MORI The Valley

Phase 1 is relatively contained. The official plan identifies 43 detached houses and six twin houses, making 49 plots in total. This corrects a common simplification in listings that present every MORI home as the same kind of freestanding villa. It is also different from a conventional row-house scheme: detached plots still make up most of the phase. When comparing available homes, the plot number therefore matters for more than price. It tells you where the house sits in the site plan, how much land comes with it and whether the house is detached or one of the six twin-house plots. A buyer should ask for the current marked masterplan alongside the price sheet rather than choosing from a floor plan alone.

The standard house is straightforward and family-oriented: two floors, three bedrooms, four bathrooms and 229 sqm of built-up area in the current termsheet. The more detailed architectural schedule totals 229.95 sqm, which appears to be the same plan expressed without the commercial rounding used in the price sheet. The ground floor is organised around daily shared space, with parking, living and dining areas, a kitchen, guest bathroom, storage and an outdoor deck. Upstairs are the main bedroom with an en-suite and balcony, two further bedrooms with their own bathrooms, plus a separate flexible room. That extra room is one of the more useful details in the plan; it can become a study, dressing room or children's space without sacrificing a bedroom.

Land size varies much more than the house itself. The Phase 1 termsheet spans plots from about 150.15 sqm to 589.45 sqm and explicitly says dimensions and areas remain subject to final survey. That means two homes with the same 229 sqm building can have very different levels of garden space, privacy and outdoor usability. A private pool is optional and priced separately; it is not part of the standard house merely because a render shows one. For buyers who want a simpler permanent home, being able to skip the private pool can reduce maintenance. For buyers who consider a pool essential, the add-on should be treated as a separate design and cost item, checked against the exact plot before reservation.

Shared amenities sit around Center Park within the wider master estate. The official masterplan labels a 26-by-8-metre communal pool, an approximately 50 sqm gym, a co-working area, a multi-sport court and a children's playground. That gives MORI more communal infrastructure than a simple gated street of houses, while still keeping the residential phase small. The broader JM masterplan also labels Mars Avenue with spa, restaurant and marketplace functions. It is useful context for the long-term estate concept, but a masterplan label is not evidence that every shop or service is already trading. A purchase decision should separate confirmed MORI/Center Park facilities from future commercial components and rely on the sale contract for what the developer is actually obliged to deliver.

The official Phase 1 termsheet dated 23 June 2026 starts at THB 16.43 million and runs up to THB 22.28 million across the published plots. The house specification in that table remains 229 sqm with three bedrooms and four bathrooms, so much of the price difference is driven by the plot rather than a larger internal layout. The stated price includes air conditioning, landscaping, wardrobes and a kitchen; a full furniture package is sold separately. The same sheet lists a common-area maintenance charge of THB 15 per sqm per month, payable one year in advance, a one-time THB 100,000 sinking fund and THB 20,000 for water and electricity meter installation. It does not make the charging-area basis sufficiently clear to calculate an annual maintenance bill safely, so that basis should be confirmed in the contract.

The payment schedule is construction-linked. It starts with a 2% reservation deposit and 33% on signing the agreement within 30 days, followed by four 15% milestones as foundation posts, the ground-floor structure, the roof and then walls/floors/interior work are completed; the final 5% is due at house completion. Milestone billing is helpful only when the contract clearly defines what counts as completion and how the buyer is notified or allowed to verify progress. As of August 2026 the project is under construction. Public completion estimates are inconsistent — February 2027, April 2027, Q2 2027 and Q3 2027 all appear — while the June 2026 first-party termsheet does not commit to a month. For that reason the record uses 2027 rather than presenting one external estimate as a firm handover date.

Foreign ownership requires a separate legal review from the house specification. A foreign individual cannot own Thai land outright. MORI's termsheet describes the land as leasehold, registered with the authorities for up to the maximum currently permitted 30-year term, with renewals contemplated contractually, while the building may be held separately. The developer material also refers to Thai-company ownership routes; that should not be treated as a standard workaround for foreign land restrictions. Before a meaningful payment is made, a foreign buyer should review the title for the selected plot, the lease registration mechanics, renewal clauses, resale and succession provisions, and the document that establishes ownership of the building. In MORI, these documents define the substance of the purchase far more than the label 'villa' does.