NovThe Excel Ratchada 18
The Excel Ratchada 18 is best understood as an established resale condominium rather than a new-development purchase. It has two eight-storey buildings and 270 units in an inner residential pocket of Ratchada.
Bangkok
From 2,680,000 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
- Soi 20 Mithuna, Yaek 21, Huai Khwang, Huai Khwang, Bangkok 10310, Thailand · Bangkok
- Stage
- Completed
- Price
- From ฿2,680,000guide 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
Inside Ratchada, not station-front
The defining location trade-off is simple: the project is in the Ratchada catchment, but it is not a short walk from the MRT. Current mapping puts Huai Khwang at about 1.3 km and Sutthisan at about 1.65 km. In exchange, the buildings sit inside a residential soi network rather than directly on the main road. That can work well for buyers who are comfortable using a motorcycle taxi, taxi or car for the last leg. It is a poor fit for someone whose non-negotiable requirement is a daily walk-to-train commute.
A simple, usable unit mix
The original planning is easy to understand: 25–26 sqm and 28–29 sqm one-bedroom units, plus 39.5–41 sqm two-bedrooms. The smaller one-bedroom type uses a lighter glass separation, while the larger type was designed with a more private division. On resale, the floor-plan label matters less than what is actually in the unit today. Owners may have changed built-ins or partitions, and some listings even call the smallest units studios, so the real layout and title documents should drive the decision.
Amenities are concentrated
The shared facilities are compact rather than extravagant: pool, fitness room, co-working space, climbing wall and a rooftop garden on Building A. Most of the active common-area programme sits around Building B, while both buildings use it. The advantage is short walking distance and a more contained site. The drawback is shared demand from 270 units. A viewing should focus on how the facilities operate now — cleanliness, ventilation, lift reliability, evening crowding and access rules — not merely on the original amenity checklist.
Parking is a genuine constraint
The original specification records about 96 parking spaces, or 36% of the residential unit count before tandem parking. That is enough to make parking a real due-diligence item for a car-dependent household. Ask how spaces are assigned and visit after working hours, when occupancy is meaningful. A buyer who rarely drives may barely notice the ratio; a buyer who expects a guaranteed space every night may find it decisive.
Buy the building, not the brand
All Inspire Development's later receivership and delisting mean this should be approached squarely as a resale-building purchase. The practical evidence sits with the unit title and the condominium juristic person: arrears, quota, budgets, meeting minutes, repair plans and unresolved common-property issues. A completed condo can still be perfectly functional, but the buyer should judge what exists today rather than assume that the original developer will provide the same support or warranty framework associated with an active new launch.
About the project
The Excel Ratchada 18 is best understood as an established resale condominium rather than a new-development purchase. It has two eight-storey buildings and 270 units in an inner residential pocket of Ratchada. That changes the way the property should be judged: buyers can inspect an actual unit, common areas, traffic patterns, noise and building maintenance instead of relying on launch material. The trade-off is location. The project sits around Soi 20 Mithuna, Yaek 21, between Huai Khwang and Sutthisan MRT, but it is not a station-front building. Current PropertyHub mapping places Huai Khwang MRT at roughly 1.3 km and Sutthisan at about 1.65 km. In practical terms, many residents will use a motorcycle taxi, taxi or private car for the last leg. Buyers who want a quiet inner-soi setting may see that as acceptable; buyers whose daily routine depends on walking to the MRT should treat the distance as a core constraint rather than a minor detail.
The original unit mix is unusually straightforward. Project material shows one-bedroom layouts at 25–26 sqm and 28–29 sqm, plus two-bedroom units around 39.5–41 sqm. The two one-bedroom bands are not merely different sizes. The early project review describes the smaller layout as using a sliding glass partition to separate the sleeping area, while the 28–29 sqm type uses a more solid division and therefore feels more private. That distinction matters in daily use more than a two- or three-square-metre headline difference. Resale advertisements occasionally label units around 25–26 sqm as studios even though the original project schedule groups them under one-bedroom plans, so a buyer should rely on the actual floor plan and title documentation rather than the listing label. The two-bedroom option is still a compact city apartment, but it creates a genuine second room for a home office, child or occasional guest.
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Amenities are concentrated between the two buildings rather than spread across a resort-style site. The detailed launch-era review places the main shared facilities around Building B: a 6-by-21-metre saltwater pool, co-working space, a climbing wall and a fitness room one level above. Building A has the rooftop garden, which residents of both buildings can use. Each building was planned with two passenger lifts. Current project profiles also list a lobby, key-card access, CCTV and security. The layout has a practical advantage: most shared spaces are close to the residential blocks and easy to reach. The counterpoint is that 270 units share a relatively compact amenity package. For a resale buyer, the condition, operating hours and maintenance budget of those facilities today are more important than how long the launch brochure's feature list was.
Parking is one of the more concrete limitations in the original specification. The project review records about 96 spaces, equivalent to 36% of the residential unit count before tandem parking. That is not automatically a problem for every resident in this part of Bangkok, but it is material for anyone who expects a guaranteed space every night. The sensible inspection is not just a daytime visit: ask the juristic office how spaces are allocated, whether tandem parking is routine, what happens with visitors and how full the car park becomes after residents return home. The surrounding road network is more flexible than the MRT distance alone suggests. Soi 20 Mithuna connects toward Ratchadaphisek, Sutthisan and Pracha Uthit, giving drivers several ways out of the neighbourhood. The immediate setting is predominantly residential, with convenience retail and local food rather than a major mall at the gate.
As of October 2026, this is an active secondary market with observable asking prices rather than a developer price list. PropertyHub showed a one-bedroom resale asking THB 2.68M in September 2026, with other one-bedroom units listed above that level and two-bedroom units at higher prices. We use THB 2.68M only as a lower market anchor on the review date; it is not a claim that every unit can be bought at that price. Rental advertisements are active as well, with one-bedroom asks around the low-THB-10,000s per month and two-bedroom asks extending higher. Those numbers are asking rents, not verified achieved rents, and they should not be turned directly into a promised yield. A rental case needs to be built from the specific unit, actual lease terms, vacancy, common charges, furnishing replacement and resale assumptions.
The developer was All Inspire Development Public Company Limited, and its later corporate history is relevant context for due diligence. Thailand's Central Bankruptcy Court ordered the company's assets into receivership on 6 February 2024, and the Stock Exchange of Thailand delisted ALL securities effective 3 September 2024. The Excel Ratchada 18 was already a completed and occupied condominium by then, so a resale buyer is dealing primarily with the present owner and the condominium juristic person rather than buying an off-plan promise from the developer. Even so, the developer's status is a reason to look carefully at building-level records: the unit title, a debt-free certificate for common charges, foreign-quota confirmation where relevant, recent co-owner meeting minutes, the juristic person's budget and reserve position, major repair plans and any unresolved claims connected with common property. We did not find those project-specific records in public sources.
One fact should remain explicitly unresolved: the exact completion year. PropertyHub and Home.co.th record 2020, while FazWaz, Dot Property and Hipflat show July 2021. The building is clearly completed and trading on the resale market, but the source conflict means the project page should not pretend that one catalogue date is definitive. If the year matters for a loan, valuation, engineering-lifecycle assessment or contract, use the condominium registration and handover documents. There is also a smaller address-label inconsistency: some resale advertisements use Sam Sen Nok while several project databases and map sources place Yaek 21 in Huai Khwang subdistrict. The physical project point is consistent. For the registry record we use Soi 20 Mithuna, Yaek 21, Huai Khwang, Bangkok 10310 together with an OpenStreetMap-mapped building coordinate and a 250-metre radius.
Ownership format
A foreign buyer can hold freehold title to a condominium unit within the statutory 49% foreign ownership quota measured by condominium area. The remaining quota for any specific resale unit is not confirmed in advance; if no quota is available, a foreign freehold transfer cannot be registered and any lease arrangement would need to be structured separately.
Unit types & sizes
The original plan uses a sliding glass separation for the sleeping area, helping the compact footprint keep more light and visual openness. Some resale listings call similar units studios even though the project schedule grouped them as one-bedroom layouts, so the actual unit plan matters more than the advertisement label.
This version gives the bedroom a more substantial separation from the living area than the smallest plan. It appears frequently across both buildings and is common in current resale stock. When comparing similar units, building, floor, outlook, renovation condition and proximity to facilities can matter as much as the nominal floor area.
This is a compact Bangkok two-bedroom rather than a large family apartment. The second room adds flexibility for a child, home office or guest, but the overall footprint remains tight. Current resale stock includes units around 40 sqm, making room proportions, storage and any owner-made changes to the original fit-out important viewing points.
Original project material shows two one-bedroom size bands and one two-bedroom range. Resale listing labels are not always consistent with that original classification, so the cards above describe the project unit mix rather than guaranteeing the plan of every advertised apartment. 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
- 6×21 m saltwater pool
- rooftop garden on Building A
- landscaped areas around the project
Fitness and work
- fitness room
- climbing wall
- co-working space
Access and security
- lobby
- key-card access
- CCTV
- security
- two passenger lifts per building
Parking
- about 96 parking spaces
- about 36% of the residential unit count before tandem parking
How the tower is arranged
- Ground floor, Building BPool, co-working space and climbing area
- Second floor, Building BFitness room
- Rooftop, Building AGarden and seating area shared by residents of both buildings
Location
- The project sits inside Soi 20 Mithuna around Yaek 21, between the Ratchadaphisek and Pracha Rat Bamphen sides of the neighbourhood rather than directly on a main road.
- Current project mapping places Huai Khwang MRT at about 1.3 km and Sutthisan MRT at about 1.65 km.
- Soi 20 Mithuna connects toward Ratchadaphisek, Sutthisan and Pracha Uthit, giving drivers several ways out of the neighbourhood.
- The immediate environment is predominantly residential, with convenience retail and local services around Yaek 21.
Address / landmarkSoi 20 Mithuna, Yaek 21, Huai Khwang, 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 2.68M in current PropertyHub resale listings reviewed on 2 October 2026. This is a lower asking-price anchor, not a fixed project price: the specific unit, availability, condition, ownership status and transfer costs still need to be checked individually.
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 in a quieter inner-soi setting and does not require a station-front address.; A single resident or couple who can live comfortably in 25–29 sqm but still wants a separated sleeping zone rather than a fully open studio.; A buyer looking for a compact two-bedroom around 40 sqm for a couple, small household or bedroom-plus-office setup.; An investor willing to underwrite the specific resale unit using actual rent, expenses and building condition rather than a developer yield promise.; may not suit: Anyone who needs a genuinely walk-to-MRT building for a daily commute.; A car owner who requires a guaranteed private parking space regardless of building allocation rules and occupancy.; A buyer who specifically wants the warranty and after-sales structure of an active new-development launch.; A foreign buyer who needs guaranteed freehold before checking the remaining foreign quota for the selected resale unit..
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.
- Completion timing conflicts across sources: PropertyHub and Home.co.th show 2020, while FazWaz, Dot Property and Hipflat show July 2021. The condominium registration record should be used for an official date.
- The remaining foreign ownership quota for the building and for specific resale units is not publicly confirmed; some current listings are explicitly marked as Thai quota.
- We did not find current public records for the condominium juristic person's budget and reserves, major planned repairs, or unresolved common-property claims.
FAQ
What does a unit cost in The Excel Ratchada 18?
1 bedroom, compact layout — from THB 2.68M in current resale listings; 2 bedrooms — current listings include asks from around THB 3.2M. 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: market/news-and-alert/newsdetails checked 02.10.2026
- Government / official registry — Document: public/index.php/issue-focus-detail/010_013 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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