The Max Ekkamai

The currently visible homes form a useful size ladder: 696, 795, 910 and 1,016 sqm. The listing set used for this dossier gives each home four bedrooms, while bathroom counts move between six and seven. Other project profiles use a broader four-to-six-bedroom range and some marketing pages attach type letters differently, so it would be misleading to present a definitive Type A–D matrix without the seller's current plans. For a buyer, usable area is the safer starting point. A four-storey 1,000-sqm house can devote a substantial share of its floor area to circulation, garages, entertainment rooms and service spaces; the total figure alone does not tell you how generous the everyday bedrooms and family areas feel.

Asking prices visible during the 8 September 2026 check start at THB 104.4M for the 696-sqm home. The same public inventory shows THB 119.25M for 795 sqm, THB 136.5M for 910 sqm and THB 152.4M for 1,016 sqm. These numbers are useful market anchors, not a developer price sheet and not evidence of completed transactions. Before treating any one of them as a purchase budget, the buyer should confirm that the exact house is still available, what fixtures and fitted items remain in the sale, whether furniture is included, which transfer costs sit with each party and whether any promotion shown by an agent is still contractually available. We deliberately do not calculate a price per square metre from the figures because the dossier only publishes numbers that are directly supported by a source.

Private swimming pools are explicitly attached to the homes in the sale listings. Project profiles also mention car parking, 24-hour security and CCTV, while broader marketing material refers to landscaped gardens and fitness space. With only four residences, the useful distinction is not how long the amenity list looks but which facilities are private and which belong to shared property. That affects control and recurring cost. Public material does not clearly disclose the common-area fee, the exact maintenance responsibility for pools and landscaping, the management structure or how shared security expenses are allocated. Those items should be requested in writing because a high-spec urban house can carry very different running costs depending on what the owner maintains directly.

McIntosh Estate Group is consistently named as the developer brand across multiple independent project databases. What remains harder to establish from public material is the legal project company: the entity that owns or controls the land, signs the sale agreement and receives the purchase funds. At this price level that distinction is not administrative trivia. A buyer should match the contracting party to corporate registration documents, the land title and the authority to sell the selected property. If payment is requested to a different entity, the legal relationship between the recipient and the seller should be documented before money moves.

Completion status needs a caveat. Most project databases give 2025 as the completion year, and several describe the development as completed. PropertyScout, however, still labels the project 'Under construction' while stating elsewhere on the same page that it was completed in 2025. We therefore record 2025 and a completed status as the majority position, but that should not be mistaken for primary handover evidence. The selected home still needs a physical inspection and a document check covering its actual completion, utilities, defects, land records and any permits or registrations relevant to the house being transferred.

Ownership is the most important legal point for a foreign buyer. Property portals use the label 'freehold', but that label cannot simply be carried over from condominium terminology. Foreign ownership of land in Thailand is restricted, with only narrow statutory exceptions subject to specific conditions and permission. A foreign buyer therefore needs to see the land title, identify the registered owner and establish the lawful structure for the land and the building before signing. If the proposed route involves a land lease, the enforceable term and any renewal mechanics must come from the actual contract. This dossier does not recommend nominee-company arrangements and does not assume that a portal's freehold badge solves the land-ownership issue.

The Max Ekkamai makes the most sense as a lifestyle-led urban-house purchase: a buyer wants substantial private space inside Bangkok, accepts a nine-figure-baht budget and is willing to investigate the land, the contract and operating costs at house level. Its scarcity is easy to understand—there are only four residences—but scarcity by itself is not an investment thesis. Public evidence is too thin to support a reliable rental-yield claim or a broad resale forecast. The more defensible decision framework is concrete: choose the exact house, inspect it, verify title and seller authority, understand all recurring costs, then decide whether this amount of private space in Ekkamai is worth the capital tied up for the buyer's own use or long-term strategy.