but it is still one advertisement. Availability can change quickly, and a buyer should obtain the unit number, dated quotation, ownership quota, payment schedule and inclusions before treating the figure as actionable.

Ownership is relatively straightforward for a condominium but still unit-specific. DDproperty lists the project tenure as freehold, while the August 2026 Dot Property listing offers the identified unit under Foreign Quota. Under Thailand's condominium rules, foreign freehold ownership is limited to 49% of the building's total unit floor area. A project being freehold does not mean every apartment is perpetually available to a foreign buyer in freehold. The quota must be checked for the selected residence when the contract is signed and again as transfer approaches; if the selected stock sits outside the foreign quota, the legal structure and commercial terms can be different.

Construction timing is the one area where the public record needs nuance. Pylon states that the first bored pile commenced on 9 April 2024 and records the piling ceremony on 23 April 2024. ThinkOfLiving's project table, meanwhile, labels 2025 as the construction-start year. Those dates may describe different milestones rather than a genuine contradiction, but without the developer's detailed baseline programme we do not collapse them into one invented start date. The registry therefore keeps only what is well supported today: the project is under construction and completion is expected in 2028. A buyer entering before completion should request the latest progress report, contractual handover date and delay provisions in the current sales agreement rather than relying on articles written during launch.

There is also a useful signal in the way the floor plans are organised. Residential floors are reported to have no more than 17 units, and the scheme separates some amenity zones from residential corridors. That does not automatically make the building quiet or private, but it gives a buyer something concrete to inspect: unit position relative to lifts, gardens, pet areas, service zones and neighbouring doors. In a 380-unit tower, two apartments with the same size can live very differently if one is near a shared facility or pet circulation path and the other is deeper inside a residential wing. Unit selection should therefore be done from the floor plan, not from bedroom count alone.