The voluptuous area of Phrom Phong zone is a home of a variety of families including the locals who have settled from time out of mind, new noble and wealthy households lovingly moving in town, and of course, affluent overseas settlers, especially Japanese expats inherited with generous fortune. They have settled long enough to have the kind of impact upon this area which includes the establishment of Japanese shopping centres, restaurants, and other service businesses specifically catering to them. This area is indeed one of the economically vital domain of Bangkok.
Soi Sukhumvit 24 is a street that is connected to the Em District, which is now becoming even more premium and indulgent with the advents of the renovated The Emporium, the secondly-established Em Quartier as well as the forthcoming Emsphere. A complete Em District shall rejoice its customers with a brand new shopping experience.
As more people want to be on ground when the new super-luxe stores are open, the higher land prices are expected to happen. In the same instant, some potential property developers decided to launch condos on this account, including Major Development who recently introduced Marque Sukhumvit condominium in 2013 with an estimated selling price of THB 300,000/sq.m.
It comes as no surprises that other developers will also follow suit, one of which is LPN Development who rolled out a prestigious condominium on Soi Sukhumvit 24 officially in 2013 going by the name of The Lumpini 24. As of January 14th, 2015, the sales has already been closed. The responses was overwhelmingly positive so far.
Project Details (As of January 14th 2015)
Project Name: The Lumpini 24
Developer: LPN Development
Address: Sukhumvit 24-Rama 4, as well as 800-900 metre from BTS Phrom Phong station
Project Area: About over 3 rais
Project Type: Two high rise buildings consisting of a 46-storey Building A of 417 living units and an 8-storey Car Park with 6-storey parking and 9 villas on its 7th-8th floors. The parking space has 284 lots (counting as 70% of total units).
Lifts: 4 passenger lifts and 1 high-speed service lift.
Unit Layouts:
1 Bed [26.00 – 38 sq.m.]
2 Bed [53.50 – 109.00 sq.m.]
3 Bed (Penthouse) [124.00 – 164.00 sq.m.]
Villas (Duplex) [130.00 – 150.00 sq.m.] (7th-8th floors of Car Park building)
Car Park building is composed of:
Parking space from its 1sth – 6th floors
And a total of 9 villas on its 7th – 8th floors
Building A has 46 storeys of which:
The 1st storey is a lobby hall
The 2nd storey contains a business centre (juristic person office) and multi-function room
The 3rd – 6th floors consist of the residential units.
The 7th floor is where the electrical room and water tank room are located.
From the 8th – 39th floors, the residential units are situated. ห้องชุดพักอาศัย
The 41st floor is made for a swimming pool and recreational area.
The 42nd floor contains a fitness centre and recreational area.
The 43rd – 46th floors are inclusive of penthouse units.
Note: There are 12 units/floor on 3rd-33rd floors, 8 units/floor on 34th – 39th floors, and 2-4units/floor on 43rd – 46th floors.
Expected Completion: March 2016
Sinking Fund: THB 1,000/sq.m.
Maintenance Fee: THB 70/sq.m. a month
Selling Price: THB 170,000 – 180,000/sq.m.
A perspective outlook of The Lumpini 24
The Condo’s-Facility Review
An elegant lobby hall is shown on the 1st floor, along with a mailroom. A juristic person office (business centre) shall be accessible on the 2nd floor.
The Lumpini 24 follows suit with other nearby luxuriant condos, featuring a salt-water infinity-edge pool, saunas, steam rooms, fitness centre, lounge, library, and other designated recreational areas. All of them are awaiting to be explored on the 41st-42nd floors.
The Lumpini 24 is inclusive of 2 main buildings which are the 46-storey Building A and multi-storey Car Park.
The 1st Floor Plan has several parts including the lobby, back office, reception room, and mailroom.
The 2nd Floor Plan inclusive of the business centre (juristic person office) and the rental space.
The residential area covers from the 3rd – 33rd floors (except the 7th floor).
The 34th – 39th floor plan
The 41st Floor Plan composed of areas of sky pool, sky lounges, male & female wellnesses, and kid’s club.
The 42nd Floor Plan consisting of zones of a fitness, laundry room, and multi-function room.
View of Each Direction
North: Facing towards The Emporium, the north view is unclear as being obstructed by 39-storey and 26-storey buildings of The Residence, and two 36-storey buildings of Bright.
East: The Devis Hotel comes into sight.
South: On the south, 4 high-rise buildings including one 30-storey building and two 44-storey buildings come into view.
West: The 3rd-6th floors can’t afford any view because they are sided by the car-park building. But the view can be overlooked from the units on the upper floor, which are sold at the higher price at the same instant.
Note: From 10th floor onward, the views in all but northern direction are expansive and clear of obstructions.
Unit Layout
1-Bed Type [28 sq.m.]
2-Bed Type [53.5 – 54 sq.m.]
2-Bed Type [59.5 sq.m.]
2-Bed Type [64.8 sq.m.]
Layout Review:
Furnishing: Partially furnished–a bedroom is equipped with a built-in wardrobe while a kitchen and bathroom both are fully furnished.
Floor-to-Ceiling Height: The kitchen is 2.4 metre high and the living room is 2.7 metre high.
AC: 2 ACs for each unit, 1 for the living room (recessed) and another for the bedroom (wall-fitted).
Lift: Equipped with key card lock.
Type A 1-Bed [28 sq.m.] exhibited at the sales gallery
• Kitchen: Furnished with a kitchen cabinetry set, sink and faucet. It doesn’t come with hob, hood and refrigerator. 
Type F 2-Bed [53.5 – 54 sq.m.] @ The Sales Gallery
An AC is recessed in the ceiling. No partition for the living room.
In the heart of Thai residents and expats, Soi Sukhumvit 24 is one of the most favourite locations they want to make a home onto because it’s in the middle of the most dynamic CBD of Bangkok together with the forthcoming opening of the 2 more shopping malls of the Em District (one of which was open in the middle of 2015). It’s situated in the area of Phrom Phong which is full of commercial stores, schools, hospitals, and among other amenities as well as so many roads for easy transportation. Rama 4 road is considered the most convenient transporting road because it connects to many shorter routes as the side roads cross each other, and because there is BTS Phrom Phong nearby by which people can travel without the use of car.
Sukhumvit 24 is also considered being an even-numbered street that is as popular and valuable as those of odd-numbered thanks to the nearby establishment The Emporium. It’s so desirable that even though Park 24 condominium is located on Sukhumvit 22, Proud Residence led by Liptapanlop family entered a negotiation with the householders who reside near the entrance of Sukhumvit 24 to purchase their home and recreate it as a gated entrance for Park 24.
The Lumpini 24 is located on Soi Sukhumvit 24, within 800-metre walking distances of the BTS and Sukhumvit main road. Apparently it’s much nearer to Rama 4 road but still offers possible access to roads and BTS. A resident can ride a motorcycle at his or her convenience, entering the network of side roads to exit onto Asoke Intersection through the side road by Lake Ratchada Tower.
Nevertheless people will inevitably struggle through the traffic congestion because they’re still in the middle of the CBD. Peak hours are the worst time the heaviest traffic happens.
The Lumpini 24 is located near The Davis Hotel, condominiums and apartments, and surrounding them are shops and basic conveniences which shall allow for moderate satisfaction.
Even though it is situated deep down the street, it has an advantage of giving the resident the peace to live in a private and unique environment. The disadvantages, though, are the less-convenient accesses to transportation as well as lower increase in the selling price in the future than those located near the street entrance and abutting the main road.
Getting There
A map displays several attractions including The Emporium, Benchasiri Park, The Davis Bangkok, K Village, Big C and Lotus, distributed across the area of Phrom Phong.
A person can drive from either Rama 4 or Sukhumvit road depending on their conveniences but Rama 4 is in a much shorter and more convenient distance of the condo as it’s close to Chalerm Maha Nakhon Expressway. But if he decided to use the public transit, take it from any station and get off at BTS Phrom Phong station and then take motorcycle to go to the condo.
For those who need to use MRT, they can take an easily walking distance to MRT Thailand Cultural Centre station. On their way back from this station, motorcycles and taxis are available around the station as well as on the corner of Lake Ratchada Tower.
A mickle of easy routes saving abundant time on traveling, making Sukhumvit 24 a very attractive destination to live on.
In addition, there are 5 shutter buses to give you a lift back and forth between BTS Phrom Phong and the condo.
Lifestyle Amenities – Sukhumvit 24
There are a plenty of hangout places that will always give people exciting experience, established along the line of BTS. Aside from the entertaining hubs in the areas of Thonglor and Ekkamai, the most notable and elegant amenity in the nearest distance from the condo is:
The three malls of The Em District house brand-name fashion shops, supermarkets, international fine-dining restaurants, and chic and rare indoor hangout places altogether, but also feature entertaining businesses catering with 7 world-classed theatres, IMAX Quartier Cineart of Major Cineplex, 6-star theatre “The Emporium Cinema” of SF Cinema city, Virgin Active Fitness, Kid’s Creative Playground, among others.
Set along Rama 4 road are K-Village (on Sukhumvit 26), and discount stores such as Tesco Lotus and Big C Extra, housing supermarkets, IT shops, Japanese restaurants, hang-out places, and so on. Also there is Khlong Toei Market. Local people have grown to like all of them.
The average rental price of condos across Sukhumvit zone ranges from THB 800 – 1,000/sq.m. a month. The rental return on a unit purchased at a price of THB 170,000-180,000/sq.m. is rated between 5.33 – 7.06% on a yearly basis. The primary targets are the expats in Southeast Asia including Japan, Korea and Singapore.
Nearby Condo
Park 24 Project
The Park 24 launched by Proud Real Estate around the end of 2013 over a land of 5-0-82 rais (only Phase I), situated far off on Sukhumvit 22 with the entrance adjacent to Sukhumvit 24 and Sukhumvit main road. Now there were a 51-storey building of 533 units and 29-storey building of 300 units (Phase I). The average number of units per floor is 12 units/fl. The parking space available covers for 426 car lots (51%). There will be a total of 6 condo buildings when Park 24 project is entirely constructed. The unit layouts available vary from 1-Bed (27-38 sq.m.), to 2-Bed (52-54 sq.m.), to Duplex (80-106 sq.m.). Starting approximately THB 170,000/sq.m. Expected all to come to completion around 2018.
The highlight about this condominium is its proximity to public transportations including the public transit, taxis, and motorcycle, along with the road network allowing for accesses to any place. The place is also designed and managed by LPN Development under the concept of hospitality community which shall guarantee you the quality and liveable homes. One weakness is the unresolved, irritable traffic congestion outside anyone’s control happening along Sukhumvit 24 during rush hours. Another is its price expected to grow at quite a slow rate when comparing with other condos near the BTS and the main road. About investment opportunity, there are a number of rivals to compete with including nearby apartments and The Davis Hotel, holding significant bargain power over the rental price across this area. Nevertheless the friendly and generous community of The Lumpini 24 shall attract the buyers and investors alike without a doubt.
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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