NovRise Rama 9
Rise Rama 9 is a completed low-rise condominium complex on Rama IX Road in Bang Kapi, Huai Khwang. Four eight-storey buildings make up the scheme.
Bangkok
From 1,680,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Condominium
- Where
- 819 Rama IX Road, Bang Kapi, Huai Khwang, Bangkok 10310, Thailand · Bangkok
- Stage
- Completed
- Price
- From ฿1,680,000guide price, final by unit
- Transparency
- 10 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
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Why this project is worth a look
Inspect the real asset
The project has been operating for years, so the buyer can judge the actual unit and building instead of a sales deck. Noise, outlook, corridor condition, common areas and day-to-day management are observable before committing.
A compact-unit market
One-bedroom units of 25–33 sq m dominate the project. That produces plenty of pricing evidence, but it also means a seller or landlord competes directly with many similar apartments inside the same development.
Road access comes first
Rama IX Road and nearby expressway access are the transport strengths today. Ramkhamhaeng rail access requires a feeder trip for most residents, while the Orange Line remains future infrastructure rather than a current station benefit.
Documents outrank branding
For a resale purchase, title, juristic-person arrears, foreign quota and the building's current finances matter more than the developer's old marketing story. All Inspire's later corporate difficulties make that distinction especially important without automatically determining the legal status of an individual registered unit.
About the project
Rise Rama 9 is a completed low-rise condominium complex on Rama IX Road in Bang Kapi, Huai Khwang. Four eight-storey buildings make up the scheme. That changes the buying process compared with an off-plan project: a buyer can inspect the actual corridor, common areas, traffic noise, parking conditions and the view from the exact unit rather than relying on launch material. Securities-market disclosures for the project state 652 residential units. Some property databases show 655, while early project material separately identified three commercial units, so the higher figure should not be treated as an interchangeable residential count.
The project is heavily weighted toward compact one-bedroom apartments. The formal project disclosure lists 636 one-bedroom units of roughly 25–33 sq m and only 12 two-bedroom units at 61 sq m. A detailed launch review also documented a small number of 70 sq m duplexes beside the pool. For a resale buyer, this creates two very different markets inside one project. Small apartments have plenty of comparable listings, which helps with price discovery but also means stronger competition when renting or reselling. Larger units are much thinner in supply, so a project-wide average is less useful than genuine like-for-like comparables.
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Transport is road-led rather than station-led today. Rise Rama 9 sits directly on a major Bangkok artery and has quick access toward the expressway network. Airport Rail Link Ramkhamhaeng is roughly 1.6 km away in project-area references, a distance that normally calls for a short feeder trip rather than a daily walk for most residents. The Orange Line is relevant to the future of the corridor, but its eastern section is not operating as of 2 October 2026; the official target is service in 2028. Any purchase case that assumes an operating Orange Line today is therefore using future infrastructure as if it already existed.
Facilities are substantial for an eight-storey scheme: a saltwater pool of about 9 by 30 metres, fitness space, a co-working area, rooftop gardens, separate lobbies, access control, CCTV and security. Early project material also showed three commercial units. Parking is one of the figures that needs a current on-site check. Launch-era reviews cited about 43% including double parking, while MBK Guarantee currently reports 36%. In a 600-plus-unit project dominated by small apartments, the practical evening parking situation and the juristic person's current rules matter more than either historical percentage on its own.
Published project profiles continue to show a common-area fee of THB 40 per sq m per month, while launch material also cited a one-off sinking-fund contribution of THB 500 per sq m. Those figures are useful as historical reference, but a resale buyer should not treat them as a substitute for a fresh statement from the condominium juristic person. The current fee schedule, any arrears attached to the unit and any special assessments can affect the true cost of taking ownership. In an operating building, recent juristic-person financial information and owners' meeting records can also reveal more about maintenance priorities and future expenditure than the original amenities list.
The project was launched through Rise Estate Company Limited within the All Inspire group and was completed in 2018. On the resale market, the brand is no substitute for unit-level due diligence: title, common-fee arrears, the juristic person's finances, the condition of the building and foreign-quota availability are the points that affect the transaction. The group's later corporate history is also relevant context. The Central Bankruptcy Court placed All Inspire's assets under receivership in February 2024, and the Stock Exchange of Thailand delisted ALL shares effective 3 September 2024. That does not by itself invalidate title to an already registered condominium unit, but it makes historic developer promises a poor basis for a resale decision.
Ownership format
A foreign buyer can hold condominium freehold only within the statutory 49% foreign-ownership quota by condominium area. Rise Rama 9 resale listings appear under both Thai and foreign quota, so the status must be confirmed for the specific unit with the condominium juristic person before transfer.
Unit types & sizes
The core product, with 636 units listed in the formal project disclosure. Because there are many close substitutes, value depends on details such as building, orientation, Rama IX traffic exposure, storage, kitchen layout, balcony and renovation condition rather than bedroom count alone.
A relatively scarce family-sized layout: the project disclosure lists only 12 units at this size. The documented plan shows two bathrooms, a separate kitchen and two balconies. Thin internal supply means pricing should be compared with genuinely similar larger units rather than extrapolated from the project's many compact one-bedrooms.
A small set of two-level units sits beside the pool in Building C. They behave differently from the standard compact apartments, so an inspection should focus on the staircase, glazing, ventilation, privacy and the real noise level created by the adjacent common area.
Original project material centres on 25–33 sq m one-bedrooms, 61 sq m two-bedrooms and rare 70 sq m duplexes. Some resale portals label the smallest units as studios, so the actual plan and title details should be checked before treating two listings as direct comparables. 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 sport
- saltwater pool of about 9 × 30 m
- fitness and boxing area
- rooftop gardens
- ground-level garden
Work and common areas
- co-working space on level 8 of Building A
- separate building lobbies
- three commercial units in the original project layout
Access and security
- two passenger lifts per building
- access control
- CCTV
- 24-hour security
Parking
- sources conflict: about 43% including double parking in launch material versus 36% in the current MBK Guarantee profile
- current allocation rules and real occupancy should be checked with the condominium juristic person
How the tower is arranged
- Ground levelParking beneath the buildings, lobbies, garden and commercial units
- Building C, level 2Pool and fitness area, with duplex units positioned alongside
- Building A, level 8Co-working common area replacing part of the residential floorplate
- Building rooftopsShared rooftop gardens
Location
- The physical address is 819 Rama IX Road, Bang Kapi, Huai Khwang, Bangkok 10310. The development fronts a major urban road rather than a small residential soi.
- Airport Rail Link Ramkhamhaeng is roughly 1.6 km away in project-area references. For most residents this is a short feeder journey, not a genuinely station-adjacent walk.
- MBK Guarantee places the nearest expressway access at roughly 360 m. For drivers, this is one of the clearest practical location advantages.
- The Orange Line is part of the area's transport future, but its eastern section is not operating as of 2 October 2026. Official planning targets service in 2028.
- Major Rama IX retail and office destinations belong to the wider transport catchment rather than the immediate doorstep. A buyer should test the real commute to work, shops and rail rather than relying on the broad 'Rama 9' location label.
Address / landmark819 Rama IX Road, Bang Kapi, Huai Khwang, Bangkok 10310, 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 1.68M in a current PropertyHub resale listing updated on 29 September 2026. This is a lower secondary-market anchor, not a developer price; the exact unit, availability, ownership form and deal terms need to be checked separately.
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. Not a render.
Completion year to be confirmed, but the building is up — view it in person.
- Planned
- Building
- Done
What is documented on this page
Facts published here and the points to confirm before booking.
The page documents 10 key facts; 7 items should be confirmed before booking.
This is a record of published facts, not a quality 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 buyer who wants a completed Bangkok condominium at a relatively accessible entry price and prefers inspecting the exact asset before committing.; Residents who rely on a car or taxi and value direct Rama IX access, connections toward Ramkhamhaeng and Phetchaburi, and the nearby expressway network.; Compact-unit buyers who want a large pool of internal comparables instead of relying on a single seller's asking price.; Investors prepared to underwrite rent and resale from observable secondary-market evidence and net cash flow after costs rather than historic yield promises.; Foreign buyers only where the selected unit is genuinely available within foreign quota and that status is confirmed by the condominium juristic person before funds are committed.; may not suit: Buyers who require an operating mass-transit station within an easy walk today.; Families wanting a broad choice of larger layouts; the scheme is overwhelmingly compact one-bedroom stock, with far fewer two-bedroom options.; Two-car households unwilling to verify current parking rules and actual evening availability before purchase.; Buyers for whom active after-sales support from the original developer is a central part of the value proposition..
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 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.
- Unit counts conflict across sources: the formal project disclosure and PropertyHub state 652, while MBK Guarantee and some aggregators show 655. The registry uses 652. The three commercial units may explain the difference, but that explanation is plausible rather than confirmed.
- Parking figures differ between roughly 43% including double parking in launch-era reviews and 36% in MBK Guarantee. Current usable spaces, allocation rules and any fees need confirmation from the condominium juristic person.
- Foreign-quota eligibility is unit-specific and depends on quota availability at the time of transfer. Rise Rama 9 listings appear under both Thai and foreign quota, so a project-level description cannot replace written confirmation for the selected unit.
FAQ
What does a unit cost in Rise Rama 9?
From 1,680,000 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.
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
- Developer's official site — Document: public/ipos/IPOSGetFile.aspx checked 02.10.2026
- Government / official registry — Document: public/issue-focus-detail/010_014 checked 02.10.2026
- Developer's official site — Document: market/news-and-alert/newsdetails checked 02.10.2026
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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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