NovThe Master @BTS Onnut–Pattanakarn
The Master @BTS Onnut–Pattanakarn is not a conventional housing estate and it is not a condominium.
BangkokBased on developer material
From 17,990,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Mixed-use
- Where
- On Nut Road (Sukhumvit 77), next to Soi On Nut 74/1, Prawet, Prawet, Bangkok 10250, Thailand · Bangkok
- Stage
- Completed
- Price
- From ฿17,990,000guide price, final by unit
- Transparency
- 8 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
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Why this project is worth a look
Real live-work separation
The multi-level layout can separate a public business zone from private space in a way a normal townhouse often cannot. Customer reception, staff and showroom functions can stay on the lower levels, while upper floors can be used for management, meetings or residential rooms. The concept is most convincing for an owner-operator who genuinely needs both functions in one property rather than for someone simply attracted by the home-office label.
Five materially different formats
The project is not built around one repeated shell. Published usable areas run from 235 to 503 sqm, with differences in frontage, land size, private parking and positioning. The narrow Enterprise unit suits a very different operation from the wide Grand Enterprise or Show Suite. That makes unit selection important: the right comparison is between the buyer's operating needs and the specific building, not just between headline prices.
Business-facing ground floors
The commercial types are designed to present directly to visitors, with visible frontages and high-volume ground-floor space. Common parking is placed in front of the buildings, and some Head Quarter units add private spaces. This does not create demand by itself, but it makes the physical setup more practical for clinics, studios, showrooms and offices than a house hidden inside a purely residential compound.
Shared space with a purpose
The common facilities are modest but relevant to a working property: co-meeting space, shared parking, a small putting area, CCTV and 24-hour security. A business owner may get more day-to-day value from that mix than from a resort-style pool deck. It also signals what the development is really designed to be — a place where commercial use is normal rather than tolerated as an exception.
Tenure needs legal work
This is the point that can change the entire decision for an overseas buyer. The developer markets individual land titles, but Thai land ownership rules do not make those titles freely transferable to a foreign individual. Before treating any unit as an investment, the buyer needs a title-level review of the land, the building, the seller and the legally available structure. The project can still be relevant, but the tenure analysis comes first.
About the project
The Master @BTS Onnut–Pattanakarn is not a conventional housing estate and it is not a condominium. The development is built around substantial shop-house and home-office buildings on On Nut Road, with lower floors designed for customer-facing or commercial use and upper floors capable of serving as offices, private rooms and, in several layouts, residential space. The developer publishes five principal building formats ranging from 235 to 503 sqm. Four are 4.5-storey commercial/home-office products, while the large Show Suite is 3.5 storeys. A passenger lift is part of every published type. The practical takeaway is that buyers are acquiring a stand-alone multi-level building rather than a small residential unit with a token workspace.
The building design is the main reason to consider the project. On the commercial types, the ground floor is arranged as a visible, higher-volume frontage suited to a reception, showroom or retail use, with full upper levels that can separate staff, meeting and private functions. Homenayoo's detailed walkthrough also shows upper-floor bathrooms with shower areas in the sample buildings, which supports the developer's live-and-work concept. That does not turn every unit into a conventional house, however. A buyer planning full-time residential use should still check the permitted use of the selected building, its actual fit-out, utilities and any operating rules rather than assuming that the marketing label settles those questions.
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The site covers 4–0–71.2 rai and sits directly on On Nut Road beside Soi On Nut 74/1. That physical position is more useful than reading too much into the BTS branding. A detailed independent review places Si Nut station on the Yellow Line at roughly 1.4 km by road, while the developer's pages contain a much more aggressive claim of 400 metres to both Si Nut and BTS On Nut. We do not treat that claim as a verified walking distance. The more defensible location story is road access: On Nut connects into Srinakarin, Pattanakarn, Sukhumvit and the eastern side of Bangkok, which can matter for a customer-facing office, clinic, studio or business receiving deliveries.
Shared facilities are business-oriented rather than resort-style. The developer confirms common parking in front of the buildings, a clubhouse co-meeting space, a small golf putting area, CCTV and 24-hour security. Homenayoo's project review reports 79 common parking spaces, 16 cameras and a night gate system. Some portal profiles also display swimming pools, fitness rooms and other residential amenities, but those items are not supported by the official project material we reviewed, so they are deliberately excluded here. For a buyer, that distinction matters: this is a commercial/home-office environment with visitor infrastructure, not a lifestyle compound built around leisure facilities.
Pricing should be read as a current resale or remaining-stock market rather than as a live developer price list. Homenayoo recorded October 2023 starting prices from THB 11.99M for the Head Quarter type up to THB 52.49M for the 503 sqm Show Suite. As of 15 Sep 2026, FazWaz still shows an active 235 sqm Enterprise unit at THB 17.99M, while other current listings are higher. Those numbers are not directly comparable without looking at the exact building: frontage, land size, fit-out, parking, internal configuration and whether the space has already been adapted for an operating business can all change the value materially.
For a foreign buyer, tenure is the issue to resolve before yield or design. These buildings are marketed with their own land title deeds, but a foreign individual does not receive Thai land freehold in the same way that an eligible foreign buyer can own a condominium unit within the statutory quota. Thailand has a narrow land-ownership exception tied to at least THB 40M of qualifying investment, Interior Ministry approval and residential use, but it is not a general route for buying a commercial home-office. The selected title deed, building ownership and the legally available purchase or registered-lease structure therefore need to be reviewed transaction by transaction.
Ownership format
The project consists of individual shop-house and home-office buildings sold with land title deeds; it is not a condominium with a foreign freehold quota. Direct land ownership by a foreign individual in Thailand is generally unavailable except for a narrow statutory route requiring at least THB 40M of qualifying investment, Interior Ministry permission and other conditions, with the land used for residence. For any specific unit, the land title, building rights and a legally available acquisition or registered-lease structure therefore need to be checked separately. Nominee-company arrangements should not be treated as a safe workaround.
Home types & sizes
The largest published format: 3.5 storeys, 14.6 m wide and 11.7 m deep on 74.2 sq wah of land. The developer explicitly presents it as a showroom/residence product and identifies the upper level as suitable for residential use. Its unusually wide frontage and 503 sqm floor area make it a different proposition from the narrower shop houses. Homenayoo recorded an October 2023 starting price of THB 52.49M; that figure is historical, not a 2026 offer.
A wide corner format with 8 m frontage. The developer separately publishes Building 2 at 346.6 sqm on 31.8 sq wah and Building 9 at 469 sqm on 32.1 sq wah. Two display sides and a larger lift distinguish it from the standard Enterprise shell. It is the more credible choice for an operation that values visibility and broad floor plates. Homenayoo reported an October 2023 starting price of THB 26.69M.
The core commercial format: 4.5 levels in the developer specification, 4 m wide by 13 m deep, with land from 16.2 sq wah and a passenger lift. The ground-floor volume is designed for customer-facing use. A live FazWaz listing checked on 15 Sep 2026 offers a 235 sqm Enterprise unit at THB 17.99M; that price belongs to a specific unit and should not be treated as the price of every Enterprise building.
A large internal home-office type with 8.2 m frontage. The developer publishes two versions: Building 19 at 403 sqm on 34.2 sq wah and Building 20 at 357 sqm on 27.4 sq wah. A passenger lift is standard, and the detailed project review reports three private parking spaces. Homenayoo's October 2023 price guide started at THB 18.79M; current pricing needs to be checked for the actual building offered.
A 4.5-level home-office format measuring 5.5 m by 11.2 m on 20.1 sq wah of land. The official specification includes a passenger lift, while Homenayoo reports two private parking spaces. It sits between the narrow Enterprise and the much wider 8 m products. In October 2023 this was the lowest-priced published type at THB 11.99M; that figure is historical and should not be presented as today's asking price.
All five types are confirmed by the developer's project pages. Prices for four types are shown only as historical October 2023 anchors from Homenayoo; the current THB 17.99M lower anchor belongs to one active Enterprise listing. We did not find a public developer-wide 2026 price list. 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
9 amenities
Work and meetings
- clubhouse
- co-meeting space
- golf putting area
Parking and access
- shared parking in front of the buildings
- private spaces on selected types
- passenger lift in every published building type
Security
- 24-hour security
- CCTV
- night entrance gate
Location
- The project sits directly on On Nut Road (Sukhumvit 77) beside Soi On Nut 74/1; the detailed project review gives coordinates 13.716426, 100.655989.
- Homenayoo reports roughly 1.4 km by road to Si Nut station on the Yellow Line. We do not use the developer's claim of 400 m to both Si Nut and BTS On Nut as a verified distance.
- On Nut Road connects the property with Srinakarin, Pattanakarn and Sukhumvit, making road access a more reliable location advantage than the BTS branding alone.
- The 2023 review lists Seacon Square at about 3.4 km, Suan Luang Rama IX park at 5.2 km and Suvarnabhumi Airport at 17.5 km by road. These are sourced route distances, not calculations made for this dossier.
Address / landmarkOn Nut Road (Sukhumvit 77), next to Soi On Nut 74/1, Prawet, Prawet, Bangkok 10250, 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.
About this district
The district guide explains everyday context. Check the specific unit, price and documents separately.
Price & purchase terms
- Current price: From THB 17.99M on an active FazWaz listing checked on 15 Sep 2026. This is a lower market anchor for a specific available unit, not a project-wide guaranteed price; availability, condition, the rights being transferred and transaction terms need to be confirmed for the selected property.
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 8 documented key facts; 7 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
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: An owner-operator who needs a substantial office, showroom, clinic, studio or service business with a visible ground-floor frontage and multiple usable levels.; A buyer who genuinely wants a live-work building and is prepared to verify whether the selected unit is legally and technically suitable for the intended residential use.; A family-run business that values a lift, several floors, parking and the ability to separate customer, staff and private zones.; An investor willing to underwrite a specific completed building from its real asking price, condition and achievable rent rather than from old developer pricing or a promised yield.; may not suit: A foreign buyer seeking straightforward condominium-style foreign freehold; these buildings sit on land and there is no condominium foreign quota.; Someone looking primarily for a residential compound with confirmed pool, gym and resort amenities.; An investor who wants a fully passive hotel-style product with a published guaranteed return and centralised rental operation..
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.
- Project count conflicts: Homenayoo reports 36 buildings, while PropertyHub reports 48. The developer does not publish a total, so the total unit count is intentionally omitted.
- Completion year conflicts: the developer originally targeted approximately February 2023, Hipflat lists February 2023, while FazWaz and PropertyHub use 2024. The project is clearly completed, but the exact formal completion year is not verified.
- Some developer pages retain conflicting Suan Luang / Phra Khanong location wording and a 400 m claim to two rail stations. The detailed address, coordinates, Homenayoo and a current occupier point to On Nut 74/1, Prawet, Prawet; the exact title address of the selected building should be checked before purchase.
FAQ
What does a home in The Master @BTS Onnut–Pattanakarn cost?
The Master Show Suite — from THB 52.49M — historical October 2023 pricing; The Master Grand Enterprise — from THB 26.69M — historical October 2023 pricing; The Master Enterprise — tHB 17.99M on an active listing checked 15 Sep 2026; The Master Grand Head Quarter — from THB 18.79M — historical October 2023 pricing; The Master Head Quarter — from THB 11.99M — historical October 2023 pricing. 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 15.09.2026
- Government / official registry checked 15.09.2026
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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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