The Extenso Liabwaree

The lowest well-supported live resale anchor we found is about THB 4.99 million. BaanFinder lists the project’s current asking range from THB 4.99 million, and PropertyHub carries a refreshed two-storey, three-bedroom listing at that price. This should be treated as a market floor, not as a project-wide price promise. Other active homes are listed higher, while remaining developer stock starts above it. The practical comparison is house-by-house: establish whether the property is an original plan, a modified resale or developer stock, then compare the actual land, usable area, condition and title package rather than relying on the project name alone.

The original product range is unusually clear on the developer’s current site. Acacia is listed at 198.43 sqm, Begonia at 193.27 sqm, Begonia Plus at 216.37 sqm and Camellia at 260 sqm. The first three are three-bedroom, three-bathroom layouts; Camellia has four bedrooms and four bathrooms. All four show two parking spaces. Several layouts also include a multipurpose room that can work as an office, family room or flexible ground-floor space. In other words, this was conceived as a full-size family-house product, with far more internal and external space than a typical Bangkok apartment.

Resale homes should not be assumed to match those original specifications. Current advertisements include properties with five bedrooms, enlarged usable areas, added covered zones and even private pools or other owner-built improvements. There are also resale plots below the developer’s original “from 100 sq.wah” marketing threshold. That is normal for a lived-in subdivision: owners change houses over time. It also shifts due diligence from the brochure to the individual property. For a resale, the buyer should reconcile the physical house, registered plot, approved structures and any extensions before treating an advertised floor area as definitive.

Shared amenities are comparatively straightforward. G Plus Property confirms a communal park, security staff and CCTV; Homenayoo additionally describes a green area of more than two rai, a jogging track and 24-hour security. This is not a clubhouse-heavy compound with a long hotel-style amenity list. The proposition is primarily private house and garden space inside an organised residential estate. Some listing portals display much broader amenity menus, but those pages can mix property-level features with project facilities. For this dossier we keep the common-area description to features that are specifically supported by the developer or a detailed project review.

Location is the other major filter. The entrance is on Liab Wari Road in Khok Faet, Nong Chok, and Homenayoo identifies Liab Wari, Chueam Samphan, Sangkh Santisuk and Mit Maitri as the main road network around the project. BaanFinder places the nearest Orange and Pink Line rail stations roughly 11–13 km away. That makes The Extenso Liabwaree a road-oriented east-Bangkok choice rather than a transit-led urban address. A household already working around Nong Chok, Min Buri, Lat Krabang or the eastern side of Bangkok may find that entirely workable; someone expecting to walk to rapid transit every morning is solving a different housing problem.

Foreign ownership needs to be analysed at land-and-building level, not through a portal’s generic “freehold” tag. Thai law generally restricts direct foreign ownership of land, with a narrow residential exception under Section 96 bis that requires at least THB 40 million of qualifying investment, other statutory conditions and approval from the Minister of Interior. For a foreign buyer, the selected property therefore needs a separate check of the land title, registered landowner, ownership of the structure and the lawful transaction structure. A registered long lease may be one component, but renewal rights are contractual and should not be described as an automatic extension of ownership.

Developer identity is better documented here than it first appears. G Plus Property’s own site carries the project, address and remaining inventory; the Department of Lands database lists The Extenso Liabwaree in Khok Faet, Nong Chok under G Plus Property; BaanFinder and PropertyHub point to the same developer. DDproperty currently labels the developer as Smartland Asset, so that discrepancy is retained rather than silently removed. The primary and government sources support G Plus Property as the working developer record, while the sale documents for an individual house should still show the exact legal seller and the chain of rights being transferred.

The project is therefore easier to understand as a mature residential community than as a packaged investment product. The decision turns on three questions: does a car-dependent east-Bangkok location fit the household; is the specific house sound and sensibly modified; and is the land/building ownership structure clear for the buyer’s nationality and circumstances? If those answers line up, the current resale range offers a way into a large detached home at a price materially below many central-Bangkok housing options. If the goal is simple foreign land ownership, walk-to-rail convenience or a brand-new uniform product with no prior-owner history, the format is a poor match before price even enters the discussion.

A further point is easy to miss because the homes are large: the original product and today’s resale stock are no longer interchangeable. The developer’s floor plans explain the design baseline, but the resale price reflects years of individual ownership. One house may remain close to the original plan; another may have an extra bedroom, enclosed terrace, pool, covered parking or separate work room. Those changes can make a property more useful, but they do not automatically make every advertised square metre legally documented. A serious comparison should reconcile the physical house with the plot and building records instead of relying on a broker’s enlarged usable-area figure. With landed property, that check is more meaningful than a simple price-per-square-metre ranking.

Running costs are also property-specific. We did not find a reliable current common-fee schedule from a primary source: the 2023 Homenayoo review still showed the fee as awaiting project information, while individual resale advertisements publish their own figures. Beyond any estate charge, a 200–260 sqm detached home brings its own maintenance cycle for air-conditioning, pumps, roof, exterior surfaces, garden and owner-added structures. Two houses at the same asking price can therefore have very different near-term cash requirements. For a resale decision, an inspection of building condition and major equipment is more useful than assuming that the project name implies a standard annual cost.