NovThe Reserve Villas Sukhumvit 89/1
The Reserve Villas Sukhumvit 89/1 is a compact Pruksa Real Estate landed development at the quiet end of Soi Sukhumvit 89/1 in Bang Chak. It has only 26 residences on 5-1-23.9 rai, with Sukhumvit Road roughly 400 metres from the project.
BangkokBased on developer material
From 57,200,000 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
- Bangkok
- Stage
- Under construction
- Price
- From ฿57,200,000guide price, final by unit
- Transparency
- 9 facts confirmed · 3 to verify
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
- 13
- 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
A house in Sukhumvit
The strongest reason to look at the project is the ability to own a landed home roughly 400 metres from Sukhumvit Road. Pruksa gives about 700 metres to Bang Chak BTS and around 2 km to the Chalerm Maha Nakhon Expressway. It suits households that want the privacy and parking of a house without designing daily life around a long commute from a peripheral Bangkok villa district.
Only 26 residences
The small scale has practical consequences. The site is arranged as a compact private estate with limited internal traffic, and the detailed site review describes the plot at the end of a dead-end soi with mostly low-rise residential surroundings. The flip side is that management standards and the allocation of common costs matter more when a relatively small owner base supports a substantial clubhouse and landscaped areas.
Built for family depth
Both collections have four bedrooms, four parking spaces and private lifts. Residence I adds a private pool, while the layouts are presented around multi-generational use, accessible circulation and separation of family and service areas. That makes the project relevant to households with older parents, live-in staff or frequent guests, not just to buyers seeking a larger urban home.
Facilities without crowds
Pruksa provides a dedicated club with a residents’ lounge, wellness room, fitness lounge, private dining space and landscaped courtyard despite the estate’s small size. The benefit is not resort-style scale; it is the ability to move functions such as workouts, massage appointments or private gatherings out of the individual house. This is particularly useful for Residence II, where the land plot is much more compact.
Buy the actual house
Prices and completion references vary between sources. Pruksa’s current page advertises from THB 59M, an active DDproperty listing is THB 57.2M, while launch-era material quoted THB 65M for Residence II and THB 85M for Residence I. Completion data are also inconsistent. The right way to assess value here is therefore house by house: confirm the plot, phase, fit-out, pool specification, legal structure and current handover condition rather than relying on one headline number.
About the project
The Reserve Villas Sukhumvit 89/1 is a compact Pruksa Real Estate landed development at the quiet end of Soi Sukhumvit 89/1 in Bang Chak. It has only 26 residences on 5-1-23.9 rai, with Sukhumvit Road roughly 400 metres from the project. That makes it a very different proposition from a large suburban gated estate. The core product is a multi-level four-bedroom home with four parking spaces and a private lift, placed inside an established Sukhumvit neighbourhood close to the urban rail network. For a family that wants to stay in Sukhumvit rather than move to a peripheral luxury-house district, location is the central reason to consider it. The trade-off is equally clear: land plots are more compact than those of many outlying estates, while the entry price is firmly in Bangkok’s upper housing bracket.
There are two main collections. Residence I is a detached home of about 462 sqm on land starting from 50 sq wah; a detailed independent project review records four bedrooms, six bathrooms, a maid’s room, four parking spaces, a passenger lift and a private pool. Residence II is a semi-detached home of about 282 sqm on land starting from 36 sq wah, with four bedrooms, five bathrooms, a maid’s room, four parking spaces and a lift. The smaller type should not automatically be described as a completed pool villa: Think of Living states that Residence II does not include a pool as standard, although the structure is prepared for an owner to add one later.
Read moreShow less
The layouts are aimed at larger and multi-generational households rather than at buyers simply looking for a prestigious address. Pruksa’s current brochure shows four usable levels for both types — first floor, mezzanine, second floor and third floor — and emphasises universal accessibility. The independent walkthrough also describes an elderly-friendly bedroom and a clear separation between family spaces and service functions. Those details matter in daily life. A lift reduces dependence on stairs, bedrooms distributed over several levels create better personal separation, and four parking spaces fit households in which several adults drive.
The shared facilities are unusually developed for a 26-home estate. Pruksa lists The Reserve Lounge, Wellness Lounge, Fitness Lounge, Club Lounge and The Reserve Courtyard. The clubhouse includes concierge functions, a private massage and spa room, a fitness area and a dining lounge designed for small private events. Think of Living also records landscaped areas with walking and jogging space, play areas and a quieter senior zone. These amenities should be seen as extensions of the homes rather than resort facilities. With such a small resident base they can be genuinely useful, although some spaces operate through advance booking and the current house rules should be checked before purchase.
As of September 2026, the safest project-wide status is still under construction rather than simply completed. Pruksa Holding lists The Reserve Villas Sukhumvit 89/1 among its Q1 2026 launches, with a February 2026 launch date. A detailed February site visit reported Phase 1 close to completion while the Phase 2 side was fenced and being prepared for construction, and it cited 2026 as the expected completion year for Phase 1. By contrast, DDproperty and TerraBKK display 2025 as a completion year for the project or for individual inventory. A buyer should therefore separate the condition of a specific available home from the completion status of the whole estate and inspect both the selected plot and neighbouring construction areas.
Gallery
Photographs from the project’s materials.
Ownership format
Project listings describe the homes as freehold, but that does not mean a foreign individual can directly own the underlying Thai land. Foreign individuals generally cannot hold land in Thailand in their own name. The specific to the project structure available to a foreign buyer, and the land title for the selected plot, should be verified from the transaction documents before reservation.
Home types & sizes
The larger collection is aimed at households that want a private pool and the maximum internal area available in the project. Think of Living records land from 50 sq wah, four bedrooms, a maid’s room, four parking spaces and a passenger lift. Pruksa’s brochure shows a first floor, mezzanine, second floor and third floor. When comparing available homes, the plot size matters as much as the building area; launch material cited Residence I plots in the 50–66 sq wah range.
The more compact collection keeps four bedrooms, four parking spaces, a maid’s room and a private lift, but starts on land from 36 sq wah. The detailed independent review says a completed pool is not standard for this type; the structure is prepared so an owner can add one later. That is a material difference from Residence I and should be checked against the actual specification of any house offered for sale.
Pruksa officially markets two collections, Residence I and Residence II. The 462 sqm and 282 sqm sizes are supported by the current brochure and an independent project review. Individual plots and completed homes may show small measurement differences; for example, one active Residence II listing states 282.4 sqm. Launch prices should not be treated as a current project 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
14 amenities
Club and social
- The Reserve Lounge
- Club Lounge for private dining and gatherings
- concierge service
Fitness and wellness
- Fitness Lounge
- Wellness Lounge with private massage and spa space
- terrace
Landscape
- The Reserve Courtyard
- walking and jogging areas
- play area
- senior-oriented quiet area
Security
- 24-hour security
- CCTV
- face and licence-plate access control
- visitor video intercom
Location
- Sukhumvit Road is about 400 m away according to Pruksa.
- Bang Chak BTS is about 700 m away.
- The Chalerm Maha Nakhon Expressway is about 2 km away.
- Wells International School is about 600 m away; Bangkok Prep International School is about 4.1 km away on Pruksa’s current project page.
- True Digital Park is about 2.1 km away; Em District is about 6.6 km away.
- Sukhumvit Hospital is about 3.2 km away; Vimut Theptarin Hospital is about 4.3 km away.
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 57.2M in an active DDproperty listing dated 31 August 2026. This is a lower market anchor for a specific home, not a single project-wide price; Pruksa’s current project page in August–September 2026 advertises prices from THB 59M. Availability, final price and transaction terms for a chosen residence need separate confirmation.
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
Under construction. Handover date to be confirmed.
Before booking check escrow and the developer.
- Planned
- Building
- Done
Transparency index
Facts already published on this page and points we clarify together.
The project has 9 documented key facts; 3 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
Similar options nearby and in budget
Compare before you decide — same area and price level.
Two-storey luxury detached mansion community · Under constructionNantawan Prestige Ratchapruek–Prannok
All-penthouse high-rise condominium · Under constructionMAVISTA Phrom Phong
Detached private residences and five-storey home-office residences · CompletedPENTON Ari–Sutthisarn
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 family that wants to remain in the Sukhumvit corridor while moving from a condominium into a landed multi-level home. The project combines urban access with four parking spaces, separate bedrooms and a more private residential setting, so the move does not automatically require relocating to Bangkok’s outer luxury-house districts.; Households with older parents or several generations living together. Both collections have private lifts and the project emphasises accessible circulation; the larger Residence I adds substantially more internal space and a private pool.; Families with school-age children for whom the school-home-work triangle matters. Several international schools are within a few kilometres, while Bang Chak BTS and Sukhumvit Road are close enough that daily mobility does not depend entirely on expressway driving.; Buyers who prefer a small gated estate. Twenty-six residences, a dedicated clubhouse and a landscaped courtyard create a more intimate environment than large-scale compounds with hundreds of plots, and Plus Property announced in June 2026 that it had taken on project management.; Buyers willing to select the actual house rather than purchase from a headline price. Residence I and Residence II differ materially in size, land, pool provision and launch pricing, while individual resale or developer-linked listings can appear below the current advertised project starting point.; may not suit: A buyer whose priority is a large land plot and a one- or two-storey house. Value here is concentrated in the Sukhumvit address rather than land size; both collections are multi-level, and the smaller type starts from only 36 sq wah of land.; A foreign buyer who requires the underlying land to be registered directly in their own individual name. Listings use freehold language, but Thailand’s restrictions on foreign individual land ownership still apply, and we did not find a publicly documented specific to the project foreign ownership structure.; A buyer who requires a fully settled environment with no construction uncertainty. Sources conflict on completion timing, and the February 2026 site review still showed the second side of the estate being prepared for construction. The actual condition around the chosen plot should be inspected before contracting..
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.
- Public materials do not document the foreign-buyer landholding structure or the land-title type for individual plots. Listings call the homes freehold, but that does not override Thailand’s restrictions on direct land ownership by foreign individuals.
- Completion timing conflicts across sources: Pruksa formally launched the project in February 2026; Think of Living expected Phase 1 completion in 2026 and saw Phase 2 being prepared, while DDproperty and TerraBKK state 2025 completion. No single verified whole-project completion date was found.
- A current complete project payment schedule and mandatory one-off purchase charges are not published in the official materials reviewed. They should not be inferred from generic new-build payment structures or promotional campaigns without the contract for the selected home.
FAQ
What does a home in The Reserve Villas Sukhumvit 89/1 cost?
From 57,200,000 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.
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
Verified against official developer materials.
Read next
Related
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.
Ask about The Reserve Villas Sukhumvit 89/1 →Need help with a specific project?
Send the project name, a link or a written offer. We can match the exact property, seller, title route, stage and current unit terms before you decide.
Informational, not a public offer or personal investment, legal or tax advice. Price, availability, payment terms and guaranteed-return/buyback conditions are confirmed per unit with the developer and their contract.