Thepthip Mansion Condominium

That discrepancy is not, by itself, evidence that the property is defective. It is a reminder that portal metadata should not be treated as transaction evidence. A resale buyer should work from the title deed for the selected condominium unit, the condominium juristic person's documents and the records used for transfer at the Land Office. The same principle applies to unit size and ownership labels. If an advertisement says a unit is available under the foreign quota, the statement is useful for screening but still needs to be confirmed at the transaction date. If an advertisement calls a 28 sqm apartment a one-bedroom while an older project directory lists one-bedroom layouts at 46 sqm, the registered title area is the figure that matters legally.

The physical location is much clearer than the historical project metadata. The building sits on Soi Phra Tam Nak 6 in Nong Prue, Bang Lamung, Chon Buri. OpenStreetMap maps the building footprint itself at approximately 12.90973, 100.86149, so the coordinates are not merely a neighbourhood estimate. Street numbers vary across databases: current sources show variants such as 374/2 and 374/63, while an older SoiDB record used 374 Moo 12. Those records still converge on the same building and street. Commercial project pages place Pratumnak or Dong Tarn beach roughly 300 to 500 metres away, depending on the route and reference point, making the beach a genuinely walkable part of the location rather than a distant marketing landmark.

Published unit types should be treated as a historical catalogue, not a guarantee of today's stock. FazWaz and several other databases repeat a simple mix of roughly 30 sqm studios, 46 sqm one-bedroom units and 119 sqm two-bedroom units. Active and recent resale records are far less tidy. They include units around 28 to 32 sqm with different bedroom labels, 45 sqm apartments, two-bedroom units in the 80–90 sqm range and unusually large combined residences. Over a building's life, owners may renovate or combine space, and listing agents may classify layouts differently. A buyer should therefore compare the registered plan, title area and actual interior rather than assume that every apartment fits the old project template.

The lowest visible sale anchor we found was THB 800,000 for a 28 sqm, one-bedroom apartment on the sixth floor on Dot Property. The listing was posted on 12 March 2026 and last updated on 7 July 2026. It is an individual resale advertisement, not an official project starting price, and its availability can change without warning. More recently refreshed listings were higher: FazWaz, for example, showed a 29 sqm studio at THB 1.29 million. The spread illustrates why a single “from” price is particularly weak evidence in an older resale building. Condition, view, urgency, title status and renovation scope can have more influence on the deal than the nominal unit type.

The common facilities are reasonably consistent across the sources. A communal swimming pool, parking, 24-hour security and CCTV are repeatedly listed; several project directories also show a gym, shared garden space and an on-site restaurant. Hipflat and Cornerstone quote a common-area fee of THB 16 per sqm per month. That fee should not be read as the total cost or as proof that the building is inexpensive to maintain. In a condominium of this age, a purchaser needs to understand the condition of common areas, what major works have already been completed, whether further repairs are planned and whether the juristic person's reserves are adequate. Those questions require documents and a physical inspection, not assumptions based on the fee alone.

For a foreign buyer, the fact that Thepthip Mansion is a registered condominium is useful because the legal route is familiar. Thai rules allow foreign freehold ownership of condominium units within the statutory foreign quota, capped at 49% of the aggregate unit area. The condominium juristic person must provide confirmation of the foreign ownership proportion for a transfer. Some live listings at Thepthip Mansion are labelled as foreign quota, but a portal tag does not reserve quota or prove that a transfer can proceed. The selected unit's title, seller ownership, foreign quota availability and transfer documentation all need to be checked together before money is committed.

We could not verify the original developer. DDproperty and FazWaz explicitly show the developer as unavailable, the accessible Department of Lands entry does not identify a developer, and Hipflat prefixes “Sukanya Star Co., Ltd.” to one version of the street address without explaining whether that company is the developer, an operator, an owner or simply part of the address record. We therefore do not attribute the project to that company. In a building registered more than three decades ago, the missing original developer history is a limitation, but the more actionable due-diligence questions concern the current condominium juristic person, its authority, finances, building maintenance and the legal file for the specific apartment.

Thepthip Mansion can make sense for a buyer who deliberately wants established resale property rather than a new-build package. Its case rests on a straightforward combination: a Pratumnak address, genuine walking proximity to the coast, an existing building that can be inspected today and some low entry-price listings. The trade-off is equally clear. The property is old, apartment condition is inconsistent, open databases disagree on basic historical statistics and there is no verified developer story to lean on. If a chosen unit has a clean title, suitable foreign quota status, acceptable renovation needs and a well-run juristic person, the price can be compelling. A buyer seeking uniform specifications, developer warranties and minimal document archaeology will probably be happier elsewhere.