Project Review: THE LINE Ratchathewi

  • Ravikanya Prapharsavat
  • 16 November 2015

Ratchathewi area is considered to be one of the most popular part of the city, due to its continuous development. From past researches, Ratchathewi location have one of the highest price rate up to 95% of Bangkok; because of the limiting land plots. There are many factors that pushed the price of this location to increase, such as: the BTS line and the new Orange line (Talingchan- Suwintawong), lifestyle shopping malls, and university located within 1 kilometers of the project. This causes the demand and supply to increase, which draws investors and householders to purchase the new project called “The LINE Ratchathewi”; which is a condominium developed under one of the most influential developers in Thailand, cooperating between Sansiri and BTS group. After the launch of their first project ‘THE LINE Jatujak-Mochit’ and their second project ‘THE LINE Sukhumvit 71’ received positive feedback and selling their rooms with ease, they decided to do their third one.

Looking back 5 years ago, Sansiri built their first condominium project near Ratchathewi station called PYNE by Sansiri, which was a success. They started off their price at 140,000 baht/ sq.m., in which the current resale have doubled to 250,000- 270,000 baht/ sq.m. Therefore, this boost Sansiri’s confidence that their pre- sale of “The LINE Ratchathewi”, on 31st October to 1st November 2015, will sale off to 100%. DDProperty.com used this opportunity to write the preview of The LINE Ratchathewi; and now we will review in depth for more details.

2 The Line Ratchathewi Per2 the-line-ratchathewi-2-002

Project Details (Reviewed October 26th, 2015)
Project Name: THE LINE Ratchathewi
Developer:  BTS Sansiri Holding One Limited
Location:  The beginning of Soi Petchaburi 18, only 220 meters from BTS Rachatewi
Website: http://www.sansiri.com/condominium/theline_ratchathewi/th/
Email: theline_ratchathewi@sansiri.com

3 The Line Ratchathewi Sale Gallery5 The Line Ratchathewi 004-005

Project Area: 1.2 Rai

Project Type: 38-floors Condominium, 1 building, and 231 units

Target Group: Students that live near the university, families that live with students, and working people

Construction Status: starting around December 2015

Expected Date of Completion: Approximately September 2018

Security System: Key Card Access, double safety systems (sliding doors with downed barrier)

Selling Status: The first pre-sale is in Bangkok and Hong Kong on 31st October- 1st November (with reservation you will receive iPhone 6s and Apple watch, prior to policy of the project)

Sinking Fund: 600 baht/ sq.m (payment at transfer date)

Facility Fee: 90 baht/ sq.m./month (1 year advance payment)

Parking Space: 67% of the project (Automatic Parking) including 1-10th floors of the building

Starting Price: 6.9 million baht

Average Starting Price: 250,000 baht/ sq.m.

Rooms Type

Studio Room (27.75 sq.m)

1 bedroom 1 bathroom (32-34.75 sq.m.)

2 bedroom 1 bathroom (49.25-54.75 sq.m.)

2 bedroom 2 bathrooms (59-79.50 sq.m.)

3 bedroom 2 bathrooms (85 sq.m.)

3 bedroom 3 bathrooms (105sq.m.)

Penthouse (119.50 sq.m.)

Project Details

The LINE Ratchathewi is a 38 floors condominium with the total of 231 units. It is located at the beginning of Soi Petchaburi 18. The concept of the condominium, especially “THE LINE” brand is “The Center of Everything, Location is Everything”; which obviously, the selling point is the location in which it could intersect with many transportation line in the present and upcoming transportation.

Contractor: Somdoon Architecture  (SdA)
Interior designer: Somdoon Architecture (SdA)
Landscape design: Sanitas Studio Company Limited

Master Plan

The Line Ratchathewi Floor Plan1 Master Plan-001

Ground Floor is the lobby area and the entrance to the building (Automated doors). To enter the parking building, you need key card access, because it will be 24 hours surveilliance with security gaurds. The parking will be available from 1st to 10th floor.

11th Floor

The Line Ratchathewi Floor Plan2 Floor11-002

This is the swimming and fitness floor, the householder who live in this floor will have their room height at 3.35 meters while the rest are 2.75 meters.

12th Floor

The Line Ratchathewi Floor Plan3 Floor12-003

This floor contains 11 units, the rooms that are facing north and south will receive the view of the swimming pool at the 11th floor.

Floor 13th – 29th

The Line Ratchathewi Floor Plan4 floor 13-29-004

From floor 13-29 will mostly be consists of household units

Floor 30th

The Line Ratchathewi Floor Plan5 Floor 30-005

This floor only have 6 units

Floor 31th

The Line Ratchathewi Floor Plan6 Floor 31-006

This floors only have 3 units, the rest will be garden, library, and Co- working space.

Floor 32th

The Line Ratchathewi Floor Plan7 Floor 32-007

This floor only contains 3 units, the facility is a library

Floor 33th

The Line Ratchathewi Floor Plan8 Floor 33-008

This floor only contains 4 units, which the types are similar to 32nd floor (does not have the rooms on the north extending out)

Floor 34th

The Line Ratchathewi Floor Plan9 Floor 34-009

This floor only contains 4 units, the rooms facing north and south will have the best view of the project.

 Floor 37 th

The Line Ratchathewi Floor Plan12 Floor 37-012

This floors only have 3 units, the rooms facing south are 2 bedrooms, 2 bathrooms, and 3 bedrooms and 3 bathrooms. The room facing north will be the penthouse.

Floor 38th

The Line Ratchathewi Floor Plan13 Floor 38-013

This floor is the rooftop which contains elevator connecting to the save energy mode. People can charge their phones and electronic device by the solar energy at this floor.

Studio room (27.75 sq.m.)

The Line Ratchathewi Plan1A-001

1 bedroom 1 bathroom (32-34.75 sq.m.)

The Line Ratchathewi Plan1B-002

The Line Ratchathewi Plan1C-003

The Line Ratchathewi Plan1D-004

The Line Ratchathewi Plan1E-005

The Line Ratchathewi Plan1F-006

The Line Ratchathewi Plan1G-007

2 bedrooms 1 bathroom (49.25-54.75 sq.m.)

The Line Ratchathewi Plan2A 1-008

The Line Ratchathewi Plan2A 2-009

2 bedrooms 2 bathrooms (59-79.50 sq.m.)

The Line Ratchathewi Plan2B 1-010

The Line Ratchathewi Plan2B 2-011

The Line Ratchathewi Plan2C-012

The Line Ratchathewi Plan2D-013

3 bedrooms 2 bathrooms (85 sq.m.)

The Line Ratchathewi Plan3A-014

3 bedrooms 3 bathrooms (105 sq.m.)

The Line Ratchathewi Plan3B-015

Penthouse (119.50 sq.m.)

The Line Ratchathewi PlanPenthouse-016

The Orientation of the Project
North: facing Petchaburi road, however, living in the lower floors you might hear some cars passing by; living on the top floors, you will see the Rachatewi BTS line, and the IDEO Q Rachatewi, which might block some part of the view as well.
South: facing Siam square, the view at this position is the bridge crossing the Platunam intersection
East: facing Soi Petchaburi 20. Within 500 m. you will see the old Pantip building. Located next to the project is the Department of Energy Commissioned, which is not very high (only around 10th floor of the project).
West: this side of the building is facing towards BTS Rachatewi (around 220 meters). The occupied area near the project is the Condo called Baan Klang Krung, which is 27 floors high, and which will block the view (only if you live in a higher floors).

Review of the Show Unit Type 1E Area 25 sq.m. (1 Bedroom and 1 Bathroom) 

The Line Ratchathewi 1 Bedroom1 The Line Ratchathewi 034-001

The Line Ratchathewi 1 Bedroom2 The Line Ratchathewi 042-002

The doors are by Samsung, which are double lock system, you can open the door by pressing the insert tabs (on the words)

The Line Ratchathewi 1 Bedroom3 The Line Ratchathewi 043-003

Inside the room, there is a door stopper which you can prevent slamming doors and can only open to 90 degrees.

The Line Ratchathewi 1 Bedroom4 The Line Ratchathewi 046-004

The first thing you encounter when opening the door, which is the Living Rooms that have the balcony

The Line Ratchathewi 1 Bedroom5 The Line Ratchathewi 045-005

The opposite of the living room is the kitchen, to hte left will be built-ins which you will receive from the Project.

The Line Ratchathewi 1 Bedroom5 The Line Ratchathewi 048-006

Behind the lining room is the bedroom

The Line Ratchathewi 1 Bedroom6 The Line Ratchathewi 044-007

This is the light switch, which looks modern when compared to the background.

The Line Ratchathewi 1 Bedroom7 The Line Ratchathewi-008

The air conditioner is hidden in the ceiling

The Line Ratchathewi 1 Bedroom8 The Line Ratchathewi 040-009

The kitchen contains stove with 2 heads (the brand is Smeg)

The Line Ratchathewi 1 Bedroom9 The Line Ratchathewi 037-010

The hood that sucks the smoke

The Line Ratchathewi 1 Bedroom10 The Line Ratchathewi 039-011

The sink located on the left of the kitchen (brand is MEX)

The Line Ratchathewi 1 Bedroom11 The Line Ratchathewi 038-012

The bottom of the kitchen is the sink, the left is the multipurpose drawer and space for microwave

The Line Ratchathewi 1 Bedroom12 The Line Ratchathewi 052-013

The top drawer is the multipurpose space, divided into 3 parts

The Line Ratchathewi 1 Bedroom13 The Line Ratchathewi 047-014

The floors of the room is granite tile (60x60cm), which is engineering wood 12 mm thick.

The Line Ratchathewi 1 Bedroom14 The Line Ratchathewi 049-015

The white aluminum sliding doors, which is pull-up and pull down lock system

The Line Ratchathewi 1 Bedroom15 The Line Ratchathewi 050-016

The left of the balcony is the steel strip that fits washing machine

The Line Ratchathewi 1 Bedroom16 The Line Ratchathewi 051-017

The barrier balcony that is the safety windows

The Line Ratchathewi 1 Bedroom19 The Line Ratchathewi 054-020

The bedroom can fit 5 foot bed, which can be change to King size; limiting the space at the end of the bed, and you cannot open the big window.

The Line Ratchathewi 1 Bedroom20-021

On the other side is the built-in closet that you will receive from the project; there is also a small walk way to the bathroom

The Line Ratchathewi 1 Bedroom21 The Line Ratchathewi 061-022

The granite that made up the bathroom is made up from granite (imported from Italy)

The Line Ratchathewi 1 Bedroom22 The Line Ratchathewi 060-023

The Line Ratchathewi 1 Bedroom23 The Line Ratchathewi 066-024

Cotto Sanitary shower control

The Line Ratchathewi 1 Bedroom24 The Line Ratchathewi 067-025

There is also a manual image on how to use the shower control

The Line Ratchathewi 1 Bedroom25 The Line Ratchathewi 062-026

The bathroom is divided into 2 parts, the dry part and the wet part

The Line Ratchathewi 1 Bedroom26 The Line Ratchathewi 063-027

The tap must be adjusted according to the desired temperature (H or C)

Review inside the sample room type 2B with the area of 59-59.75 sq.m. (2 bedrooms 2 bathrooms

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 070-001

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 072-002

The entrance will meet with the big living room which is design for big family up to 4-6 people.

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 073.1-004

To the right of the room is the multipurpose builtin and the L-shape kitchen

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 075-006

the balcony have 3 big glass windows

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 076-007

twist the handle to open and close the window

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 077-008

The steel doors that are for air conditional

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 078-009

the atmosphere in the living room opposite of the balcony

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 079-010

The L-shape kitchen that have space fit for washing machine

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 080-011

The differences in tile separate the living room and the kitchen

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 081-012

The hallway to the master bedroom

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 082-013

Square room on the left, which could fit 5 feet bed, leaving 50 cm at the end of the bed

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 083-014

The opposite of the small bedroom is the normal bathroom

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 084-015

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 085-016

Cotto sanitary, and granite imported from Italy

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 088-017

The view of the Master bathroom, the mirrors are decorated on top of the bed

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 089-018

clear glass window with aluminum handle

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 090-019

The opposite is the bathroom and the closet

The Line Ratchathewi 2 BedroomThe Line Ratchathewi 092-021

Cotto Bathrooms and granite (imported from Italy)

Facilities

1 The Line Ratchathewi Per3 Lobby-003

Lobby

2 The Line Ratchathewi Per4 Fitness-004

Swimming pool with Infinity Edge size 28.8 x 6.60 m. with resting chairs and swimming pool for kids (0.5 m. deep and adult swimming pool is 1.20m deep); jacuzzi included, with fitness from TechnoGym

3 The Line Ratchathewi Per5 Pool-005

TV screen from the swimming pool, with audio from BOSE

4 The Line Ratchathewi Per7 coworking Space-006

Library and Co- Working space, with sound proof materials

5 The Line Ratchathewi Per8 Sky Deck-007

area for living are from 11, 31, and sky Deck (38 floor)

Specification
Floors: Engineering wood floor, 12 mm thick
Wall: normal white
Height from floor to ceiling: 2.75 m and  3.35 m at the 11th floor
Furniture: Fully Fitted
Sanitary: Cotto
Kitchen Set: counter, sink (from MEX), electronic stove and hood from Smeg

 

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Location

4 AREA_land-price-comparation

Neighborhood Analysis

After the Treasury Department announced the new law for assessing value of lands and the building around, which will put into action in the year 2016- 2019, there will be some changes occurring across the country. The price of the land will rise up to around 15%, while location near the BTS will rise up to 75%. This causes the location within 500 meters near the BTS such as Ratchathewi- Petchaburi, to gain its popularity in short period of time. From the increase of the development in Real Estate; Ratchathewi, which is in the heart of Bangkok, contains many potential factors that add value to the land. For example, the ease of transportation and development around the neighborhood, especially Petchaburi Road that able you to reach Sukhumvit; the lifestyle zone, such as Siam, universities, and shopping mall around the area. This causes Ratchathewi region to be popular among investors and business owners, because of the little remaining amount of land and the increasing demands of houses and condominium, due to its commercial area that will make lots of values in the future.

5 2015-10-28_10-42-49

Location Analysis

The LINE Ratchathewi is located at the beginning of Soi Petchaburi 18, close to Petchaburi Road, and parallel to Sukhumvit Road. The project is also positioned about 220 meters near Rachatewi BTS, around 650 meters near Airport Link, and 1.8 km from the Toll way. In terms of convenience, the condo is located near the BTS within the economic district; it is the center of lifestyle zones such as Siam (800 meters), Siam Paragon (1.4 km), Central World (1.9 km), and Chulalongkorn University (1.65 km). Along the Payathai Road, the project is located around 1.7 km from the Victory Monument. It is also close to the embassies which is in the demand for foreigners who are thinking of investing and living in Thailand. In the future, if the Orange Line of the BTS opens, this will be an intersecting line of transport routes that could go anywhere.

6 The Line Ratchathewi MapMap-002

แผนที่โครงการ

Transportation 

Car

From the express way, go to Yommarach intersection and then turn left to Petchaburi Road; go straight for around 1.5 meters pass Urupong intersection and Payathai intersection; the Project will be located on the right.

BTS

If coming by BTS, get off at Rachatewi station, and walk towards Victory Monument and take the motorcycle service to Payathai Road towards Petchaburi region, and pass Petchaburi Soi 18, approximately 220 meters.

Public Bus

From Victory monument, the bus will pass Payathai Road, which you can get down at Petchaburi intersection and walk for 100 meters. The buses that pass the project are numbered 60 and 99, and the ones that will pass the Petchaburi Road are:  2 16 50 79 183 505 511

Location of the Sale Gallery 

แผนที่สำนักงานขาย

Map of the sale gallery, The Line Sales Centre

1 The Line Ratchathewi Sale Gallery2 The Line Ratchathewi 011-002

The Line Ratchathewi Sale Gallery1 The Line Ratchathewi 100-001

Sale gallery is located near Mo Chit station, around 500 meters

The Line Ratchathewi Sale Gallery3 The Line Ratchathewi 002-003

Sale Gallery The Line Sales Centre, it is also a sale gallery for other LINE brands such as: THE LINE Jatujak-Mochit, THE LINE Sukhumvit 71, and THE LINE Ratchathewi

The Line Ratchathewi Sale Gallery4 The Line Ratchathewi 014-004

Costumer support which is garden outdoor style

The Line Ratchathewi Sale Gallery6 The Line Ratchathewi 007-006

The Line Ratchathewi Sale Gallery7 The Line Ratchathewi 006-007

Model of the LINE Rachatewi

The Line Ratchathewi Sale Gallery8 The Line Ratchathewi 098-008

Atmosphere in the sale gallery

The Line Ratchathewi Sale Gallery9 The Line Ratchathewi 095-009

The sample rooms are located on the second floor

Nearby Amenities
Platinum

750 m. away from the project

Siam Paragon

1.4 km away from the project

Platunam center 

900 m away from the project

Siam Center

1 km away from the project

MBK

1.1 km away from the project

Central World

1.9 km away from the project

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Analysis

For renting, the monthly rates are 45,000 baht for the smallest rooms, which is somewhat high, when compared to the projects near the area that is close to the roads. In the future when the Orange Line start to open, the transportation of this area will be connected to many different places such as in the heart of the city and all the commercial area.  However in comparison to PYNE by Sansiri, which is 25,000 baht, that contains moderate quality of the materials, received more attention; however, in 5 years time when The LINE Ratchathewi starts; it will definitely be as successful as PYNE by Sansiri.

Comparison to Other project 
Condolette Ize Ratchathewi

The Line Ratchathewi AnalysisIze Ratchathewi-001

This is a high rise condominium with 33 floors, occupying the space of 1.2 Rai. It is developed by Pruksa Real Estate; there are total of 306 units, with 1, 2, and 3 bedrooms, which are 28.21- 90.86 sq.m. perspectively. It is located in Soi Petchaburi 16. Currently, the starting price is 4.9 million, which increase from 3.9 million from 2013; the monthly rent is 20,000- 55,000 bath/ unit/ month.

Maestro 14 Siam-Ratchathewi

The Line Ratchathewi AnalysisMaestro 14-002

This is a low rise condo, that have location benefit, because it is closet to The LINE Rachatewi. It is located at Petchaburi soi 12, which is 300 m away from the BTS. The developer is Major Development, that invest on 1.1 rai of land. The types are 1 bedroom (26.5-35 sq.m), and 2 bedrooms (59.5-64.5 sq.m.). The starting price is 4 million baht, approximately 150,000 baht per month (information from 8th August, 2015).

Ideo Q Ratchathewi

The Line Ratchathewi Analysisexterior-02-003

This high rise condo is from the developer called Ananda Development.It is a building with 37 floor and 324 units. it is located at Payathai Road, around Petchaburi soi 11. The Project occupies 1.2 rai, with the starting price of 5.2 million baht, approximately 180,000 baht.

 

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Summary

THE LINE Ratchathewi is located at one of the convenient place within a walking distance to BTS Ratchathewi station, and proximity to the orange line in the future. Since the land plot in this location is limited, therefore the developers and the project, which are operating at this area is considered as “Limited Edition”; therefore, it is good for ownerships, investors, and commercial purposes. The businesses scanned their target audience to be at high-end, which in the future the demand for this area will be more popular than it is now.

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Eric Wong

Ravikanya Prapharsavat