NovPassorn Prestige Luxe Pattanakarn
Passorn Prestige Luxe Pattanakarn is an established Pruksa housing estate in eastern Bangkok rather than a current developer launch. The scheme contains 178 homes and was originally built as a mix of detached and semi-detached houses.
Bangkok
From 8,880,000 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 Phatthanakan 38, Phatthanakan Road, Suan Luang, Bangkok 10250, Thailand · Bangkok
- Stage
- Completed · 2019
- Price
- From ฿8,880,000guide price, final by unit
- Transparency
- 10 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
Who is behind this project
- Developer
- Pruksa Real EstatePublic company · PSHOpen developer profile →
- Track record
- Pruksa has more than three decades of operating history, although its own current websites disagree on the exact founding day in April 1993: the Thai corporate page gives 20 April, while the English investor page gives 10 April.Company data; check the specific project independently.
- Projects with us
- 58
- Transparency
- Public reporting (PSH) — independently checkable
Brand ≠ the legal entity signing your contract. This project may use a separate project company or joint venture — verify the seller and developer for the selected unit.
Why this project is worth a look
A known quantity
The estate is complete and occupied, so a buyer can inspect what exists rather than buy into a promise. Internal roads, landscaping, common facilities, traffic patterns and the general upkeep are all observable. The trade-off is that construction risk has largely been replaced by resale due diligence: the condition and history of the individual house now matter far more than the original brochure.
Choice inside one estate
The mix of semi-detached and detached homes gives buyers two different privacy and budget profiles without changing location. A smaller semi-detached house can provide the same security and common facilities at a lower entry price, while a detached plot offers more separation and potentially more usable outdoor space. Plot shape, side access and owner-built extensions can be more important than a headline floor-area difference.
Connected, but car-led
Phatthanakan is useful for households moving between Rama 9, Srinakarin, On Nut and the eastern side of Bangkok. The Yellow Line has improved nearby rail access, but the estate itself remains an internal low-rise community rather than a station-front development. It works best when a car is part of the household routine and rail is an additional option, not the only way to get around.
Resale creates comparables
Multiple active listings in the same project make it easier to compare asking prices, plot sizes and renovation levels. That is more informative than relying on an old launch price. It also exposes why one number cannot represent the whole estate: a basic semi-detached home, a corner plot and an extended detached house can sit in very different price bands even though they share the same project name.
Land rights come first
For a foreign buyer, the legal structure can determine whether a deal is workable at all. Thailand generally restricts foreign ownership of land, with only narrow exceptions. Before negotiating around price, the buyer needs to understand the specific title, who owns the land and building, what is registered at the Land Office and whether the proposed lease or other right actually gives the intended control. Nominee ownership should not be treated as a routine workaround.
About the project
Passorn Prestige Luxe Pattanakarn is an established Pruksa housing estate in eastern Bangkok rather than a current developer launch. The scheme contains 178 homes and was originally built as a mix of detached and semi-detached houses. Of those 178 homes, 49 were detached houses and 129 were semi-detached homes. The estate sits inside the wider Pruksa Avenue cluster off Phatthanakan Road. One naming quirk is worth knowing before searching the resale market: the project appears as Pattanakarn, Pattanakarn 38 and Pattanakarn 44 in different records and listings. The unit count, developer and physical estate all align, and the local road network gives access through both the 38 and 44 side of Phatthanakan, so these names point to the same project rather than separate phases.
The original product was straightforward and family-oriented. All five house plans were two storeys with three bedrooms and two parking spaces. Re-Life, Re-Sense and Re-Fine were semi-detached formats at 121, 135 and 145 sqm respectively. Paradiz and Primo were detached houses at 145 and 167 sqm. Original plots started around 35–40 sq wah for the semi-detached types and around 50 sq wah for the detached homes. Those figures remain useful for understanding the estate, but they should not be treated as a catalogue of every property now offered for sale. Resale listings include enlarged homes, bigger plots and four- or five-bedroom configurations, reflecting owner modifications and extensions over the years. A buyer should therefore compare the actual title, measured land area and current built form, not assume that a listing still matches the developer's 2016 brochure.
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Location is one of the more practical reasons to consider the estate. It is not a central-Bangkok, walk-to-the-BTS proposition, and the internal Pruksa Avenue setting means the last part of most journeys is still by road. Yet public-transport access is materially better than it was when the project launched. Khlong Kalantan on the Yellow Line is roughly 0.9 km away, Yellow Line Hua Mak about 1.2 km and Airport Rail Link Hua Mak around 1.6 km. Drivers can use Phatthanakan as the main spine and connect toward Srinakarin, On Nut, Rama 9 and the expressway network. That makes the project more convincing for a household that uses a car but wants rail options nearby than for someone seeking a purely walkable urban lifestyle.
The estate was delivered with a clubhouse, swimming pool, gym, communal green space, 24-hour security and CCTV. Those amenities matter, but in a mature project the maintenance standard matters more than the launch-day specification. A resale inspection should look at the pool and clubhouse condition, internal roads, drainage, landscaping, security operation and any common-fee arrears attached to the particular property. The same principle applies inside the house. Two homes that began as the same Re-Sense or Primo plan can now have very different values because of extensions, kitchen work, roof and waterproofing condition, air-conditioning replacements, garden treatment and the quality of any additional rooms created by previous owners.
The practical market today is resale and long-term rental. Primary sales are shown as closed, while current portals still carry multiple houses for sale and rent. The lower live asking-price anchor on 7 Oct 2026 was THB 8.88M; smaller three-bedroom houses were commonly advertised around THB 9.2M and above, with larger detached houses priced considerably higher. These are asking prices, not evidence of completed transactions, and they are not directly comparable without checking plot size and condition. For an overseas buyer, there is an additional legal layer: this is landed property. Foreign land ownership is generally restricted in Thailand, so the title, registered landowner, ownership of the structure and any proposed lease or other right must be reviewed for the specific house before price becomes the main question.
Ownership format
These are landed houses rather than condominium units. A foreign individual generally cannot hold Thai land in their own name, apart from narrow statutory exceptions that require separate conditions and approvals. For any resale, the land title, registered owner, ownership of the structure, encumbrances and the proposed legal structure need a unit-specific check. A registered land lease may be possible, but its term and any renewal rights depend on the actual contract rather than the project name.
Home types & sizes
The smallest original plan: two storeys, three bedrooms and two parking spaces, with plots originally starting around 35 sq wah. It is the natural lower-entry format in the estate, although resale houses may have extensions, altered layouts or a different measured area today.
A two-storey, three-bedroom layout with two parking spaces, originally on a plot of about 38 sq wah. Homes close to this specification appear regularly in current listings, which makes this one of the easier configurations to benchmark against other asking prices inside the estate.
The larger semi-detached format, with three bedrooms, three bathrooms and two parking spaces on an original plot of about 40 sq wah. Its internal area matches the smaller detached Paradiz plan, but the shared wall remains a meaningful difference for privacy and future alterations.
A detached three-bedroom, three-bathroom house with two parking spaces, originally starting on about 50 sq wah of land. Its floor area is the same as Re-Fine, so the main upgrade is separation from the neighbouring home and a more independent plot rather than extra rooms.
The largest original house type, with three bedrooms, three bathrooms, two parking spaces and plots starting around 50 sq wah. Larger detached resales are also the most likely to have been extended over time, so the Primo name should not be treated as proof that the present-day layout still matches the original plan.
The five types above are the original developer plans. Current listings sometimes show four or five bedrooms, 200–260 sqm of usable area and substantially larger plots; those are property-specific alterations or extensions rather than a verified new project-wide house range. The source of each published official starting price is stated alongside it. Separate market listings are not the developer’s price list; confirm the selected unit’s price, availability and terms through its sale channel.
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Facilities
6 amenities
Leisure
- swimming pool
- gym
Shared spaces
- clubhouse
- communal garden
Security
- 24-hour security
- CCTV
Location
- The estate sits inside the Pruksa Avenue low-rise cluster off Soi Phatthanakan 38, with the internal road network also linking toward the Soi 44 side.
- Current location data places Yellow Line Khlong Kalantan at roughly 0.9 km, Yellow Line Hua Mak at about 1.2 km and Airport Rail Link Hua Mak at around 1.6 km.
- By car, Phatthanakan connects toward Rama 9, Srinakarin and On Nut, with expressway access within the wider area; the location works particularly well for households that drive regularly.
- Pruksa Avenue contains several low-rise residential estates. That creates a quieter neighbourhood setting, but most trips to major retail and business districts still involve a car, taxi or feeder journey.
Address / landmarkSoi Phatthanakan 38, Phatthanakan Road, Suan Luang, Bangkok 10250, 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.
Near the project
Landmarks around the project, from open maps (OpenStreetMap):
Distances are straight-line from the project, not walking routes — the real route is longer. © OpenStreetMap contributors.
What this project means for me
Build your scenario from the published facts and your choices on this page. Not a rating or a return promise.
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Data freshness and provenance
- Latest recorded source / material check
- Price
- Public-listing reference
- Open items in the discrepancies section
- 3
The date belongs to an editorial record, not every individual fact. It does not verify a reviewed contract, legal clearance, current price or unit availability.
Price basis · Discrepancies · Dossier sourcesDaily essentials at a glance
The closest mapped place in each available category.
7-Eleven
Vibharam Hospital
Klongkalantan
Piyapirom Park
OpenStreetMap · straight-line distances from the mapped project area, not walking routes.
When is it more comfortable to visit?
Temperature, rain, sun and wind month by month for the surrounding area.
NASA POWER · 2001–2025 · area-wide climate averages, not a daily forecast. Rain bars show mm/day. Sun line is solar energy, not a count of sunny days.
Airports and local transport
Compare nearby arrival points before choosing a route.
Distances are straight-line from the mapped project area, not driving distances or travel times. Airport positions are reference points; the transport stop is from OpenStreetMap.
Tourism in the wider destination
Bangkok · September 2026
Visitor flow month by month
Foreign visitors and hotel room occupancy in the province
What is actually nearby
Selected visitor-friendly places within 5 km
Thailand Ministry of Tourism and Sports · Ministry of Tourism and Sports · preliminary monthly province figures, not this property’s rental occupancy. Nearby counts are selected OpenStreetMap places, not measured foot traffic.
How housing prices have changed
Bangkok and vicinity · published price index, historical data
2015-01 — 2026-08 · Bank of Thailand · 2011=100. Regional housing index, not villa transaction prices or this project’s return.
Nearby projects on the map
Published sale-price references within 5 km, not rental listings or confirmed availability.
Compare the project with nearby alternatives
Approximate project locations and straight-line distances. Sale prices cannot be treated as comparable rent.
Price & purchase terms
- Current price: From THB 8.88M in an active resale listing found during the 7 Oct 2026 check. This is a lower asking-price anchor, not a confirmed transaction price; the specific house, condition, availability, land rights and sale terms need to be verified separately.
- Completed: 2019
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. For a resale unit, confirm the current price, availability and payment terms with its seller or authorised representative before payment.
Investment return calculator
The starting amount is the published project price. Adjust the sliders to compare scenarios.
Show the calculation by year
| Year | Gross rent | Running costs | Cumulative net rent | Property value | Total |
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8% potential gross rent, 65% occupancy, 20% running costs and 3% price change are editable examples, not a forecast. Taxes, financing, transaction fees and resale terms are excluded. Occupancy and costs apply to rent, not to the property value.
What else can you compare it with?
Change rent, occupancy and costs above; public benchmarks are reference points.
The property bar is net rental cash flow divided by purchase price, before tax; it excludes price growth. US Treasury yield is in USD. Inflation shows purchasing-power erosion, not a separate investable return. Risk, taxes, liquidity and currency differ. US CPI source
Project stage — what we know
Completed in 2019. Not a render.
Visit in person and inspect the actual villas; current resale or rental offers may exist.
- Planned
- Building
- Done
What we know
Verified details and questions to settle before reserving.
10 key facts confirmed; 7 more to verify before reserving.
This is not a project rating.
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 that wants a landed home within Bangkok and is comfortable using a car for much of the daily routine.; A buyer who prefers an occupied, inspectable estate over an off-plan project and wants to judge the neighbourhood before committing.; Someone who values having both semi-detached and detached options within the same security and amenity environment.; A resale buyer willing to compare multiple houses and price the actual plot, condition and renovation quality rather than rely on the original model name.; An investor considering long-term family tenants, provided returns are assessed from the specific acquisition price, real rent, vacancy and ongoing costs rather than a headline yield claim.; may not suit: A foreign buyer who requires straightforward freehold ownership of the underlying land in their own personal name.; Someone looking for a central, fully walkable lifestyle with rapid transit immediately outside the estate.; A buyer seeking a brand-new developer unit with a current staged payment plan, launch incentives and a single official price list; this is now primarily a resale market..
What we confirm before booking
A short, project-specific list. We request these from the developer and go through them with you before any payment.
- which units are free, and on which floors
- the legal entity in the SPA and the payee’s bank details
- the title format and what is registered against the unit
- the selected unit’s contractual handover date in the SPA — the published date is only a reference
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 across databases: some portals display March 2015, but Pruksa's own investor archive records the project launch in March 2016, while contemporary reviews and current project pages point to completion in 2019. The main record therefore uses 2019.
- Pruksa's investor archive calls the project Pattanakarn 44, while historical reviews, maps and current listings usually use Pattanakarn 38 or simply Pattanakarn. The 178-unit count, developer and location match, and no evidence of a separate phase was found.
- The land-title type, registered owners of the land and structure, encumbrances and any common-fee arrears cannot be confirmed project-wide from public sources; these must be checked against the documents for the specific resale house.
FAQ
What does a home in Passorn Prestige Luxe Pattanakarn cost?
From 8,880,000 THB — per broker listings. The source of each published official starting price is stated alongside it. Separate market listings are not the developer’s price list; confirm the selected unit’s price, availability and terms through its sale channel.
When was Passorn Prestige Luxe Pattanakarn completed?
The building was completed in 2019. The transfer timing for a selected resale unit is agreed with its seller.
Sources and documents
Reviewed: developer materials and public records. We publish no outbound links.
- Government / official registry — Document: public/index.php/guide-book-detail/006_004 checked 07.10.2026
- Government / official registry — Document: EN/how-to/215/Other-Legal-Issue checked 07.10.2026
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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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