An irresistibly attractive CBD of Phrom Phong has stayed top-tier from time immemorial owing at large to the excellence of the super-luxurious the Em District, currently consisting of Emporium and Em Quartier. As of February 2015, there have been reported news that 4 new condo projects were already set in stone, awaiting to be launched on Phrom Phong zone within this year or no later than next year. By settling within this domain, each of those proposed is estimated with an average selling price of THB 250,000/sq.m.
The area of Phrom Phong is a happening place with bustling foot traffic moving around freely without respite, brought on merely by being close to The Em District. Acting as the magnet attracting Thai and overseas pedestrians, the Em District is now featured by ultra-contemporary and posh shopping centres, The Emporium and The Em Quartier, 2 fully renovated and officially open of the 3 total, originally planned establishments. Emsphere, the third shopping centre, is now in the process of commencement and expected to come into play in 2016, sitting between the Emporium and Benjasiri Park. Concurrently, the skywalk of BTS Phrom Phong will be expanded under the joint venture between The Mall Group and BTS Company, to adjoin the three commercial zones of the Em Districts.
The recurring property trend has been revolving around modern houses within walking distance of lifestyle centres. This has been under auspices of the contemporary buyers that do not only want easy accesses to transportation but also other lifestyle conveniences that they want to be benefitted with, including amenities within easy reach, property potential for investment, private and unique residential space, among others. A mickle of accesses to the public transit encourages people to take for granted and ask for more out of the home seller. In consequence, the appraised values of lands and residences increase if located closer to the presence of the amenities. The developer foreshadowed The Em District will soon ascend the greatest shopping centre and residential zone.
In 2012, the Mall Group made an important announcement of the plan to resume the Em District project with an enormous expenditure put into work, a course of action which had been made upon a profound success of the Emporium, the 1st shopping centre of the district since 1997, endeared to both Thai and overseas consumers especially Japanese expats. In 2013, a distinct rise in the number of luxury condos all around the Em District could be confirmed with naked eyes. They included as follows:
XXXIX (The Thirty-Nine) Sukhumvit 39 by Sansiry put up for sale in 2012 at the price starting THB 200,000/sq.m. and now sold out and under construction. The Marque Sukhumvit 39 by Major Development launched in 2013, sold at THB 280,000/sq.m. and now still put up for sale for some units. The next is Galerie Rue De 39, the top product under the development of AP (Thailand) debut in 2013 with a starting price of THB 280,000/sq.m. and sold out, but secondhandedly purchased for some units. Last, but not least, Park 24 by Proud Real Estate set out in 2013 starting at THB 145,000/sq.m. The Phase I was entirely sold out and the condo units are under construction.
Most recently, KPN has proudly presented The Diplomat 39, a luxury condo built upon the land acquired the past few months before they decided to put it into good use. In February 2015, the selling price took off at THB 280,000/sq.m. Before long this year numeral movements could be expected from the developers including new condos ready to roll by Ananda Development and Fragrant Property on Sukhumvit 39, a condo under the brand of Noble on Sukhumvit 33, Park 24 Phase 2 by Proud Real Estate on Sukhumvit 24, and SC Estate’s Rex Hotel on Sukhumvit 32.
Project Details (Latest Updated on February 4th, 2015)
Project Name: The Diplomat 39
Developer: KPN Group Corporation
Address: Sukhumvit 39, 100 metre from BTS Phrom Phong station
Project Area: 0-3-30 rais of land (on the order of 730 square wahs)
Project Type: A 31-storey building occupied with a combined total of 156 residential units and 160 car lots of 6-storey parking space. Units on 25th-30th floors are 3.5 metre high from floor to ceiling. The facilities offered at the condo are all located on 7th and 31st floors.
Lifts: 4 passenger lifts
Security System: Key Card Access System, CCTV and Security Guard.
Construction Period: June 2015 – June 2019
Sinking fund: THB 900/sq.m.
Maintenance Fees: THB 90/sq.m. a month
Selling Price: 15 – 185MB
Average Selling Price: THB 280,000/sq.m.
Unit Layouts: 1-bedroom [54 – 60 sq.m.]
2-bedroom [74 – 94 sq.m.]
3-bedroom [134 – 193 sq.m.]
Duplex [157 & 168 sq.m.]
Penthouse [135 – 450 sq.m.]
The Diplomat 39’s architectural model
Project Review
• Facilities
Ground Floor: Octagonal-Based Lobby Hall, Waiting Lounge, Business Centre, and The Salon. This floor is responsible for welcoming potential guests or holding a gracious party.
7th Floor: There are The Club, 5.5 metre high from floor to ceiling, available for guest use, swimming pool with deck, and fitness centre, all assimilated with green spaces. On this floor, reading, studying, sightseeing, swimming, working out, kicking back, and so on, are all permitted.
31st Floor – Rooftop Garden
Layout Review
Furnishing: Fully fitted with built-in shoe cabinet, wardrobe, dressing table, TV cabinet, and storage cabinetry fitted in laundry room, storeroom, and pool
Floor-to-Ceiling Height: Any unit other than those located on 25th-30th floors are 3 metre high. The remaining are 3.5 metre high.
1-bedroom [54-60sq.m.] @ Sales Gallery
For the 2-bed type [74-94 sq.m.], it has similar features with the 1-bed type but comes with 2 bedrooms and 2 bathrooms along with additional built-in furnishings.
A built-in cabinet is set on this corner.
The odd-numbered side-roads along Sukhumvit Rd. are at large more popular and crowded with mass homes and shops adjoining together than the even-numbered streets, because they give more accesses to other areas and main roads through the short routes. Thereby they were endowed with a greater appraised land value. The households along the odd-numbered streets are majorly occupied by Japanese citizens who have immigrated to Bangkok and could afford anything including a high cost of living along and course tuition at some nearby international school within the wide range of their personal income. They specifically chose these locations by topmost reason of the road safety of their children who could get to their school by a school bus right passing by the entrances into the streets they live on. Soi Sukhumvit 24, among the even-numbered streets, is the only exception, being the sole street on par with those odd-numbered due to the lavish and exclusive The Emporium sitting by.
Sukhumvit 39 is a part of old communal area with the inner streets making connection with one another, forming crossings and by chance, shorter routes to conveniently access Phetchaburi Rd, which leads to North CBD, schools, hospitals, among others.
Directional Map to The Diplomat 39
The Diplomat 39 was raised on small square-feet of lands located 100 metre from BTS Phrom Phong station into Soi Sukhumvit 39. The foot and vehicular traffic can constantly and smoothly flow in and out this street because, as a part of the old townsite plan, it connects to various routes that exits onto the other parts of the CBD as well as other major roads. In addition, BTS Phrom Phong is within easily walking distance of any households, reducing the use of car. The Diplomat 39 is situated alongside 39 by Sansiri and XXXIX (The Thirty-Nine) Sukhumvit 39, both located deeper down the street.
In comparision to Marque Sukhumvit 39 and Galerie Rue De 39, The Diplomat 39 is better in terms of easier access to the transportation as it sits closer to the main road and the public transit’s station. Also it’s adjacent to the inbound lane allowing for convenient access into the condo without having to turn around the corner and drive back. Nevertheless its location does not distinguish itself from another rival so much, so only its facilities will tell how it stands out of the crowd.
Getting There
The area enclosed with the billboard fence is The Diplomat 39’s whereabout as of February 4th, 2015.
Personal Vehicle: Drive along Sukhumvit road from Ploenchit intersection and turn left onto Soi Sukhumvit 39. Go into the street approximately 100 metre and the condo is located on the left. An alternate option is to drive along Phetchaburi until reaching Phrom Phong junction, then head south on Phetchaburi 38/1. Go on a southward journey along the road toward Sukhumvit 39 and the condo is approximately 100 metres from Sukhumvit the main road.
Public Transit: Take BTS from any station to Phrom Phong station and access through Gate 3, which exits onto the sidewalk connecting with Soi Sukhumvit 39’s entrance.
Lifestyle Amenities – Sukhumvit 39
The street of Sukhumvit 39 is a hub of shops and hang-out places with spectacular settings and unique and chic items/food/service from across the city and country. Extremely near BTS station as well as amid urban community, all of these shops are easily exposed and accessible for all customers. Within walking distance of the street, there are reputed outside amenities located on other streets within the areas of Thong Lor, Ekkamai, and Rama 4. As far as one knows, there are K Village and A Square, the community malls located on Sukhumvit 26 (close to Rama 4) and near to them are IT shops, Japanese restaurants and hangout places.
The amenity most conveniently accessed from Sukhumvit 39 is the Em District. As mentioned earlier, the Em District is a focal point of first-rate fashion, cuisine, grocery, and entertainment, containing on-site amenities featured by 7 ultra-luxe theatres, IMAX Quartier Cineart by Major Cineplex, 6-star Emporium Cinema by SF Cinema City, world-classed fitness centre Virgin Active Fitness, Kids Creative Playground, among others, presented at the behest of its dear consumers. The nearby attractions consist of Bangkok University, Kluay Nam Tai Hospital, and the office of Channel 3, all located within driving distances. The area of Phrom Phong has never failed to leave anyone in awe.
Note: Most of luxury condominiums on prime locations show strong capital gains (the selling price of the property minus its purchase price) but low rental yields, which indicates a preference towards long-term investment rather than short term investment.
Nearby Condos
The best part about The Diplomat 39 condo is the perfect location its developer was able to secure for it. In comparison to other nearby super-luxury condos, the spot is in the highest proximity to BTS station’s entrance, enclosed within the area of high appraised values and conveniently located on the inbound lane of the street. Given that all condos around The Em District are of comparable values and qualities—extravagant, impeccable and awesome on equal in almost every way, it’s entirely up to the buyer’s decision to buy whichever they feel really does for them. The rumor has it that in the future we might be able to see new projects by Ananda and Fragrant located on the same street as The Diplomat 39, just deeper into it. The only drawback about this street is it has the heaviest traffic during the peak hours—apparently, being a CBD holds responsible for it.
This project review is written by Kanchana Paha, a full-time reviewer at DDproperty.com, the No.1 property listing portal in Thailand. For any questions, please email to kanchana@ddproperty.com.
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