NovThe City Rama 2-Phutthabucha
The City Rama 2-Phutthabucha is a gated detached-house community in the southern part of Bangkok, inside Soi Phutthabucha 36 in Thung Khru. It was developed by AP (Thailand) Public Company Limited under the THE CITY brand.
BangkokBased on developer material
From 8,990,000 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 Phutthabucha 36, Thung Khru, Thung Khru, Bangkok 10140, Thailand · Bangkok
- Stage
- Completed
- Price
- From ฿8,990,000guide price, final by unit
- Transparency
- 9 facts confirmed · 3 to verify
Who is behind this project
- Developer
- AP (Thailand)Public company · APOpen developer profile →
- Track record
- SET records show the company was established on 20 July 1984 and listed on 30 September 1992.Company data; check the specific project independently.
- Projects with us
- 32
- Transparency
- Public reporting (AP) — 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
Space for real families
The smallest documented plan is already a 233 sqm four-bedroom house with five bathrooms, while the largest reaches 380 sqm and five bedrooms. That gives a multi-generational family room to separate parents, children, guests and staff without turning every shared area into sleeping space. The same scale can be inefficient for a couple or a single occupant, because cooling, cleaning and maintenance rise with the size of the house. Buyers should decide which rooms will genuinely be used before paying for the largest model simply because it looks more impressive on paper.
A completed community
AP Thailand now lists the project as sold out and resale houses are available for inspection. Buyers can judge the actual streetscape, landscaping, neighbouring plots, access control and clubhouse rather than relying on construction promises. The trade-off is that every house has an operating history, so renovations, waterproofing, air-conditioning, roof work and other owner-made changes deserve close inspection. In a mature resale project, the quality of one specific house can matter more than the original launch specification.
Four distinct house plans
The original line-up spans SEREIN at 233 sqm, INSCAPE at 275 sqm, BRIVET at 330 sqm and VESPERTINE at 380 sqm. The progression changes more than floor area: bedroom count, living spaces, staff rooms and parking capacity also differ. That makes it possible to choose by household pattern rather than simply buying the largest model within budget. Because resale owners may have altered internal uses or added extensions, the advertised model name should be checked against the actual plan and physical house.
Road-led Bangkok access
Soi Phutthabucha 36 connects into a network leading toward Rama 2, Suksawat, Pracha Uthit and the Kanchanaphisek ring road. The location makes more sense for households that already drive across Bangkok’s southern districts than for buyers whose routine depends on walking to rail. Commute testing at the actual morning and evening hours is therefore more useful than a single advertised travel time. This is especially relevant for families balancing school runs with office travel.
A visible resale market
Several current listings make comparison possible rather than forcing a decision from a single seller’s asking price. The September 2026 market includes smaller 233 sqm houses below THB 10M and larger properties at much higher asking prices. That spread is a reminder to compare model, land, renovation and position inside the community before treating any listing as a benchmark for another house. A low asking price is useful information, but only after the buyer understands what condition and transfer terms come with it.
About the project
The City Rama 2-Phutthabucha is a gated detached-house community in the southern part of Bangkok, inside Soi Phutthabucha 36 in Thung Khru. It was developed by AP (Thailand) Public Company Limited under the THE CITY brand. Independent project databases consistently describe a scheme of 112 homes on roughly 30 rai, while AP Thailand’s current project page now marks the development as sold out. That matters more than the old launch positioning: a buyer in 2026 is primarily choosing among completed resale houses owned by individuals rather than selecting new stock from a developer price list. The due-diligence focus therefore shifts toward the condition of the specific property, alterations made after handover, land size, furniture, maintenance history and the seller’s transfer terms. Before viewing, it is sensible to ask for the registered documents for both land and building, the original house plan where available, evidence of the seller’s title and the latest information on common-area charges.
This is a large-family format rather than an entry-level suburban house product. The original range runs from about 233 to 380 sqm of usable area, mostly with four or five bedrooms and five or six bathrooms. All of the documented core house types are two storeys. Larger plans add multiple living areas, staff accommodation and three-car parking, which makes the project more relevant to multi-generational households or families that need genuine separation between private rooms and shared spaces. Usable area alone is not enough to compare resale options: two houses built from the same base model can diverge materially after several years of occupation through extensions, fitted furniture, landscaping, roofed parking or internal renovation. A proper inspection should therefore look beyond decoration and include roof and waterproofing condition, air-conditioning, electrical systems, pumps, drainage and the quality of any later additions.
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The address is in the residential fabric of Phutthabucha rather than directly on Rama 2 Road. Multiple local property sources place the entrance in Soi Phutthabucha 36, and two independent project reviews publish almost identical coordinates around 13.6338, 100.4786. Road access connects toward Phutthabucha Road, Rama 2, Pracha Uthit, Suksawat and the Kanchanaphisek outer ring road. For households that already rely on a car, this gives several ways to move across Bangkok’s south and south-western districts. It is not, however, a current walk-to-rail proposition. Anyone commuting daily to central Bangkok should test the actual drive at their working hours rather than relying on a brochure travel time. Families with school runs should do the same exercise for the morning route, because the practical difference between a smooth off-peak journey and a weekday peak journey can be more important than the straight-line distance.
The original common facilities were built around long-term family occupation. Sources documenting the completed scheme list a clubhouse, fitness room, salt-water swimming pool with a separate children’s section, sauna, landscaped park, playground, children’s room, shared lounge space and a theatre room, together with security, CCTV and controlled access. A resale buyer should treat that list as the specification the community was delivered with, not as proof that every amenity is operating today at its original standard. A site visit should include the common areas, access control, guest-parking rules and the overall condition of roads and landscaping. It is also worth asking whether the community has rules on extensions, external alterations or business use of houses. We did not find a sufficiently reliable current source for the recurring common-area fee, so that cost needs to be obtained from the seller or estate management before budgeting.
Foreign buyers need to approach this project differently from a Thai condominium purchase. A detached house is tied to land rights, and foreigners are generally restricted from owning land directly in Thailand, subject only to narrow statutory exceptions with specific investment and approval requirements. The public project material does not provide a dedicated foreign-buyer ownership package, and we did not find the land-title type for individual plots. The legal review therefore has to separate title to the land from ownership of the building and verify what structure, if any, is legally available to the particular buyer. An agent’s statement that a house can be bought by a foreigner is not enough on its own; the transaction documents need to show exactly what is being acquired and by whom. Nominee shareholding should not be treated as a routine workaround for the land restrictions.
The resale market also shows why the project should be evaluated house by house rather than by one headline price. Historical launch-era sources recorded prices around THB 9–9.9M, later project pages showed starting prices around THB 14.9M, and fresh September 2026 resale advertisements on PropertyHub ranged from THB 8.99M for a 233 sqm four-bedroom house to materially higher figures for larger homes. Those numbers do not describe interchangeable units. Plot size, model, internal position, renovation, furnishings and seller motivation can all change the asking price. The THB 8.99M figure used in this dossier is therefore a lower live-market anchor only; it is not an appraisal, an average and certainly not a promise that the same house will still be available when a buyer is ready to transact. A useful comparison set should group similar house models and then adjust for land, condition, inclusions and transfer terms.
Gallery
Photographs from the project’s materials.
Home types & sizes
The smallest documented original house type, with four bedrooms, five bathrooms, a main reception area, an additional family living space and two-car parking in published project reviews. Current resale listings show 233 sqm homes at the lower end of the project’s asking-price range, although plot size and post-handover modifications vary by property.
A larger four-bedroom plan with five bathrooms. Published reviews describe a double-height reception space, two family living areas, staff accommodation with its own bathroom and three parking spaces. It adds shared-space flexibility without moving to the five-bedroom flagship layout.
A 330 sqm four-bedroom house with five bathrooms and three-car parking. Original reviews show two living areas, a staff room with bathroom and an additional room originally designated for a household shrine. Resale owners may have repurposed that space, so the current internal configuration should be checked at inspection.
The largest documented original type, with five bedrooms, six bathrooms, a double-height reception room, two family living areas, staff accommodation, laundry and three-car parking. Several detailed project sources include VESPERTINE, although one 2021 sales-period review listed only the three smaller models as then available.
Multiple detailed sources support the four-type 233–380 sqm original range, but the set actively offered changed during the sales cycle. A November 2021 review listed only SEREIN, INSCAPE and BRIVET, while other project catalogues also document the 380 sqm VESPERTINE. For a resale purchase, the actual house plan and registered documents matter more than the model label used in an advertisement. 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
12 amenities
Club and fitness
- clubhouse
- fitness room
- swimming pool with children's section
- sauna
Family and leisure
- landscaped park
- playground
- children's room
- shared lounge space
- theatre room
Security
- security
- CCTV
- controlled estate access
Location
- The project is in Soi Phutthabucha 36, Thung Khru subdistrict and district, Bangkok 10140.
- Independent project reviews publish near-identical coordinates around 13.6338, 100.4786; the dossier uses a wider map radius because those sources describe the point as approximate.
- Road access runs through Phutthabucha toward Rama 2, Pracha Uthit, Suksawat and the Kanchanaphisek outer ring road.
- This is primarily a car-oriented residential location; the sources do not support describing the project as being within walking distance of an operating urban rail station.
Address / landmarkSoi Phutthabucha 36, Thung Khru, Thung Khru, Bangkok 10140, 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 8.99M in an active resale listing refreshed on 8 September 2026. This is the lowest market asking price found, not developer inventory; the selected house, condition, inclusions, transfer costs and final price need to be reconfirmed for the actual transaction.
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
Transparency index
Facts already published on this page and points we clarify together.
The project has 9 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
Similar options nearby and in budget
Compare before you decide — same area and price level.
Two-storey detached house community · CompletedManthana Rama 2-Puttabucha
Three-storey townhouse and semi-detached house community · CompletedNeyarm Fashion - Ramintra
Two-storey detached-house gated community · CompletedSetthasiri Phaholyothin - Saimai
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 that genuinely need four or five bedrooms, several shared living areas and two or three parking spaces rather than simply chasing a large headline floor area.; Buyers who prefer a completed community where the actual house, street, neighbours and common facilities can be inspected before committing.; Households whose regular journeys are focused on Bangkok's south and south-west and who are comfortable using a car as the primary mode of transport.; Resale buyers willing to compare condition, plot, renovation and seller terms across several houses instead of relying on the original developer brochure.; may not suit: Buyers who require walkable access to an operating metro or skytrain station and want to minimise dependence on a car.; Foreign purchasers looking for the same straightforward ownership route as a qualifying condominium unit; detached-house land rights require a different legal analysis.; Households that do not need 233–380 sqm of built area and would rather keep recurring maintenance, cooling and cleaning costs modest..
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 area of the chosen unit, and which basis it is measured on
- which amenities are fixed in the SPA annexes
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- Sources disagree on the exact completion year: Tooktee and Zmyhome state 2021, while an older DDproperty construction-period review expected completion in 2022. AP Thailand's current page confirms the project is sold out but does not display a completion date.
- The land-title type for individual plots and any specific to the project acquisition structure for a foreign buyer were not found in the public project material. Land title and building ownership need separate verification for a transaction.
- Published plot-size ranges conflict: Tooktee states roughly 52–100 sq wah, while CheckRaka gives 52.5–110 sq wah. The conflicting range is therefore not used as a core project specification.
FAQ
What does a home in The City Rama 2-Phutthabucha cost?
From 8,990,000 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.
- Government / official registry checked 09.09.2026
- Government / official registry checked 09.09.2026
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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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