NovThe Plant Exclusique Phatthanakan 38
The Plant Exclusique Phatthanakan 38 is an established gated community of two-storey detached houses in Suan Luang, east Bangkok.
Bangkok
From 14,000,000 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
- Pruksa Avenue, Soi Phatthanakan 38, Suan Luang, Suan Luang, Bangkok 10250, Thailand · Bangkok
- Stage
- Completed · 2016
- Price
- From ฿14,000,000guide price, final by unit
- Transparency
- 10 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
Who is behind this project
- Developer
- Pruksa Real EstatePublic company · PSHOpen developer profile →
- Track record
- Pruksa has more than three decades of operating history, although its own current websites disagree on the exact founding day in April 1993: the Thai corporate page gives 20 April, while the English investor page gives 10 April.Company data; check the specific project independently.
- Projects with us
- 58
- Transparency
- Public reporting (PSH) — 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
Manageable estate scale
With 112 houses, the community is large enough to support a clubhouse, pool, security and maintained internal streets without feeling like a vast suburban subdivision. Because the estate is already mature, buyers can judge the real environment rather than rely on launch renders: traffic, greenery, neighbouring homes and upkeep are visible today. The trade-off is that operating costs and management standards need to be checked as they are now. Historical launch information exists, but a reliable current community-fee schedule was not found.
A clear original range
The four original house types give buyers a useful baseline from 167 to 214 sqm. That matters because resale advertisements include enlarged houses, extra rooms and quoted areas above the developer's original specifications. A larger advertised number does not automatically identify a higher original model. Reconstructing the base plan first makes it much easier to understand what has been extended, whether the work is well executed, and which parts should appear in permits or other records.
Useful east-Bangkok links
Phatthanakan works well for households that move between Rama IX, Srinakarin, On Nut and the eastern side of Bangkok. The estate has more than one practical route through the surrounding road network, and major expressway connections are within the wider area. The Yellow Line and Airport Rail Link add useful alternatives, but the project is not a station-front development. A buyer who expects to commute mainly by rail should test the actual door-to-station trip during peak periods rather than rely on straight-line distance.
What you see is built
The estate is complete and occupied, so buyers are not taking construction-completion risk on the wider project. The due-diligence focus instead shifts to the individual house: roof and drainage condition, electrical and plumbing systems, signs of moisture or termites, renovation quality, extensions and the documents behind them. For a home that has been occupied for years, an independent building inspection can be more decision-relevant than the original project specification.
Resale spread creates choice
Current asking prices vary materially inside the same estate. Lower offers sit around THB 14 million, while large plots and extended houses are marketed above THB 20 million. That spread can create value for a patient buyer, but it also makes a simple average misleading. Plot size and position, original house type, renovation quality, included furniture, extensions, tenancy and title conditions should be compared together before deciding whether a particular asking price is attractive.
About the project
The Plant Exclusique Phatthanakan 38 is an established gated community of two-storey detached houses in Suan Luang, east Bangkok. It sits inside Pruksa Avenue, a larger low-rise residential enclave reached from Soi Phatthanakan 38 and also connected through the local road network to sois 32 and 44. The project contains 112 homes on roughly 30 rai, or about 48,000 square metres. It is now a resale community rather than a primary-sales development, so the buying decision is about a specific house, its plot, condition, alterations and title history rather than choosing from new developer stock.
The original product range was straightforward: four house types named Preen, Praise, Plenary and Patrician. Each was designed as a detached two-storey family home with three bedrooms, three or four bathrooms and two parking spaces. Original usable areas ran from 167 to 214 sqm, with standard land plots starting at roughly 52 sq wah. Resale advertisements now show some houses with larger quoted usable areas, extra rooms or much bigger plots. That is normal in an older landed community, but it means buyers should distinguish the developer's original plan from later extensions and verify which alterations are reflected in permits and registered records.
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The practical value of this address is road connectivity rather than doorstep rail access. The project is about 1.3 km inside the Phatthanakan 38 approach, with several ways through the surrounding Pruksa Avenue network. Drivers can work toward Phatthanakan Road, Rama IX, Srinakarin, On Nut and nearby expressway links without relying on a single gate. Public transport has improved with the Yellow Line: Khlong Kalantan station is listed at roughly 1.5 km, Yellow Line Hua Mak at about 1.7 km, and Airport Rail Link Hua Mak at around 2.2 km. Even so, most residents will still want a car, taxi or motorcycle connection for the last part of the journey.
Shared facilities are consistent with a family-oriented gated estate: a clubhouse, swimming pool, fitness room, landscaped common areas, round-the-clock security and entrance CCTV. Contemporary project reviews also described a high perimeter fence and magnetic intrusion alarms supplied with the houses. Those original specifications are useful for understanding what the project was designed to offer, but they should not be treated as a promise about an individual resale. Security devices, air-conditioning systems, kitchens, built-ins and other equipment may have been changed during nearly a decade of occupation.
Asking prices currently span a wide range. In early October 2026, a lower resale offer was advertised at THB 14 million for a house on a plot of about 62 sq wah, while larger plots around 100–110 sq wah and extended homes are commonly marketed around THB 22 million or more. The spread is not simply a size calculation. Plot position, corner frontage, renovation quality, additions, furniture, tenant status and the legality of alterations can move the value materially. A low asking price should therefore trigger a closer inspection of the exact asset rather than be read as the prevailing value for every house in the estate.
For an international buyer, the ownership issue deserves attention before price negotiation. This is landed housing, not a condominium with a foreign freehold quota. Thai law generally restricts direct foreign ownership of land, even when a resale advertisement describes the property as freehold in the local-market sense. Before paying a reservation or deposit, the buyer should inspect the land title, confirm the registered owner and encumbrances, and establish which lawful structure is available for the house and the right to use the underlying land. The building and the land do not necessarily have to be held in the same way, so the transaction should be documented around the actual buyer rather than assumed from the listing label.
Ownership format
Foreign buyers generally cannot hold direct freehold title to the land beneath a house in Thailand. For any specific resale, the land title, registered owner and legally available transaction structure need separate review; ownership of the building and rights to use the land may be structured separately.
Home types & sizes
The smallest original model in the project, laid out as a two-storey three-bedroom family house with two parking spaces. Resale plot sizes and quoted usable areas can be larger where a house sits on a special plot or has been extended after completion.
A larger internal layout on a similar original plot size. Most of the step-up is in usable indoor space, so when comparing a Praise with a Preen, the condition and integrity of the internal plan can matter more than the land-size headline alone.
The third original type moves above 200 sqm and was paired with a larger standard plot. The base plan included flexible-use space, which helps explain why resale listings may describe an extra room differently. Buyers should distinguish a change of use from a physical extension to the structure.
The largest of the four original designs at 214 sqm, with four bathrooms and two parking spaces. Current resale homes advertised on 100–110 sq wah plots with 216–260 sqm of usable area should not automatically be labelled Patrician; some are special plots or materially altered houses.
These four cards describe the developer's original house types. The resale market includes extended and reconfigured homes, so the actual plan, registered area and approvals for alterations need to be checked property by property. 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.
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Facilities
7 amenities
Leisure and fitness
- clubhouse
- swimming pool
- fitness room
- landscaped common area
Security
- 24-hour security
- CCTV at access points
- perimeter fencing
Location
- The estate sits inside Pruksa Avenue, roughly 1.3 km from the Phatthanakan 38 entrance, with local-road connections that can also work toward Phatthanakan 32 and 44.
- Khlong Kalantan Yellow Line station is listed at about 1.5 km, Yellow Line Hua Mak at about 1.7 km, and Airport Rail Link Hua Mak at about 2.2 km.
- Bangkok Christian International School is roughly 0.9–1 km from the project, making it one of the more relevant nearby reference points for families.
- By car, the area connects toward Phatthanakan, Rama IX, Srinakarin, On Nut and several expressway approaches; actual travel time varies materially with traffic and the chosen exit.
Address / landmarkPruksa Avenue, Soi Phatthanakan 38, Suan Luang, Suan Luang, 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.
Near the project
Landmarks around the project, from open maps (OpenStreetMap):
Distances are straight-line from the project, not walking routes — the real route is longer. © OpenStreetMap contributors.
What this project means for me
Build your scenario from the published facts and your choices on this page. Not a rating or a return promise.
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Data freshness and provenance
- Latest recorded source / material check
- Price
- Public-listing reference
- Open items in the discrepancies section
- 3
The date belongs to an editorial record, not every individual fact. It does not verify a reviewed contract, legal clearance, current price or unit availability.
Price basis · Discrepancies · Dossier sourcesDaily essentials at a glance
The closest mapped place in each available category.
Big C Mini
Vibharam Hospital
Klongkalantan
Piyapirom Park
OpenStreetMap · straight-line distances from the mapped project area, not walking routes.
When is it more comfortable to visit?
Temperature, rain, sun and wind month by month for the surrounding area.
NASA POWER · 2001–2025 · area-wide climate averages, not a daily forecast. Rain bars show mm/day. Sun line is solar energy, not a count of sunny days.
Airports and local transport
Compare nearby arrival points before choosing a route.
Distances are straight-line from the mapped project area, not driving distances or travel times. Airport positions are reference points; the transport stop is from OpenStreetMap.
Tourism in the wider destination
Bangkok · September 2026
Visitor flow month by month
Foreign visitors and hotel room occupancy in the province
What is actually nearby
Selected visitor-friendly places within 5 km
Thailand Ministry of Tourism and Sports · Ministry of Tourism and Sports · preliminary monthly province figures, not this property’s rental occupancy. Nearby counts are selected OpenStreetMap places, not measured foot traffic.
How housing prices have changed
Bangkok and vicinity · published price index, historical data
2015-01 — 2026-08 · Bank of Thailand · 2011=100. Regional housing index, not villa transaction prices or this project’s return.
Nearby projects on the map
Published sale-price references within 5 km, not rental listings or confirmed availability.
Compare the project with nearby alternatives
Approximate project locations and straight-line distances. Sale prices cannot be treated as comparable rent.
Price & purchase terms
- Current price: From THB 14 million based on a resale listing refreshed on 6 October 2026. This is a lower asking-price reference, not a developer price: the selected home's condition, alterations, included contents, legal documents and actual availability need to be checked separately.
- Completed: 2016-12
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. For a resale unit, confirm the current price, availability and payment terms with its seller or authorised representative before payment.
Investment return calculator
The starting amount is the published project price. Adjust the sliders to compare scenarios.
Show the calculation by year
| Year | Gross rent | Running costs | Cumulative net rent | Property value | Total |
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8% potential gross rent, 65% occupancy, 20% running costs and 3% price change are editable examples, not a forecast. Taxes, financing, transaction fees and resale terms are excluded. Occupancy and costs apply to rent, not to the property value.
What else can you compare it with?
Change rent, occupancy and costs above; public benchmarks are reference points.
The property bar is net rental cash flow divided by purchase price, before tax; it excludes price growth. US Treasury yield is in USD. Inflation shows purchasing-power erosion, not a separate investable return. Risk, taxes, liquidity and currency differ. US CPI source
Project stage — what we know
Completed in 2016. Not a render.
Visit in person and inspect the actual villas; current resale or rental offers may exist.
- Planned
- Building
- Done
What we know
Verified details and questions to settle before reserving.
10 key facts confirmed; 7 more to verify before reserving.
This is not a project 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: Families looking for a detached home and private plot within Bangkok, especially households that drive regularly. The original layouts include two parking spaces, the estate has its own shared facilities, and the surrounding road network offers several ways to approach the wider Phatthanakan area.; Resale buyers who are comfortable underwriting the exact house rather than buying the project name. The same community contains original 167–214 sqm designs as well as enlarged, renovated homes on bigger plots, creating meaningful choice in both budget and condition when technical and legal checks are done properly.; Buyers who want east-Bangkok access to Phatthanakan, Rama IX, Srinakarin and On Nut without needing to live directly beside a station. The Yellow Line and Airport Rail Link expand the transport options, but a car remains the most natural everyday mode for this address.; may not suit: Buyers who want to walk out of the front door and reach rapid transit in a few minutes. The Yellow Line and Airport Rail Link are relatively close in area terms, but the final leg from inside the residential enclave is more practical by car, taxi or motorcycle.; Foreign buyers looking for the simplicity of condominium-style land ownership. This is a detached house tied to a land plot, so title, registered ownership and the lawful structure for using or holding rights over the land need specific legal review before any deposit is paid..
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 selected unit’s contractual handover date in the SPA — the published date is only a reference
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- Major sources disagree on completion: PropertyHub states 2015, FazWaz states December 2016, and DDproperty uses 2017. December 2016 is carried in the main record from the higher-priority source, but the date relevant to a specific house should be checked against its documents.
- The exact land-title type and transaction structure available to a foreign buyer for a specific house were not confirmed in project-level sources. A resale portal's 'freehold' label does not replace review of the title and Thailand's restrictions on foreign land ownership.
- A reliable current 2026 community-fee schedule was not found. Launch-era materials listed separate charges for the project and the wider Pruksa Avenue infrastructure, but those historical rates should not be presented as current fees.
FAQ
What does a home in The Plant Exclusique Phatthanakan 38 cost?
From 14,000,000 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.
When was The Plant Exclusique Phatthanakan 38 completed?
The building was completed in 2016-12. The transfer timing for a selected resale unit is agreed with its seller.
Sources and documents
Reviewed: developer materials and public records. We publish no outbound links.
- Government / official registry — Document: dol-services/public-service-manual/land-registration/land-for-foreigners checked 07.10.2026
- Developer's official site — Document: public/idisc/en/NLCompanyProfile/NonListed/PS checked 07.10.2026
- Government / official registry — Document: issue-focus-detail/010_012 checked 07.10.2026
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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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