Project Review: Chic Home Office Town in Town – Ladprao

  • Sitth Chongprasobtam
  • 22 June 2016

Three years ago, Major Development PLC. had diversified its product line by launching “Chic District,” a mixed-use development comprising of condominium, home offices and community mall; exposing in the splendour of Le Marais in Paris, the habitation of maestros aside the Seine River, the project’s architectural design spurs up the sense of vintage French. As the project is situated in Ramkhamhaeng, the melting pot of workplaces, this review will focus on the home-office domain, where the target market would be SME owners who aspire a modern office to run the business. Dwellers will appreciate spacious unit layout that can be flexibly utilised according to the owner’s preferences. Comes with the starting price at 9 MB; not only a great office is delivered, but also a homey residence to live in.

Chic Home Office  Town in Town – Ladprao

Chic Home Office Town in Town – Ladprao

(Reviewed: 31 May 2016)
• Project Name: Chic Home Office Town in Town – Ladprao
• Developer: MJR Development Co., Ltd. (subsidiary company of Major Development PLC.)
• Architectural Design: Ace 38 Architect Company Limited
• Address: Ramkhamhaeng 53 Alley, Ramkhamhaeng Rd, Phlab Phla, Wang Thonglang, Bangkok

Chic Home Office Town in Town – Ladprao

Chic Home Office Town in Town – Ladprao

Project Area: 9-1-88.6 Sq.w.
Project Type: 4-storey home-office, 80 units
Target market: SME owners
Construction Progress: Begins late 2012, expected completion in late 2016
Security System: CCTV and 24-hour security guards
Facilities: Community garden and kids playground
Parking: 2 cars/unit
Selling Rate: 70% since the official sale date
Maintenance Fees: 2,000 Baht/Month (18-month advance payment)
Starting Price: 9 MB
Average Price/Sq.m.: 428,000 Baht/Sq.w.
Promotion: Special Private (15 June – 31 July 2016) – Booking + Contract payment 200,000 Baht, earn privilege 1,500,000 Baht discount
Website: mj-one.net
Unit Type (4-storey home-office with 4 bedrooms, 3 bathrooms and 1 multipurpose room)
Type A: 21-31 Sq.w., 270 Sq.m.
Type B: 20 Sq.w., 250 Sq.m.
Type C: 19 Sq.w., 240 Sq.m.

Project Details

The developer has revamped a 9 rai of golf course into a modern mixed-use development, comprising of 120 units. 80 units are designed as home offices to accommodate SME owners who can run the business while rest in the homey residence in a single place. The other 40 units are planned to be lifestyle and commercial units, including True Coffee Shop and Chic Department. Besides, the project has also built a 2-storey parking building, and offers 2-car parking for each resident. Moreover, ensuring your restful night with 24-hour dependable security guards and CCTV throughout the project’s area.

Chic Home Office Town in Town Ladprao

Project’s area, in the red frame, is approximately 30 rai. The surroundings of project comprises of Ramkhamhaeng 53 Alley on the left, 4-storey buildings in the north and south, and open area and single houses in the east

Chic Home Office Town in Town Ladprao

Entrance with 24-hour security guards

Chic Home Office Town in Town Ladprao

Another entrance of the project

Chic Home Office Town in Town Ladprao

Some units next to Ramkhamhaeng 53 alley have been sold, and some are being occupied by the developer

Chic Home Office Town in Town Ladprao

Chic Apartment, a residence in Chic District

Chic Home Office Town in Town Ladprao

True Coffee Shop in the project’s area

Chic Home Office Town in Town Ladprao

There are parking throughout the landscape of the project

Chic Home Office Town in Town Ladprao

These units will be occupied by the developer

Chic Home Office Town in Town Ladprao

Sale Gallery is on the second floor of this building; there’s a skywalk connecting to the parking building as shown in the picture

Chic Home Office Town in Town Ladprao

This area is planned to be a stylish shopping place

Chic Home Office Town in Town Ladprao

Entering the home-office domain, the total area is 9 rai and the project has built fences around for privacy as shown in the picture

Chic Home Office Town in Town Ladprao

The main street in the project is 10 m. wide and the sub-streets are 6 m. There are 8 units for each building lot

Chic Home Office Town in Town Ladprao

3 m. space between each building lot

Chic Home Office Town in Town Ladprao

There are two unit types: Type A (21-31 Sq.w., 270 Sq.m.), Type B (20 Sq.w., 250 Sq.m.)

Chic Home Office Town in Town Ladprao

Floor plans of the home-office (4-bedroom 3-bathroom 1 multipurpose room)

Facilities
As the aim of home-office differed from housing estate, there is no clubhouse built in the landscape. However, the project has built a large greenery space with kids plaground asa shown in the picture below.

Chic Home Office Town in Town Ladprao

Open space with kids playground

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specifications
flooring: ground floor laid with wooden-pattern tiles, and upper floors laid with 8 mm. laminate flooring
ceiling height: approx. 3.5 m.
light system: Downlight
usable area: 240 – 270 Sq.m.
door: tinted glass door framed with aluminum in brown tone
bathroom sanitary: American Standard

Chic Home Office Town in Town Ladprao

Type A: 21-31 Sq.w., 270 Sq.m.

Chic Home Office Town in Town Ladprao

The entrance of the building is tinted glass door framed with aluminum in brown tone

Chic Home Office Town in Town Ladprao

The show unit placed interiors to add the feel of home-office environment. The flooring is laid with wooden-pattern tiles

Chic Home Office Town in Town Ladprao

Office counter for business purposes (interior of the show unit)

Chic Home Office Town in Town Ladprao

The difference in flooring levels adds dimension to the unit layout, and enables an optimal usage of the available spaces

Chic Home Office Town in Town Ladprao

Bathroom on the first floor is built underneath the stair, and there’s a storage on the right as well

Chic Home Office Town in Town Ladprao

The bathroom on the ground floor does not have a shower area; bathroom sanitary are from American Standard

Chic Home Office Town in Town Ladprao

The meeting room on the first floor (ground floor) is leveled up above the lounge area

Chic Home Office Town in Town Ladprao

There’s a terrace connected from the meeting room where you can occupie it as a washing area; the size is 3×5 m.

Chic Home Office Town in Town Ladprao

The wall separating units is 1.5 m. high

Chic Home Office Town in Town Ladprao

The stair is 1 m. wide and made with laminate materials on the surface; the rail is steel in black tone

Chic Home Office Town in Town Ladprao

2-4 FL. are laid with 8 mm. laminate flooring and designed with working spaces

Chic Home Office Town in Town Ladprao

Also comes with bathroom that has a shower area, but there’s no partition

Chic Home Office Town in Town Ladprao

Walking up the stair takes less energy as it’s not a straight up one

Chic Home Office Town in Town Ladprao

This corner is designed to be a private working area

Chic Home Office Town in Town Ladprao

The upper floors do not have a balcony, but comes with a window which can be slid open

Chic Home Office Town in Town Ladprao

There’s a room on this corner where the show unit utilised it as a kitchen

Chic Home Office Town in Town Ladprao

The third floor is designed to be a meeting room

Chic Home Office Town in Town Ladprao

Comes with a floor-to-ceiling window that can be slid open for natural winds to come in

Chic Home Office Town in Town Ladprao

The third floor also comes with a bathroom that can be accessed from the meeting room and outer area

Chic Home Office Town in Town Ladprao

This room is designed to be the CEO’s working area

Chic Home Office Town in Town Ladprao

One of the unique feature is the WIndow Shade that brings natural lights in the building as shown in the picture

Chic Home Office Town in Town Ladprao

The yellow-taped area, in the picture, has a short ceiling height where you might need to be a little careful

Chic Home Office Town in Town Ladprao

The fourth floor has a space where the show unit has designed to be a relaxing area

Chic Home Office Town in Town Ladprao

A shelf and TV can be placed in this area, there are plugs available for electrical appilances

Chic Home Office Town in Town Ladprao

There’s an outdoor space on this floor with the size of 5×5 m., where you can design to be a rooftop garden

Chic Home Office Town in Town Ladprao

As well, there’s a multipurpose room where you can utilise according to preferences

Corner Unit

Chic Home Office Town in Town Ladprao

A corner-unit comes with extra space on the side as shown in the picture

 

Chic Home Office Town in Town Ladprao

This show unit is designed to be a coffee shop on the ground floor and residential area on the upper floors

Chic Home Office Town in Town Ladprao

One side of the corner-unit is transparent glasses which add a sense of an airy room

Chic Home Office Town in Town Ladprao

The kitchen area of the coffee shop

Chic Home Office Town in Town Ladprao

The first floor is leveled up by three steps, and designed with a living area as shown in the picture

Chic Home Office Town in Town Ladprao

Beside the steps are floor-to-ceiling windows

Chic Home Office Town in Town Ladprao

Bathroom on the first floor is also underneath the stair and does not have a shower area

Chic Home Office Town in Town Ladprao

The living area can be placed with cozy seats for customers to relax while drinking coffee

Chic Home Office Town in Town Ladprao

There’s a door to the outside terrace

Chic Home Office Town in Town Ladprao

The show unit has designed the outside terrace with outdoor seats and table

Chic Home Office Town in Town Ladprao

The extra space on the side of the building

Chic Home Office Town in Town Ladprao

Laminate stair to the second floor

Chic Home Office Town in Town Ladprao

The second floor is designed to be a commodious living room, and the show unit has put a sliding door in to create a sense of an airy room

Chic Home Office Town in Town Ladprao

The room can accommodate plenty of people

Chic Home Office Town in Town Ladprao

The wallpaper of show unit gives a stylish look to the room

Chic Home Office Town in Town Ladprao

the bathroom of the second floor has a shower area

Chic Home Office Town in Town Ladprao

Other side of the second floor is the dining room and kitchen, which is spacious to accommodate plenty of people

Chic Home Office Town in Town Ladprao

Another view of the room towards the entrance

Chic Home Office Town in Town Ladprao

This is the bedroom on the third floor where a king-size bed and a sofa can be placed as shown in the picture

Chic Home Office Town in Town Ladprao

On the side can be placed with a closet

Chic Home Office Town in Town Ladprao

Working or dressing table at this corner

Chic Home Office Town in Town Ladprao

And a TV shelf can be placed against the wall, next to the in-room bathroom

Chic Home Office Town in Town Ladprao

Another bedroom on the third floor is spacious, where a king-size bed and drawers can be placed with spare space to walk around

Chic Home Office Town in Town Ladprao

Area at the end of bed can be placed with working table and storage shown in the picture

Chic Home Office Town in Town Ladprao

Window Shade on the top ceiling which brings natural lights in the building

Chic Home Office Town in Town Ladprao

The walkway to the outdoor area is designed with a modern bookshelf and comfy seat

Chic Home Office Town in Town Ladprao

The rooftop outdoor is desiged to be a BBQ Pit where members could have a memorable time through savory conversations

Chic Home Office Town in Town Ladprao

The bedroom on the fourth floor where a king-size bed can be placed with plenty of spaces remained

Chic Home Office Town in Town Ladprao

The side of the bed can be placed with TV shelf and sofa as shown in the picture

Chic Home Office Town in Town Ladprao

Working area at the end of bed, and there’s a window on the left side as it’s a corner-unit

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Location

Chic-Home-Office-Town-in-Town-Ladprao-yellow-line

The upcoming MRT Yellow Line and Orange Line that will cross Ramkhamhaeng and value up land price in the area image via mrta.co.th

Ramkhamhaeng is a highly populated area due to its holistic composition of public utilities and lifestyle amenities. Holding Ram Khamhaeng University as a centre point, the surroundings within 5 km. distances comprises of retails, department stores, community mall, hospital and comprehensive daily-need institutes. Essentially, this area holds both a number of housing estates and condominiums.

Aside from the fact that Ramkhamhaeng’s dense traffic has been soothed by the advancement in infrastructure, there are two upcoming public transits to widen the scope of connectivity, MRT Yellow Line and Orange Line. Meanwhile, by your own vehicles, you can access Rama IX Rd. Phetchaburi Rd, Lat Phrao Rd, and Srinagarindra Rd.

In addition, the land price appraisal of this area is currently at 100,000-170,000 Baht/Sq.w.; and the completion of the two upcoming public transits will surely surge up, especially those nearby the stations.

Location Potential

The project is situated in Ramkhamhaeng 53 Alley, a two-lane street which can lead to Lat Phrao Rd and Pradit Manu Tham Rd. The traffic in the alley is quite dense, especially during the rush hour, due to several settlements of dormitories, apartments, and the characteristic of community area; plus, the location is nearby Ramkhamhaeng University and Bodindeha School, which bring a greater number of people into this district. However, being a highly populated area also has a major benefit, which is the massive number of consumers. Along the growing trend of home-office development, the project has a promising chance to capture prospective business owners, especially of SME, who aim to serve the needs of working people and students, who mostly dwell in this area.

Getting There

The upcoming MRT Yellow Line and Orange Line will have the stations nearby the project, which are Ramkhamhaeng and Bang Kapi Station respectively. Meanwhile, reaching the project’s site by personal vehicle would be the easiest way.

Personal Vehicle

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From Srinagarindra Rd., go straight northward passing Pattanakan Junction, Pra Ram 9-Sri Naka Rin Junction, Bangkok Kree Tra Junction, and turn left at Lamsalee Junction into Ramkham haeng Rd. Go straight for 2.8 km., notice Ramkhamhaeng University on the left, and make a U-Turn. Then, go straight for about 100 m. and turn left into Ramkhamhaeng 53 Alley. Go straight in the alley for 750 m., the project will be on you right, notice True Coffee Shop in front of the project.

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From Lat Phrao Rd, turn right into Lat Phrao 112 Alley which will link to Ramkhamhaeng 53 Alley, the project will be on your right.

Chic Home Office Town in Town Ladprao

The view of Ramkhamhaeng 53 Alley, a two-lane street with commercial buildings, apartments, dormitories and townhomes on the sides

Chic Home Office Town in Town Ladprao

Going straight passing the project will lead to Lat Phrao 112 Alley that connects to Lat Phrao Rd

Chic Home Office Town in Town Ladprao

Entrance of the project with noticeable sign

Lifestyle Amenities

Chic Home Office Town in Town Ladprao

The Mall Bangkapi (2 km. away) image via wolverinethailand.com

Besides lifestyle amenities in the proximity, Chic District itself has a nice coffee shop and planned to develop a community mall in the landscape for shopping lovers. In Ramkhamhaeng 53 Alley, there is a place for cat lovers, “Kitty Cat Café,” situated 3-minute walk away from the project. Another famous restaurant in the alley is Zen Zen Kuay Tiew Mor Fai that serves hotpot noodle in Thai taste and free fruity drinks for Muslim people during their religious period; it is situated 3-minute walk away as well. For those who prefer a large department store, there are The Mall Bangkapi, Tesco Lotus, and HappyLand Center on Lat Phrao Rd. And if you need daily groceries, there is Tawana Market nearby the project’s location.

Kitty Cat Café

Chic Home Office Town in Town Ladprao

Kitty Cat Café (150 m. away) image via roommag.com

 Zen Zen

Chic Home Office Town in Town Ladprao

Zen Zen, serving hotpot noodle (250 m. away) image via facebook.com/zenzennoodle

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Analysis

Home-office project has a high demand for renting despite the high starting price above 10 MB. Especially the project’s location that is highly-populated and comprises of holistic public utilities, this could be beneficial for SME owners to run the business smoothly. Specifically, leasing out a 4-storey home-office with usable area of 250 Sq.m. at maximum, would yield a return at 50,000 Baht/Month, which is relatively a high earning.

Benchmark

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The Primary 101

The Primary 101

The Primary 101 image via theprimary.co.th

Project Name: The Primary 101
Developer: Bangkok Pattana CMS Co., Ltd.
Address: Lat Phrao 101 Alley, Lat Phrao Rd., Khlong Chan, Bang Kapi, Bangkok
Website: theprimary.co.th
Project Area: 2-1-43 Sq.w.
Usable Area: 270 and 410 Sq.m.
Project Type: 4.5- to 5-storey home-office, 20 units, 2-bedroom 4- to 5-bathroom
Parking: 4-6 cars
Starting Price: 10 MB

District Ladprao Phase B

District Ladprao Phase B

District Ladprao Phase B image via apthai.com

Project Name: District Ladprao Phase B
Developer: AP (Thailand) Public Company Limited
Address: Lat Phrao 113 Alley, Lat Phrao Rd, Khlong Chan, Bang Kapi, Bangkok
Website: apthai.com
Project Area: 0-3-43 Rai
Usable Area: 194.95 – 377.7 Sq.m.
Project Type: 4-storey home-office, 9 units, 1-bedroom 5-bathroom
Parking: 6-9 cars
Starting Price: 16 MB

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Summary

While home-office development is in a positive trend, the location of the project plays a decisive role whether business entrepreneurs will be interested or not. Chic Home Office Town in Town – Ladprao hit right to the spot as it is settled in “Ramkhamhaeng,” a highly-populated area which comprises of great workforces, public utilities, lifestyle amenities and the connectivity which awaits to be expanded from the upcoming MRT Yellow Line an Orange Line. Chic Home Office is an area in the Chic District, where you will find retails, shopping area and Chic Apartment; meaning the convenience is right there at your place. The project comes with architectural design of French vintage style and has its prominent point in the spacious unit layout that can be utilised according to owner’s preference. As a matter of fact, Ramkhamhaeng has a potential to grow due to the continuous developments of the area, and this aids the project to be worthwhile for either a business-purpose or investment.

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Eric Wong

Sitth Chongprasobtam