Pruksa Ville 109 Ramkhamhaeng–Wongwaen (Mistine)

The original product mix includes at least three named designs: Milano, Rome and Tuscany. Milano is the compact entry layout on roughly 18.1 sq.wah of land, Rome starts around 21 sq.wah, and Tuscany is the larger format on roughly 35.1 sq.wah. Rome and Tuscany are consistently described at 120 sqm and 140 sqm of usable area. Milano is less clean, with public records ranging from 98 to 103 sqm. In a resale estate, that is not a trivial database error: later extensions are common and sellers may quote either the original house area or a larger post-alteration figure. The model name is useful for understanding the starting layout, but it should never replace a physical measurement and document check.

This is primarily a car-oriented location. The estate sits off Soi Kheha Rom Klao 78 Yaek 1, with access toward Kheha Rom Klao Road and onward connections to Ramkhamhaeng, Rom Klao and Bangkok's eastern ring-road network. Project material also refers to the newer Krungthep Kreetha connection. That gives residents several driving routes across the eastern side of the city, but it should not be read as a rail-first address. Families commuting by car to schools, workplaces or the airport side of Bangkok may find the geography practical; buyers who want daily errands and commuting to revolve around walkable mass transit should treat that as a meaningful limitation.

The launch-era communal package included a clubhouse, salt-water swimming pool, fitness room, landscaped park, children's area, security, CCTV and controlled access. For an established estate, the useful question is how those facilities function now. A buyer should look at the condition of the pool and gym, landscaping, internal roads, drainage, lighting, parking practice and how clearly the common areas are managed. Older portal pages sometimes attach long amenity lists that mix project facilities with features of an individual house, so the conservative approach is to rely on the core communal facilities and inspect them in person.

As of 7 October 2026, there is clear resale activity. A late-September listing was offered around THB 3.01 million for a two-storey townhouse on a 21 sq.wah plot; another 2026 listing for a 120 sqm, four-bedroom townhouse was around THB 2.99 million, while other homes sit higher. None of those figures is a universal 'project price'. Each resale house comes with a specific plot, renovation history, furniture package and ownership record. The lower listing is useful as a search anchor, but a sensible comparison should add the cost of repairs and upgrades, the quality of extensions, parking practicality and the likely resale appeal of that exact plot.

There is a genuine completion-date conflict in the public record, with January 2019 and January 2020 both appearing. The launch itself is clearly documented in August 2018, and the community has long been completed and occupied. For a practical buying decision, that matters more than choosing one portal year with false certainty. If building age is important, the better evidence is the registration and transfer history of the selected house, which may have been handed over earlier or later than an estate-wide completion marker.

For a foreign buyer, the critical legal point is the land, not the floor plan. This is a landed-house project, not a condominium, so the condominium foreign-quota framework does not apply. Thai government and Department of Lands guidance make clear that direct foreign ownership of land is generally restricted, apart from narrow statutory routes with specific conditions and approvals. The lawful structure therefore depends on the title deed of the selected plot, the registered owner, rights to the building and the buyer's own legal position. A marketing phrase such as 'freehold' is not enough on its own.

During a viewing, it is useful to separate original project specifications from work carried out by a previous owner. The homes were designed as two-storey properties, but resale examples often show enclosed rear areas, enlarged kitchens, carports or other additions. Some changes genuinely improve day-to-day use; others can create ventilation, drainage or documentary problems. Roof condition, signs of water ingress, electrical work, pumps and water storage, air-conditioning, how the plot behaves after heavy rain, and the real space available for cars deserve as much attention as cosmetic finishes. A freshly painted interior can be replaced cheaply; a poorly executed extension is a different kind of risk.

Because developer sales are closed, current estate charges deserve separate attention. An older project database records a common-fee reference of THB 35 per square wah, but that should not be treated as the live 2026 rate without confirmation. Before paying a deposit, a resale buyer should establish the current fee, whether the seller has any arrears, the rules governing communal facilities and whether one-off charges are outstanding. This is part of the real ownership cost: a cheap house can become much less attractive if it also requires renovation, settlement of unpaid estate charges and corrective work to old extensions. Recent receipts and a clear statement of account are more useful than an old portal field.