NovNIYHAM Boromratchachonnani
NIYHAM Boromratchachonnani is a low-density community of 71 two-storey detached houses in Sala Thammasop, Thawi Watthana, on Bangkok’s western side. The project was launched by CPN Residence, now presented under Central Pattana Residence.
BangkokBased on developer material
From 26,500,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Villa
- Where
- Soi Boromratchachonnani 62, Sala Thammasop, Thawi Watthana, Bangkok 10170, Thailand · Bangkok
- Stage
- Completed · 2021
- Price
- From ฿26,500,000guide price, final by unit
- Transparency
- 10 facts confirmed · 3 to verify
Why this project is worth a look
Only 71 homes
The small number of residences is one of NIYHAM’s clearest structural differences. It cannot guarantee silence on every plot, but it does mean a fundamentally lower-density estate than a typical several-hundred-home suburban development.
True family scale
The original range started around 387 sqm and extended to 708 sqm, with later modified versions also appearing. That scale can genuinely separate family bedrooms, guest space, service areas and staff accommodation instead of simply adding an oversized living room.
A finished community
Buyers can inspect what now exists: the internal roads, trees, clubhouse, security operation, neighbouring plots and the exact house. With first transfers dating back several years, real physical condition is far more useful than a launch-stage promise.
Two price channels
Central Pattana Residence currently displays THB 30–60M, while active resale listings in August 2026 can be found below THB 30M. That creates choice, but it also makes seller identity, inclusions, condition and title checks essential before treating a cheaper asking price as a bargain.
About the project
NIYHAM Boromratchachonnani is a low-density community of 71 two-storey detached houses in Sala Thammasop, Thawi Watthana, on Bangkok’s western side. The project was launched by CPN Residence, now presented under Central Pattana Residence. Central Pattana’s investor material records a 2018 launch, first transfers in 2019 and a project value of about THB 2.17 billion. That history matters because this is no longer a purchase based on construction promises. It is an established estate where buyers may encounter both inventory marketed through the developer’s current channel and homes being resold by individual owners.
The published address is Soi Boromratchachonnani 62, Sala Thammasop, Thawi Watthana, Bangkok 10170. Its practical advantage is road access rather than rail walkability. Historical project reviews place Phutthamonthon Sai 2 at roughly 1 km, Kanchanaphisek Road at about 2.5 km, the Boromratchachonnani elevated route at about 3.5 km and the Si Rat–Outer Ring Road Expressway at around 5.5 km. For a household that drives, those connections can make western Bangkok workable without living in a dense inner-city setting. For someone expecting a short walk to a BTS or MRT station, this is the wrong location profile.
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The houses are genuinely large rather than simply being marketed as large. The original published range covered four core plans: Symphony at 387 sqm, Pleasure at 461 sqm, Grandeur at 598 sqm and Treasure at 708 sqm. The plans were built around multi-generational family use, with several en-suite bedrooms, a separate Thai kitchen, staff accommodation and covered parking for several cars. The largest Treasure version was shown with a separate guest pavilion and private pool. Even the smaller plans sit well above the size of a conventional suburban townhouse, so the operating and maintenance footprint should be evaluated accordingly.
By 2026, current stock no longer maps perfectly onto the launch catalogue. Central Pattana Residence is actively showing a New Pleasure house with 434 sqm of usable area on 125.8 sq wah of land, four bedrooms, five bathrooms and three covered parking spaces. At the same time, classic 461-sqm Pleasure houses remain visible on the resale market. Listings checked in August 2026 clustered around THB 27.5–27.9M for that layout, while DDproperty showed a lower active listing at THB 26.5M for another house in the estate. At this stage of the project, the specific plot matters more than the plan name: land size, renovations, orientation, furniture, condition and seller type can materially change the value proposition.
Shared facilities follow the pattern of a private family estate rather than a resort development. Published project material and detailed reviews describe a clubhouse and lounge, fitness room, saltwater swimming pool with a children’s section, jacuzzi, sauna, kids’ club, landscaped park, jogging track and basketball area. Utilities were designed underground. Security features include controlled double-gate access, round-the-clock guards and CCTV across the estate; original house specifications also referenced automatic gates, access control and magnetic or shock sensors at doors and windows. On a resale purchase, those house-level systems should be tested rather than assumed to be in their original condition.
The strongest case for NIYHAM is the combination of a substantial house, meaningful land and only 71 residences inside Bangkok. A site of roughly 43 rai 3 ngan 72 square wah creates a different sense of space from a mass-market compound with several hundred near-identical homes. The trade-off is equally clear: a large house can carry significant costs for cooling, gardens, domestic staff, pool care where applicable and future repairs. The purchase decision therefore needs to go beyond the asking price. A building inspection, maintenance history, current common-area fee, estate condition and land documents are central parts of due diligence on a mature project like this.
Gallery
Photographs from the project’s materials.
Ownership format
Current listings describe individual houses as freehold, meaning registered ownership for a buyer who is legally eligible to own the land. That does not mean a foreign individual can simply take direct title to the land: foreigners are generally restricted from owning land in Thailand. A lawful structure may involve a long-term land lease with separate ownership of the building where the documents allow it. Central Pattana Residence does not publicly set out a foreign-buyer structure for NIYHAM, so the land title, registered owner and transaction structure must be checked for the specific house.
Home types & sizes
Central Pattana Residence currently shows this two-storey version on 125.8 sq wah of land, with four bedrooms, five bathrooms and three covered parking spaces. It is the most relevant reference for what the developer is actively presenting now, but availability of a specific house still needs confirmation.
The smallest of the four original plans, with four bedrooms and three covered parking spaces; the launch catalogue started this type at 105 sq wah of land. Resale plots and later alterations can differ from the original specification.
A four-bedroom layout with substantial family and service space plus three covered parking spaces. This 461-sqm configuration is prominent in current resale inventory; several homes on roughly 126-sq-wah plots were advertised around THB 27.5–27.9M in August 2026.
A large original-series family house with four bedrooms and four covered parking spaces. Historical sources disagree on the bathroom count, so it is intentionally not stated as a fixed attribute here; the actual house plan and inspection should decide the point.
The largest original version; detailed project reviews showed a guest pavilion, private pool, expanded service accommodation and four covered parking spaces. A later Treasure+ version of 731 sqm was also published, so the plan name alone is not enough to compare a specific resale house accurately.
The house range evolved during the sales cycle. The 2019–2021 catalogue documented 387, 461, 598 and 708 sqm plans in detail, while later material introduced versions such as Symphony+ and Treasure+. The current Central Pattana Residence page separately markets a 434-sqm New Pleasure and also displays a project-wide usable-area range that does not match the original catalogue. The cards above therefore describe verified NIYHAM configurations, not a live list of remaining stock. 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
15 amenities
Club and leisure
- clubhouse and lounge
- saltwater pool with children’s section
- jacuzzi
- sauna
- kids’ club
Sport and grounds
- fitness room
- landscaped park
- jogging track
- basketball area
- underground utilities
Security
- double-gate access control
- 24-hour security
- CCTV across the estate
- access-control entry
- magnetic and shock sensors in original house specification
Location
- The project address is Soi Boromratchachonnani 62, Sala Thammasop, Thawi Watthana, Bangkok 10170; the published project coordinate is 13.786444, 100.384432.
- Published access distances place Phutthamonthon Sai 2 at roughly 1 km, Kanchanaphisek Road at about 2.5 km, the Boromratchachonnani elevated route at around 3.5 km and the Si Rat–Outer Ring Road Expressway at about 5.5 km.
- The current project page lists Denla Kindergarten at about 11.8 km, Assumption College Thonburi at 12 km and Lertlah School Kanchanapisek at 15.7 km.
- A detailed project review also placed Plearnpattana School at about 2.4 km, Kidz Village International Kindergarten at 3.9 km and Mahidol University Salaya at roughly 11.6 km.
- For everyday retail, western Bangkok options include The Paseo Park Kanchanaphisek and Design Village Phutthamonthon, reported in project reviews at roughly 4.5 km and 5.9 km respectively.
Address / landmarkSoi Boromratchachonnani 62, Sala Thammasop, Thawi Watthana, Bangkok 10170, 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 26.5M in active DDproperty listings checked on 20 Aug 2026. This is a lower resale-market anchor, not a developer price: the specific house, seller, availability, condition, furniture and deal terms need to be confirmed separately. Central Pattana Residence currently shows THB 30–60M for the ready-to-move project.
- Completed: 2021
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 2021. 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; 3 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 large household that genuinely needs four or more bedrooms, a separate kitchen, staff accommodation and parking for several cars. Those functions were part of the original plans rather than retrofitted into a small suburban house.; A buyer whose daily life is centred on western Bangkok and driving. Access to Boromratchachonnani, Phutthamonthon, Kanchanaphisek and the expressway network matters more here than walking distance to rail.; A multi-generational family. Detailed Pleasure plans place an en-suite bedroom on the ground floor while the principal family bedrooms and an additional family area sit upstairs, which can work well for an older relative or long-stay guest.; Someone who prefers an established estate that can be inspected as it actually operates. Mature landscaping, neighbouring homes, traffic, security routines and clubhouse condition are visible today rather than left to renderings.; A buyer who values land and privacy more than the easiest possible resale of a small unit. Only 71 houses create a rare Bangkok format, but it is principally compelling for long-term personal use rather than a low-entry-cost investment.; may not suit: A buyer who wants a car-free routine and walkable BTS or MRT access. This is a western suburban-style Bangkok location whose convenience is built around roads.; A foreign buyer who requires simple direct registration of the land in their own name. The land is a central part of a detached-house purchase, and foreign land ownership in Thailand is generally restricted.; An investor looking for a small standardised unit with broad rental demand and easy price-per-square-metre comparisons. NIYHAM values vary much more with plot size, house condition, alterations and seller circumstances..
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.
- As of 20 Aug 2026, Central Pattana Residence presents NIYHAM as ready to move, shows a THB 30–60M range and keeps a viewing-registration form active, but it does not disclose how many houses remain or separate developer-held inventory from resales. The seller and inventory status of the chosen house need confirmation before price negotiations.
- Timing differs across sources: Central Pattana records 2019 as the transfer year, while detailed market profiles and project reviews place whole-project completion in 2021. That does not change the current completed status, but the build and registration date of a specific house should come from its documents.
- Market listings label houses as freehold, but no public land-title document for a specific current listing and no official Central Pattana Residence foreign-buyer structure for NIYHAM were found. A foreign purchaser should not infer land ownership rights from the word freehold in an advertisement.
FAQ
What does a home in NIYHAM Boromratchachonnani cost?
From 26,500,000 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 NIYHAM Boromratchachonnani due for completion?
2021. 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.
- Developer's official site checked 20.08.2026
- Developer's official site checked 20.08.2026
- Government / official registry checked 20.08.2026
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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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