[Special Advertising Feature] Phrompong is another prime and buzzing area in Bangkok, popular to both Thais and foreigners. This location has historically been the residential area of choice for the wealthy. Currently, Phrompong is teeming with high- end residences and has the largest rental market in Bangkok with many large offices in the area. Commuting to anywhere in Bangkok is easy because a major inter-change station between BTS’s skytrain Asoke station and MRT’s subway Sukhumvit station is close by. Travelling by car is also convenient as this area is well connected with many routes- Sukhumvit road to Petchburi, Asoke- Montri, Rama 4, Ratchadapisek and Thonglor which is not far from Chalerm-mahanakorn and Ramindra- Atnarong expressways. The project is in close proximity to leading department stores including The EmQuartier and The Emporium, as well as an array of premium lifestyle café and restaurants that are popular to Thais and foreigners, while leading hospitals and schools are also nearby.
Due to these factors, the price of real estates in Phrompong continues to climb, currently ranging from 1.5-2.0 MB per square wah. This leads to many high-rising condominiums in the area where average starting price is at THB300,000 per square metre. However, Ananda Development PLC has launched a low-rise condominium project in Sukhumvit 41 alley named “Ashton Residence 41”. This project aims to maximise private space for residents with price starting at just THB240,000 per square metre.
Project Details (Reviewed: 18 January 2017)
Project Name: Ashton Residence 41
Developer: Ananda Development PLC. (ANAN)
Location: Sukhumvit 41 Alley, Kwaeng Khlongtun- Nua, Watthana District, Bangkok
Website: www.ananda.co.th
Telephone: 0-2316-2222
Project Area: 1-3-65 Rai
Project Type: Super luxurious, low- rise condominium, 8 floors high. Total of 79 units in 2 buildings- Building A – 39 units, Building B- 40 units.
Elevator: 2 per building.
Parking: 161 cars (204%) in 3- levels of underground parking: Building A- 53 conventional parking, Building B- 108 automatic parking.
Target Group: People who wish to live in the city’s centre yet maintain privacy in a natural environment or future investment.
Project’s Status: Under construction, scheduled completion by June 2017.
Amenities: Rooftop garden on both buildings. Swimming pool, children’s pool, Jacuzzi Social Club, gym, steaming room, sauna and special area for pets.
Security: Digital Door Lock, entry with Access Control Card, CCTV Cameras, 24- hour security guard, shuttle bus service to and from BTS station.
Sale Rate: 60% sold at time of review
Sinking Fund: THB1,000 / Sq.m
Maintenance Fee: THB85 / Sq.m/ Month
Starting Price: THB17 million
Average Price: THB240,000 / Sq.m
Unique Selling Point
– Located in the heart of Sukhumvit
– The project is just 600 metres to BTS Phrompong station and EM-District
– 204% Parking Lots
– Very private with just 79 units
– Single corridor walk way enhances privacy
– Corridors have natural light entries to light up walkway and is environmentally friendly
– Ceilings are higher than the average low- rise condominiums, standard room ceiling is 2.8m and Duplex is 4.8m.
– Imported stones are used for luxury and durability
– Residents can keep pets and a special pet area is provided
– Each room’s façade is angled at 45 degrees to shade from neighbors while still allowing a pleasant view of the vertical gardens.
– 44-metre swimming pool with Jacuzzi
Room Layout
Single Floor
– 2 Bedrooms, 2 bathrooms, 67-91.5 Sq. m of space
– 3 bedrooms, 2 bathrooms, 1 guest restroom, 137 Sq. m of space
Duplex Floor:
– 2 bedrooms, 2 bathrooms, 1 guest restroom, 129 Sq. m of space
– 3 bedrooms, 3 bathrooms, 112-129.5 Sq. m of space
– 3 bedrooms, 3 bathrooms, 1 guest restroom, 125- 162.50 Sq. m of space
– 3 bedrooms, 3 bathrooms, 1 guest restroom, 208.5 Sq. m of space
Project Details
Ashton Residence 41 has been designed so that residents can live in luxury and privacy amongst the things they love. Lush green garden surrounded by large trees offers tranquility with special area for your favorite pet to play. The Vertical Green Wall that runs up the height of the building is not only pleasing to the eye but also increases privacy. Privacy is further enhanced by the Single Load Corridor design where each room’s door does not face each other. Parking your vehicle is convenient with automatic parking and a generous 204% parking space.
Architectural Design: Architect 49 Limited
Structural Design: SETCOM Company Limited
Systems Design: GEO Design & Engineering Consultant
Landscaping Design: A 49 and TROP
Surrounding Topography
via Google map
North: 2-storey single detached houses and 8 storey apartment
South: 2-storey single detached houses
East: 2-storey single detached houses
West: 2-storey single detached houses
8-storey apartment opposite project
The right side of the project is a private road into a 2-storey single detached house
The left side of the project is a single detached house at the end of Sukhumvit 41 alley
View from the end of the alley towards the front of the alley
There is no tall building right next to the project, only an 8-storey apartment nearby, this allows a great all-way- round view from the rooftop. Moreover, the balconies are designed to face towards the swimming pool and the Vertical Green Wall.
Project Facilities
The project is designed to offer maximum privacy in a natural surrounding where residents can disconnect from the chaos outside and fully relax.
The lobbies in both building are designed by Thailand leading architect who chose to use Calacatta marble imported from Italy for luxury, natural grace and durability
Creek Pool is 44 metres long, almost the same length as an Olympic size pool. The pool’s edge is lined with rocks to mimic natural creek, Jacuzzi is featured in the pool for the ultimate relaxation. The designers have designed a deck to connect 1st floor duplex directly to the pool which negates the need for a fence making pool access easy.
The Vertical Green Wall between the buildings start from the swimming pool edge and runs all the way up to the 8th floor offering green view and privacy for each room.
The rooftops of both buildings have been designed to have hill like contours, with areas designated for numerous activities such as BBQ area and playground for everyone to enjoy.
Unit Layout
There are 2 room formats- Single Floor and Duplex with 14 sizes to choose from
Floor Plan
1st Floor The front of the project faces Sukhumvit 41 alley, there is a drop off area between building A and B. Under building A are 53 conventional parking space for residents and visitors. Under building B are 108 automatic parking for residents only. Three vehicles can park at the same time, each taking no more than 2 minutes to park. The areas around the building have been designed to connect with the garden by lathed walkways. There is a pet area where residents can walk and play with their pets, particular attention have been paid in the design of this area so that pets would not disturb other residents. There is a main swimming pool equipped with Jacuzzi and a children’s pool. Rooms on the 1st and 2nd floor of both buildings are duplexes where there are 5 units per building. There is also a driver’s room at the underground entrance of building A.
2nd Floor Each room’s balcony faces the Vertical Green Wall preventing a direct view with neighbors increasing privacy. The corridors have been designed as Single Load Corridor- one side of the corridor offers a natural view outside and also provide excellent ventilation and natural lighting which help to reduce energy consumption.
3rd Floor Single floor room- there are 5 units in building A and 6 units in building B. Gym, steam & sauna and Social Club is in building A.
4th to 6th Floor Single floor rooms in both buildings, each with 7 units.
7th Floor Duplex rooms in both buildings, each with 7 units
8th Floor Duplex room with walkway connecting to rooftop garden
Rooftop The garden covers the full rooftop areas on both buildings. A section has been set aside for the VRV air- conditioning unit CDU (Condensing Unit). This system makes it unnecessary to install compressor unit in each room’s balcony. There are natural light channels from the roof top to every corridor.
Duplex rooms on the 8th floor have direct access to the garden. Double doors have been provided for resident’s privacy and security.
Show Unit Review
Specifications
Floor: Jaguar grey stones imported from Turkey
Ceiling height: Duplex is 4.8m and single floor is 2.8m
Staircase: Oak wood railing
Air conditioner: Daikin: Duplex will have 1 cassette type unit in living room and wall-mounted unit in each bed room. Single Floor rooms will get cassette type unit in each bedroom.
VRV System
**VRV (Variable Refrigerant Volume) is a centralized air conditioning system where 1 condensing unit connects to many air conditioning units. Daikin’s technology allows precise individual control in each area which helps minimize energy consumption. This system also saves each room’s balcony space since a compressor unit is not necessary.
Furniture: Built- in wardrobe in main bedroom’s bathroom.
Sanitary ware: Toilet and sink is from American Standard, rain shower, bathtub tap from Kohler and bathtub.
Kitchen: Kitchen top is Alabaster imported from Italy, kitchen cabinet, kitchen hood, 4 ceramics electric stove by Smeg and Mex kitchen sink.
Show Unit – 2 bedrooms, 2.5 bathrooms, 129 square metres (Plan B2)
Once you enter the room through the digital door lock door, you are met with the luxurious Jaguar grey stone floor imported from Turkey. The stones are very resistant to scratch, durable, easy to maintain and cool to touch. To the right is the guest bathroom and to the left is the staircase to the second floor.
Guest bathroom has the toilet with wash hose and tissue holder, sink is by American Standard with hot-cold water tap, underneath is storage compartment.
The kitchen
Preparation, cooking area and sink is spacious.
Preparation and cooking station tops are Alabaster imported from Italy. Luxurious, durable easy to maintain and have no problem with water seeps at joints like natural stone.
Sink, dish holder and Mex tap
3 storage cabinets underneath
Every cabinet has soft close doors to keep things quiet
Upper and lower cabinets with Smeg’s microwave and oven
Cooking station has upper and lower cabinet with draws. There is enough space to place side by side refrigerator
4 ceramic electric stoves with Smeg’s kitchen hood, kitchen top is Alabaster
Lower portion are draws for storing kitchen ware
Even with draws fully extended there is still plenty of space
Dining area
Living with 4.8m high ceiling
Distance from sofa to TV is around 1.50m
The living room has fixed curved windows offering continuous view of the centre pool courtyard and 1 awning window
The kitchen is connected to the balcony by 2- level sliding door. The balcony is curved with glass safety rail and is wide enough for a lying chair to view the swimming pool and the vertical garden.
Lower bedroom can easily accommodate 5-6 foot bed
Space between bed and window is 1.20m wide
Area next to bathroom is spacious
TV cabinet at the end of bed is 1.20m wide
Curved fixed window and 1 awning window for the great view outside
Next to bathroom entrance
Spacious bathroom is fully equipped, the sink counter is marble
Sanitary ware is American Standard with water hose and tissue retainer
Bathtub with Kohler’s tap
Shower area is partitioned by swinging glass door
Kohler’s shower and rain shower, soap dish is special colored
American Standard’s sink. Sink counter is 2m long and 60cm deep. There is enough space for a walk-in closet
Staircase is 90cm wide with oak wood rails
Looking at the living room from the 2nd floor
The master bedroom will easily accommodate a king sized bed
Space at the end of the bed
There is a lot of space next to the bed, wide enough for a table and cabinet
The master bedroom from another angle
This corner can serve as a reading corner with a couch
A small cabinet can be placed next to the bed
From the master bedroom is a large bathroom
The bathroom is spacious with wet and dry zone. A walk-in closet comes with the room, sink counter is made from marble
The bathtub is separated by a swinging glass door
Bathtub with Kohler’s tap, fixed curved window for viewing the swimming pool and the vertical garden
Kohler’s shower and rain shower with soap dish
Another view of the bathroom
American Standard’s sink, the counter is 2.55m long and 57cm deep
American Standard toilet with hose and tissue retainer
Walk-in Closet in the bathroom and large built in closet
Dresser and shelves for ladies
Location’s Potential
Phrompong has an area of just 2.5 square kilometres, or 900,000 square metres, but it is a highly popular area for both Thais and foreigners. Much of this popularity is due to the district’s well-connected transport system, famous educational institutes and many major shopping malls, particularly the up- scale department store The EM District-The Emporium, The EmQuartier and The EMsphere- by The Mall Group. Between 80-90% of Phrompong is residential-one of the largest residential areas in Bangkok, moreover this district holds the record for the largest rental market in the city. Condominiums here are popular not just to buyers who wish to live in one of the most vibrant areas of Bangkok, but also to buyers who buy to rent out and for future investment purposes. Because of such demand, the value of real estates in Phrompong has increased rapidly. Current land price range from THB1.5- 2 million per square wah and condominiums are selling for upwards of THB300,000 per square metre.
However, with limited land area that is large enough to develop new projects available, Phrompong have seen just 1,044 new condominium units in 2016, up by 19% from the previous year, bringing the total available units to 5,417 units. Total sales in the 3rd quarter of 2016 are at 4,200 units or 77%, an increase of 10% compared to 2015. It is expected that between the 4thquarter of 2016 to the 2nd quarter of 2017 will see just 558 new units, which is very low compared to other areas in Bangkok. This makes condominium units in this area highly sought after by buyers, pushing up new project prices by an average of 9-10% per year. Therefore, buying in a project that is ready to transfer this year will be 30% cheaper than buying in a new project. This is ideal for both buyers who wish to use it as personal residence and for long term investment purposes. Units in this area can fetch 1,000- THB1,200 per square metre in rent or 5-7% in rental yield.
Walkways around the project
Project’s Location
Project’s Map
The project is situated at the very end of Sukhumvit 41 alley (Soi Piromphakdi) which offers a lot of privacy. At the front of the alley is a community mall- Miracle Mall, which has Tops Supermarket alongside, from the middle of the alley onward consist of detached houses, hotel and apartments. Since Sukhumvit 41 is a dead end alley, it is very quiet and is well shaded by large trees. Although this area is busy all day long, it is none the less very easy to travel by car because many major roads such as Petchburi, Asoke- Montri, Thonglor, Ratchadpisek and Rama 4 roads are close by. Travelling by train is even easier as the BTS Skytrain Phrompong station is only 600 metres away, there is also a motorcycle- taxi stand not far from the station if you do not wish to walk or you can use the project’s shuttle bus service.
Getting there
Using the BTS Sky train get to the project would be most convenient. Our travel advices are
Get off the BTS at Phrompong station
Use exit 3
Once off the BTS station, turn around
Pass Sukhumvit 39 alley, this alley is also a short cut to Petchburi road
Walk little further and you will reach Sukhumvit 41 alley
There is Miracle Mall/ Tops supermarket at the alley’s corner
Sukhumvit 41 is a dual- lane alley
Motorcycle taxi stand, fare is THB10
Vehicles from Sukhumvit 43 alley can reach Sukhumvit 41 alley by this one- way side alley
The middle of the alley is quiet where both sides are mostly houses and apartments. There are parking along the entire length of the alley, alternating between odd and even days
Pass the 20 storey Adelphi Hotel
The project is right at the end of the alley, about 600 metres from the BTS station and 400 metres from the front of the alley
Life Style Location
Phrompong is known to be an area that never sleeps. This is because there are 2 major shopping malls, soon to be 3, in Em District, hotels, leading educational institutes, restaurants, parks and many other hang-out places.
Important Land Marks
Attractions
Benjasiri Park is created by the Treasury Department, Ministry of Finance to commemorate HRH Queen Sirikit’s Fifth Cycle Birthday Anniversary on 12 August, 1992. The park has a total area of 29 rai, with 70% open green space and decorated with many beautiful and philosophical sculptures- this park is also known as the sculpture park. The park is located between Sukhumvit 22 and 24 alleys, about 1.2 kilometres away from the project , visitors can enter from 5am to 9pm.
The EmDistrict consist of shopping malls, office building, residence and tourist attractions. There are 3 major malls in EmDistrict -The Emporium, EmQuartier and EmSphere which is expected to open in 2020.There are over 1,000 leading brand names represented in the department store, ranging from fashion, art to technology. There are also many fine restaurants to dine and shops to hangout and socialize in. The EmDistrict is only 600 metres from the project, located between Sukhumvit 22-39 alleys on Sukhumvit road.
Dinosaur Planet is a new theme park in the heart of Bangkok that will take visitors back to prehistoric time. You will be thrilled with the park’s hi-tech presentations, spectacular shows and many fun activities. Entrance fee are THB600 for adults, THB400 for children with height between 90- 140 cm, entrance is free for children with the height below 90 cm. Dinosaur Planet is on Sukhumvit 22 alley, open every day from 10am to 10pm. It is 1.7 kilometres from the project.
Restaurant
Wine Connection Tapas Bar & Bistro combines a wine bar and restaurant together. The bar has a wide selection of wine from around the globe for you to choose from and many international cuisines to enjoy. Wine Connection Tapas Bar & Bistro is in Rainhill Plaza Sukhumvit 47 alley, it is open every day from 10am to 1 am, approximately 750 metres from the project.
Karmakamet Diner is an international fusion restaurant that is part of Karmakamet Secret World aromatic shop. The restaurant is decorated in a vintage theme with romantic aromas all around, teas and delicious desserts are also available. The restaurant is in Metheenivej Alley, next to the Emporium, open daily from 10am to 11.30pm. It is about 1.4 km from the project.
Shopping venues
Miracle Mall in front of Sukhumvit 41 alley, 400m from project
Tops Supermarket in front of Sukhumvit 41 alley, 400m from project
The EmQuartier close to Sukhumvit 35 alley, about 600m from the project
The Emporium close to Sukhumvit 24, on Sukhumvit road, about 600m away from project
K Village on Sukhumvit 26 alley, approximately 1.8 km from the project
A Square on Sukhumvit 26 alley about 2.1 km away
Market Place Thonglor on Sukhumvit 55 alley about 2 km away
J Avenue on Sukhumvit 55 alley about 1.6 km away
Surrounded by a number of leading shopping venues and lifestyle malls.
Hospitals
Dental Hospital Bangkok on Sukhumvit 49 alley, about 1.7 km away
Samitivej Hospital in Sukhumvit 49 alley, about 1.9 km from project
Sukhumvit Hospital close to Sukhumvit 65 alley, approximately 2.4 km away
Theptarin Hospital on Rama 4 road, around 3.1 km from project
Rutnin Eye Hospital on Asoke Montri road around 3.1 km from project
Bamrungrad Hospital on Sukhumvit 3 alley about 5.1 km from the project
Many hospitals to choose from.
Schools
Bangkok Prep on Sukhumvit Road, close to Sukhumvit 53 alley, 1.2 km away
Ivy Bound International School, Sukhumvit 39 about 1.7 km from project
The American School of Bangkok, Sukhumvit 49, around 1.9 km away
Sainampeung School in Sukhumvit 22 alley, about 2.2 km away
Trinity International School in Sukhunvit 36 alley, Naphasap lane 2, 2.6 km from the project
Pathumwan Demonstration School: Srinakharinwirot University, 2.6 km from project
NIST International School in Sukhumvit 15, about 3.7 km from away
Anglo Singapore International School in Sukhumvit 31 about 6 km away
Srinakharinwirot University Prasarnmitr is 3.1 km from project
Bangkok University is on Rama 4 road about 3.3 km from project
Wattana Wittaya Academy in Sukhumvit 19, about 3.1 km from away
Many educational institutes nearby
Returns
| Room Type | Size (Sq.m) | Rental Rate (THB/Month)* |
| 2 Bedrooms | 67-89 | 106,000 |
| 3 Bedrooms | 133.50 | 160,000 |
| 2 Bedrooms (Duplex) | 122-124.50 | 149,000 |
| 3 Bedrooms (Duplex) | 130.50-215.50 | 258,600 |
*Table show maximum possible rent calculated from available usable space only. Approximate rent in the area is THB1,000- THB1,200 / square metre.
Projects in Phrompong area, particularly next to Sukhumvit road and in Sukumvit 39 alley have seen major price hike, where every project has touched THB300,000 per square metre. These projects are in a busy and congested area, unlike Ashton Residence 41 that sits in a peaceful and private area and is only 600 metres from the BTS with price starting at THB240,000 / square metre. Another unique feature of this project is allowing residents to keep pets with special pet area.
Ashton Residence 41 is a low-rise super luxury condominium project comprising two 8-storey buildings with 79 units in total. The project is located in the peaceful Sukhumvit 41 alley lined by large shady trees away from the chaos. It is only 400m from the main Sukhumvit and 600m from BTS Phrompong station, shuttle bus service is also provided for added convenience.
The project tries to maximise green space by creating the Vertical Green Wall and full roof top gardens on both buildings. Each Duplex on the 7-8 floors has their own private garden, while Duplexes on floor 1 and 2 have direct access to the pool from their own balcony. Residents can keep pets also, where a special area has been created for the pets to play without disturbing neighbors. There is up to 204% parking space with automatic parking where 3 vehicles can park at the same time and each taking less than 2 minutes to park.
The rooms are luxurious, decorated with fine imported materials, the balconies face the Vertical Green Wall, away from neighbours for increased privacy. Duplex ceiling is 4.8m high and 2.8m for Single floor room, there is more space available on the balcony because there is no compressor unit since the project uses VRV system.
Average starting price on launch day was THB210,000/square metre, current starting price is at THB240,000 which is lower than other projects in Phrompong area which have touched THB300,000/square metre. Average rent in this area is quite high (around THB1,000-THB1,200/ square metre, while expected minimum yield is no less than 5%-7% per annum. As sizable plots of land in this part of town is scarce and very expensive, there are less new projects coming to offer, therefore a condominium that is ready for transfer at a price that is below the average asking price for this area like Ashton Residence 41 is an attractive proposition.
CARAPACE Hua Hin-Khao Tao one of the interesting projects which is not far from Hua Hin. It is located at Khao Tao beach near Petchkasem road. There are many room types available. The space varies between 26 to 43.53 square meters. Full facilities access in the common area whether it be the Grand Lobby, All Day Dining, Fitness, Swimming Pool, Water park, Beach Club. The price starts from THB3.5 million.
Supalai Icon Sathorn is a 56-storey (not included rooftop) luxury condominium with 787 units. The project offers a variety of unit types, and is close to the BTS, MRT, BRT as well as the Rama 4 and Sathorn expressway entries. The starting price is 8.2 MB.
The Triple Y Residence is located in a mixed-use development, Samyan Mitrtown, which comprises office, retail, residence and facilities Starting 4.49 million Baht
