NovPatio Rama 9-Pattanakarn
Patio Rama 9-Pattanakarn is a compact Pruksa Real Estate townhome estate in Suan Luang, tucked inside the Phatthanakan soi network rather than sitting directly on a main road.
BangkokBased on developer material
From 6,900,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Townhouse
- Where
- Pruksa Avenue, Soi Phatthanakan 32; main access via Soi Phatthanakan 38, Suan Luang, Bangkok 10250, Thailand · Bangkok
- Stage
- Completed · 2019
- Price
- From ฿6,900,000guide price, final by unit
- Transparency
- 10 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
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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
- 25
- 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 manageable estate
With 74 homes, plot position matters more than broad project averages. A buyer can meaningfully compare distance from the gate, proximity to the clubhouse, turning traffic, side exposure and whether a plot benefits from extra open space. Name matching is equally important: Patio Pattanakarn 38 is a separate, older Pruksa development nearby, with a different unit count and house specification. A resale listing should be tied back to the correct estate before any price comparison is trusted.
Space is the real product
The project is less about a conventional three-bedroom townhouse and more about how 195–226 sqm is distributed vertically. The double-height living room, mezzanine and full-floor principal bedroom create separation between daily living and private space. That can work very well for a family that wants rooms to retreat to, but it also means repeated stair use throughout the day. The layout should be judged as a multi-level house, not simply by its headline floor area.
Iconic is meaningfully different
The larger Iconic type is not just Charming with a few extra square metres. Its wider frontage, third parking space, side garden and additional ground-floor room change how the property can be used. That extra room is useful as a study, hobby room or flexible family space, although the original ground-floor bathroom was a powder room rather than a full shower room. Buyers comparing resales should distinguish structural advantages from expensive decoration that may not add the same long-term utility.
Connected, not walkable
The local road network is one of the address's strengths: residents can work their way toward Phatthanakan, Srinagarindra, On Nut and several major expressway routes without relying on a single exit corridor. The downside is the estate's depth inside the sois. The Yellow Line now gives the area a functioning rail alternative, but the station is still a first/last-mile trip rather than a doorstep amenity. Households that expect every adult to commute by rail should test that routine at the actual times they travel.
Resale condition drives value
Seven-plus years after completion, the price gap between two homes can be rational even when the original layouts match. Renovation quality, water ingress, facade glazing, air-conditioning load, electrical changes, parking usability and the condition of automation or security equipment all matter. Legal diligence matters just as much: confirm the land and building documents, management-fee position and the buyer's lawful ownership or lease structure. A portal tenure label is not a substitute for that document review.
About the project
Patio Rama 9-Pattanakarn is a compact Pruksa Real Estate townhome estate in Suan Luang, tucked inside the Phatthanakan soi network rather than sitting directly on a main road. Pruksa's own project-launch record lists 74 townhomes and a December 2018 launch, while a detailed contemporary review from February 2019 describes the same 74-unit scheme on roughly 8 rai 3 ngan 9.8 sq.wah. The estate was completed in 2019 and should now be approached as a resale community, not as a developer launch. That changes the buying question materially. The original brochure price is useful history, but the value of a home today depends on its exact plot, frontage, orientation, fit-out, alterations, maintenance history and title package. In September 2026, public resale asking prices for the smaller house type are visible around THB 6.9–6.99M. Those figures are market offers, not recorded transaction prices, and a renovated or unusually positioned unit can sit well above that floor.
The original product mix is unusually spacious for a Bangkok townhome at this price tier. Charming was launched as a 3.5-storey home on about 19 sq.wah of land with 195 sqm of usable space, three bedrooms, three bathrooms and two parking spaces. Iconic is the wider semi-detached interpretation, on about 29 sq.wah with 226 sqm, three bedrooms, three bathrooms and three parking spaces. The vertical organisation is central to how the houses live. The ground floor has the open living, dining and kitchen zone, the living area rises into a double-height volume, and a mezzanine above it creates a family or work area before the main bedroom takes over the second floor. Two further bedrooms sit on the upper floor and share a bathroom accessed from both rooms. Iconic adds a side garden and an extra multi-purpose room. Resale listings sometimes show two or four bedrooms because owners have reconfigured rooms; the developer's base product was a three-bedroom layout in both types.
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This is a car-first address with better rail options than it had at launch. The 2019 site review described the estate as roughly 2.1–2.6 km inside from Phatthanakan Road and noted that residents would normally drive. The trade-off is a web of useful local connections: the main route runs through Soi Phatthanakan 38, other local streets lead toward Srinagarindra Road and On Nut, and the area has several expressway and motorway choices for cross-city or airport trips. Bangkok's Yellow Line opened in 2023; current market listings place Kalantan station at roughly 1.7 km from the estate. That is useful as a backup mode and for household members who do not always drive, but it still does not turn the project into a walk-to-MRT townhouse community.
The original common-area package was substantial for a 74-home estate: a clubhouse, saltwater swimming pool, gym, pavilion, landscaped open space, CCTV, 24-hour guards and controlled vehicle entry. The launch-era review also documented home-automation and security features, including lighting control and sensor-based equipment, plus infrastructure prepared for fibre connections. A resale buyer should separate 'original specification' from 'working today'. Equipment may have been replaced or removed, and the condition of the clubhouse, pool, roads and security system should be inspected rather than inferred from old marketing. The same applies to community charges. The 2019 review recorded a project fee of THB 100 per sq.wah per month plus THB 5 per sq.wah for Pruksa Avenue, but that is a historical figure only; the current rate, arrears on the chosen property and any planned major works should be obtained from the estate management before transfer.
Ownership format
This is not a condominium foreign-freehold purchase. Each townhome is tied to a land plot, and a standard foreign buyer cannot treat the portal's “freehold” label as automatic eligibility to own that land. Any workable structure — such as a properly documented land lease together with rights to the building — must be checked against the actual title, seller and contract for the specific resale. Nominee-company structures should not be treated as a workaround.
Home types & sizes
The base layout has three bedrooms and two parking spaces. Living, dining and kitchen functions run across the ground floor beneath a double-height section, with a powder room rather than a full shower room; a mezzanine sits above, followed by a full-floor principal bedroom and two more bedrooms on the upper level. It is an efficient way to create a large house on a compact plot, but buyers should be comfortable with stairs as an everyday feature. Current lower-priced resales are generally found in this smaller format.
The wider original configuration also had three bedrooms but adds a third parking space, side garden and an extra room on the ground floor. The principal suite occupies the second floor and the two upper bedrooms share a bathroom. Some resales have been reworked into two- or four-bedroom arrangements, so the marketed bedroom count should be checked against the actual current floor plan rather than assumed to be a factory variant.
The launch specification supports two base types: Charming at 195 sqm and Iconic at 226 sqm, both originally three-bedroom homes. 2026 resale listings sometimes advertise different floor areas or two to four bedrooms; that may reflect owner alterations, plot-specific additions or portal data quality. Use the actual plan and seller documents for the selected property. 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
13 amenities
Leisure and fitness
- clubhouse
- saltwater swimming pool
- gym
- pavilion
- landscaped common garden
Security and access
- 24-hour security
- CCTV
- controlled vehicle access
- automatic gate
- perimeter fencing
Original in-home systems
- fibre-ready infrastructure
- home-automation lighting control
- security and smoke sensors in the original specification
How the tower is arranged
- Ground floorOpen living, dining and kitchen zone; double-height living volume; powder room without shower
- MezzanineFamily, study or other flexible-use area
- Second floorPrincipal bedroom occupying most of the floor, with its own bathroom
- Third floorTwo bedrooms sharing a bathroom with access from both rooms
Location
- The estate sits inside the Phatthanakan residential soi network rather than on the main road; the launch-era review put the internal trip to Phatthanakan Road at roughly 2.1–2.6 km.
- The principal car route runs through Soi Phatthanakan 38, while local streets also connect toward Srinagarindra 24 and On Nut 17.
- Current listings place Kalantan station on the operational Yellow Line at roughly 1.7 km; the line opened for service in 2023.
- Srinagarindra and Phatthanakan provide access toward east-Bangkok retail areas and multiple expressway or motorway routes.
- The project coordinate published in the detailed site review is 13.721302, 100.626321; it resolves the apparent Soi 32/Soi 38 address variation to the same estate.
Address / landmarkPruksa Avenue, Soi Phatthanakan 32; main access via Soi Phatthanakan 38, 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.
Price & purchase terms
- Current price: From THB 6.9M in an owner-listed resale observed on ZmyHome and checked on 16 Sep 2026. This is a lower asking-price anchor on the secondary market, not a developer price; the specific home, condition, inclusions, transfer costs and negotiability all need to be reconfirmed before money changes hands.
- 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. 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 2019. 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; 7 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: Families wanting 195–226 sqm of internal space, three original bedrooms and parking for two or three cars in east Bangkok.; Drivers who value several practical routes toward Phatthanakan, Srinagarindra and On Nut rather than dependence on one main access road.; Households that like strong vertical zoning, including a mezzanine and a principal-bedroom floor separated from the two upper bedrooms.; Resale buyers willing to judge the exact plot, renovation quality and maintenance history instead of relying on a uniform developer specification.; may not suit: Someone expecting a genuinely walk-to-MRT, car-free daily routine.; A household that needs a full ground-floor bedroom and shower for an older or mobility-limited resident; the original layout does not provide that combination.; A foreign buyer looking for the same straightforward land-ownership route that a qualifying condominium unit can offer..
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.
- Public databases alternate between Soi Phatthanakan 32 and Soi Phatthanakan 38. The detailed location review resolves this as the same estate: the project sits within the Soi 32 network while the main route to Phatthanakan Road uses Soi 38, and the published coordinates point to one site.
- Some aggregators show 75 homes or a December 2018 completion. Pruksa's own launch table and the contemporary project review support 74 homes, and the February 2019 review still shows construction activity; this record therefore uses 74 units and a 2019 completion.
- Listings describe the property tenure as freehold but do not publish the title deed and building documents for each resale. A foreign buyer must independently verify title, seller authority, management-fee arrears and the lawful ownership or lease structure for the chosen home.
FAQ
What does a home in Patio Rama 9-Pattanakarn cost?
From 6,900,000 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 Patio Rama 9-Pattanakarn due for completion?
2019. 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.
- Government / official registry checked 16.09.2026
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Related
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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