Project Review: The Tempo Grand Sathon-Wutthakat

  • Sitth Chongprasobtam
  • 7 September 2016

Tempo_grand_drone

Sheer luxury modernised living with absolute exploration of the city skyline

Built Land Public Company Limited, a constructor-turn-developer company with over 7-year expertise of townhome and condominium developments, has launched a high-rise condominium “The Tempo Grand Sathon-Wutthakat,” situated just 30 footsteps from BTS Wutthakat. The station is only 6 stops away or less than 20 minutes to reach Sathorn CBD. Furthermore, one stop away is Bangwa Station which is scheduled to be an interchange point between BTS Green Line and MRT Blue Line in the future. The location is still in the early phase of lifestyle developments; the current starting price at 2.69 MB has a potential to surge high in the future

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Project Name: The Tempo Grand Sathorn-Wutthakat

Developer: Built Land Public Company Limited

Address: Ratchaphruke Rd, Chom Thong District, Bangkok (30 m. from BTS Wutthakat)

Website: http://www.builtland.co.th

Call: 1783 #1

 

Project Area: 5-3-53 rai

Project Type: Two high-rise condominiums with 24 and 32 storeys and 1004 residential units, 7 retail units and one 2-storey building for 4 commercial units

Target Market: Moderate-income consumers with earnings around 30,000 – 50,000 Baht per month

Construction Progress: June 2014

Expected Completion: March 2016

Elevator: 3 passenger elevators and 1 service elevator in Tower A, 4 passenger elevators and 1 service elevator in Tower B

Parking: 48% (450 cars)

Security System: CCTV, Key Card  Access Control, and 24-hour security guards

Sinking Fund: 400 Baht/Sq.m. (Collect on the transfer registration date)

Maintenance Fees: 40 Baht/Sq.m./Month (1-year advance payment)

Starting Price: 2.69 MB

Average Price/Sq.m.: 82,000 Baht/Sq.m.

Unit Type

Type A  1BR  30.0 – 31.9 Sq.m.

typeA

Type B  1BR  29.8 – 31.1 Sq.m.

typeB

Type C  1BR  34.9 – 35.5 Sq.m.

typeC

Type D  2BR  48.6 Sq.m. 

typeD

Type E  2BR  56.7 Sq.m.

typeE

Type F  1BR  37.2 Sq.m.

typeF

 

Project Details

The Tempo Grand Sathon-Wutthkat comprises two high-rise buildings; Building B with 32 storeys is located in front of 24-storey Building A. As a result, units in Building B will have a fuller scope of views outside. The centre of the two architectures is a modern swimming pool for residents to relax in downtime; while on the 6th floor is a modish library where dwellers can enjoy the scenic view of cityscape. The highlight of the project lies on the rooftops of both buildings, where ones can indulge on the sky lounge, and appreciate a charismatic atmosphere amid the starry night.

The total unit of the project is 1004 rooms, and there are 7 passenger elevators to effectively deliver residents through different floors. Building B, which has more residential units, has 4 passenger elevators, while there are 3 in Building A. However, both buildings have 5 parking floors which altogether can accommodate 48% cars from the total unit. The parkings start from the first to fifth floor, and residential floors start from the 6th floor.

Constructor: PRE-BUILT

Earthquake-resistance innovation: MIYAMOTO (THAILAND), an expert of earthquake-engineering

 

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The project’s sign near the main entrance

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Residents will access the project through key card system. The 2-lane road here is 8 metre wide

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This is the 2-storey commercial building situated closely to the condominiums. The first floor will be occupied with Amazon coffee shop and some restaurants

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As you drive deeper into the residential area, the street is narrowed down to 6 metres. The landscape is embraced with dense greenery and some waterfall decorations

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The two high-rise buildings were built with earthquake-resistant innovation by MIYAMOTO. Designed in modern luxury sense which displays different tones of grey colours and create various form of light and shadows through leveling structure

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The restricted height in the parking is 2.10 m. high, a large car or van can easily drive through

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From here, we spot how close BTS Wutthakat is located from the project

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If you walk out of the project and turn right, you will find 7-11 and several street eateries

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The first floor is the grand lobby which links between two buildings

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Individuals need a key card to access the residential area; the picture above is the entrance of the building A’s residential area

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While this one is the entrance of building B’s residential area

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The ambiance of the mail room has a feel of modernity through polished aluminum material used

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Residents also need a key card to access the building from parking areas

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The elevator hall of Building A has 3 passenger elevators, while building B’s has 4

 

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The swimming pool is located at the centre between two buildings. The size of the pool is 10×32 m. and there’s a kid pool for children to play. The white modern building you see is the library where residents can study in a peaceful ambiance, and spot the scenic view of cityscape

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There’s a sun-bathing deck with shady tree aside the lengthy swimming pool

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Underneath the library are several relaxing seats for residents to unwind

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There are also comfy seats for you to recline with loved ones

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One side are occupied with seats for residents to cherish the view outside

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Another side is designed in similar concept with seats to appreciate views

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This is an inside view of the library, embraced by tinted glass which reduce the heat transmission

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There’s a balcony for you to spot the entire city

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Fitness on the 6th floor is in Building B, which is fully equipepd with professional exercise machines. The room can accommoate around 20 people at a time

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Here is the walkway to the bathrooms near the swimming pool

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Women bathroom comprises shower rooms, toilets, and lockers

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There’s also a sauna which can be sit with 2-3 people at a time

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Steam room can house more people, the ceramic wall gives some styles to the room

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Men Bathroom comes with similar features but more spaces are provided due to the physical aspect

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Sauna of Men Bathroom

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Men’s steam room, however, has a similar size to women’s

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Now, we came up on the rooftop of Building A

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You can gaze out 360-degree view of the city, and this wide area can be occupied for a mini party with delight BBQ for food

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Here is the rooftop of Building B where you can promenade with loved ones under the moonlight

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Overlooking the swimming pool from the rooftop

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Looking out to the entire city, there are only a few high-rise buildings

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If you are heated a little too much, there is an indoor lounge with comfy sofas for you to relax

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There are several plugs for you to charge up your devices in the indoor lounge

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The innermost zone of the indoor lounge is a modern meeting room, embraced by tinted glass and offered the city vista

Master Plan

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Source: Project’s website

Both buildings have a mixture of unit types on each floor. There are approximately 16 rooms per floor, and each floor has rooms on both sides of the corridor (double corridor). Type A is the majority of units, which are 30 Sq.m. rooms, while large units are mostly located at the corner of the floorplan, which is the best spot for the view outside.

 

 

Unit Layout

typeA

The unit has the living room as the first zone to meet. The bedroom is in the inner zone which is separated by a sliding partition. While the right side of the floorplan are balcony, kitchen and bathroom

typeB

This unit type gives ypu more space in the kitchen area where you can place a modest dining table in. Although a larger kitchen is offset with a smaller living room, the balcony in this unit type is also larger

typeC

The unit comes with larger space to accommodate a larger dining table. There’s walk-in closet which linl between bedroom and bathroom. The bathroom can be entered from both living area and bedroom

typeD

The unit comes with two bedrooms including a master bedroom with in-room bathroom. The living area and kitchen are smoothly connected with large space. And the balcony of this unit gives a fuller scope of view outside

typeE

This type gives even larger living space and comes with two bathrooms. Each zone is located in an organized way and the balcony is near the kitchen

typeF

This unit type comes with 1 bedroom but larger living space. The balcony is slightly smaller than other 1-bedroom units but if you are a couple who prefer larger sizes, this one is an ideal

Facilities

The Grand Lobby

grand_lobby

Fully-equipped fitness

fitness

Swimming pool and the library

swimmingpool

Sky lounge on the rooftop

skylounge

 

 

Specifications

Door: HDF doors with sizes 80×220 cm. (The main door is slightly larger at 90×220 cm.)

 

Flooring: 12 mm. laminate flooring in the living area, 30×30 cm. ceramic tiles in the bathroom and kitchen (varied on unit type) 

Wall: Plain white wall, and 30×60 cm. ceramic-tiles wall in the bathroom

 

Ceiling Height: 2.5 m.

Furnishings: Fully Fitted including closet, kitchen counters, 2 hobs, hood, sink and 2 air-conditioners

Air-Conditioining: size 12,000 BTU from York

Bathroom Sanitary: American Standard and Nham

Kitchen Set: Hob, hood and sink from Hafele

 

 

Show Unit Review

 

Type A  1BR  31.20 Sq.m. 

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Upon entering you can see the living room and bedroom respectively

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The living room is quite spacious and the bedroom is zoned by a 3-step sliding partition

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The light switch is on left side as you entered the room

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The main door has a handle and 2-step manual lock. There’s space next to the sofa that you can place a modest dining table

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If you slide the partition open, a larger living space will be earned

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Here we are simulating as we are watching the TV from the sofa. A larger TV size can actually be placed for greater entertainments

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There are plugs for setting up a TV and telephone here

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The partition rail is mounted to the ground and it is not obstructive as you walk through

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The sliding partition is 3-step sliding, you can lock from the bedroom side. Add some certain here if you prefer more privacy

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The show unit has put a king-size bed in and there’s still plenty of space to walk around the bed

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The closet is provided for residents and its sliding door helps saving up much space compared to the pull-to-open type

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The bedroom comes with full-height fixed windows and one awning window that can be opened

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You can also place a dressing table beside the closet

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Different floorings between 12 mm. laminate flooring in the living room and 30×30 cm. flooring in the kitchen

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The kitchen can be closed by a sliding partition which is made of transparent glass framed with aluminum in white tone

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On the right side of the kitchen is the bathroom, which can be opened with a knob on the HDF door

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The floorings between kitchen and bathroom is separated by a step to keep the kitchen dry

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The bathroom is equipped with a toilet, sink and a shower room

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The tap can mix cold and hot water. There’s a plug with a cover on the wall for appliance usage

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The mosaic wall above the sink enhanced the bathroom to be a little more stylish

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Bigger button for stronger flush and smaller one for soft flush

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The shower room has a step to keep the outside area dry

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The shower room’s door has a shiny aluminum handle

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The shower room has a size of 90 x 120 cm. and the drain is placed at the top left corner

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The shower provided can adjust the amount of water needed, and you can add in a water heater system as the project has set up the wiring for it

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Light and air-ventilation on the ceiling of the bathroom

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Kitchen area can accomodate two people at the same time. Beside the kitchen counters is a space for placing a refrigerator with size around 9Q

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The countertop is made of laminate material in marble pattern, topped with hobs and sink. While underneath are cabinet, drawer and storage for placing a microwave and kitchen utensils

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Hobs and hood are from Hafele

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There’s space between the hobs and sink, utilise it to prepare the ingredients before cooking

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The shelf above the counters is provided as well

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There are plugs in the kitchen counter area for extra cooking appliances

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The balcony is next to the kitchen, opposite side of the bathroom, and the size is around 145×120 cm.

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The two air-conditioners are from York and its compressors are kept soaring above the ground in the balcony

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The balcony rail is made of steel and it’s 1.2 metre high

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There are plugs and faucet in the balcony for washing machine installation. Both front-load and top-load washing machines are practical

 

Type B  1BR  31.50 Sq.m.

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As you entered the unit type B, kitchen is the first zone you will meet

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From the kitchen, you can see both living room and bedroom

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Opposite of the kitchen counters is some space to place a modest dining table as shown in the picture. The grey door at the centre is the bathroom of the unit

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Small but romantic if you look at the positive side

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The kitchen zone is adjoined to the living area

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Hobs with two cooking spots from Hafele

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The curving tap of the sink is slightly high which grants sufficient space for dish cleaning

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Plugs in the kitchen area for extra cooking appliances

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The living area of this unit type is a little smaller than Type A, which is the reduced space between the sofa and TV shelf (but more space in the kitchen area)

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The distance from wall to wall is around 2 metres

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The plugs for TV, internet and telephone are on the side of the TV shelf

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The balcony is next to the living area and it’s slightly larger than Type A’s

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Watch out the little step before you walk into the balcony

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The balcony size is around  240 x 120 cm.

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Now we are going to explore the bathroom which has a little step to watch out as well

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The bathroom door can be unlocked from outside with a key

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Underneath the sink is laminate-panel storage, aside is the toilet from Nahm (Nahm in Thai means water)

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Tap from American Standard which can mix cold and hot water

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On the wall beside the sink are plugs with a cover for aplliance usage

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The shower room comes with aluminum handle on its door

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The edge of the door is covered with material which softens the impact

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The shower room area is around 120 x 90 cm.

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The shower can adjust the amount of water needed

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The shower room, however, is not enclosed with a full-height glass (greater air-ventilation)

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The sliding doors of the bedroom in unit type B is quite different, where you have to slife the two from left and right to converge at the corner

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The sliding doors are made of transparent glass framed with aluminum in white tone

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Inside view of the bedroom with roomy space on the right side of the bed

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Open up for natural winds if you need some fresh air inward

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A modern sliding door closet is provided

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Add some certains if you need more privacy with your loved one

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Location

 

3 tempograndsathornwuttakad_map

There are majorly two ways to reach the project, BTS Wutthakat and personal vehicle. Coming by BTS Wutthakat is a little more convenient choice; as you descend from the train at the station, take Exit 2, walk down the stair, and you will find the project situated nearby. On the other hand, if you come by personal vehicle, you have to drive on Ratchaphruke Road and make two U-Turns along the way.

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Project’s position and impotant zones

The Tempo Grand Sathon-Wutthakat has its prominent point in the nearby BTS Wutthakat. The fact that the station is located extremely close to the project is one advantage; however, a more essential benefit is BTS Bangwa that is just one stop away. To explain, BTS Bangwa is scheduled to be an interchange point between the Green Line and MRT Blue Line, and this will attract a great number of futuristic developments to pop up in this area.

The project’s location seems to catch the interests from moderate-income consumers as the unit price here is lower than those in Sathorn and Silom by double. Plus, this area is in an initial phase of becoming a more developed hub. In other words, the price you see today has a high potential to leap much higher when this location becomes more prosperous with many developments and lifestyle amenities.

The surroundings of the project remains much calm and portrays a high sense of community area. You will find more houses rather than high-rise skyscapers. You might have to go further a few BTS stops to see lifestyle places such as those in Silom, Sathorn, or all the way to the downtown Thonglor. Nevertheless, one benefit of living here is the fact that BTS Wutthakat is just the second station from the start, meaning you will often find seats to sit along the route to your workplaces.

 

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Here is the Exit 2 where you will walk down and find the project on the right

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5 stops away is BTS Saphan Taksin where you can find pier with passenger boats underneath. From here, there are serviced boat to take you to Asiatique, Sanam Luang, Memorial Bridge and Nonthaburi

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The street in front of the project which has low density of traffic each day

 

Getting There

Personal Vehicle

From Rama IV Road, enter Sathorn Tai Road at Witthayu Junction. Then go straight along the road, all the way to cross King Taksin Bridge. Then, proceed on the road which you will pass 5 BTS stations including Wutthakat Station. From there, you need to follow Phetkasem Road sign, which will lead you to make two U-Turns and finally arrive at the project

 

Now let’s look at the real situation if you come from Rama IV Road

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Here is where we’ve crossed King Taksin Bridge and heading towards the project

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You will pass several BTS stations along the way, keep driving on the main road

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Then, follow the rightmost sign “Phetkasem Rd”

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Here, you need to follow the left sign, keep on the leftmost lane

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Proceed along the road and stay leftward to find the U-Turn

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Here is the U-Turn before you reach the project

From Phetkasem Road

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Drive along Phetkasem Road passing Puttamontol Sai 1 Junction. When you are about to reach BTS Bangwa, there is a passage on the left which will lead you to drive towards the project. Then go straight for about 1 km. and take the leftmost passage, it will lead you to make another U-Turn to the project

 

From Kanlapaphruke Road

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From Kanlapaphruke Road, just drive straight along the road and once you see the sign Thoet Thai Road on the left, take that passage. Keep driving along the way, you will find a U-Turn. Follow the passage and follow the sign Thoet Thai Road again, it will lead you to make another U-Turn to the project.

 

 Neighborhood

Talat Phlu Market 1.7 km.

The Mall Thapra 5 km.

Seacon Bangkae 5 km.

The Circle Ratchapruk 9 km.

Yaowarak Hospital 4.5 km.

Phyathai 3 Hospital 3.8 km.

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Analysis

If you look to lease a unit out, the average rent price would be around 12,000-15,000 Baht per month, for the unit Type A and B with usable areas around 30 Sq.m. In comparison with competitors, you will earn around 9,000-12,000 Baht per month for the unit size 21 Sq.m. In other words, it is much more worthwhile in the eyes of lessees to pay extra 3,000 baht and earn more space with fully-fitted furnishings. Furthermore, the value of unit is pending to surge due to the nearby BTS Bangwa which is soon to be a vital interchange station.

Benchmark 

IDEO Wutthakat

1 exterior-06

Developer: Ananda Development Public Company Limited (ANAN)

Address: Ratchaphruke Road, Talat Phlu, Thon Buri District, Bangkok

Project Area: 4-0-26.1 rai

Project Type: 31-storey condominium with 979 units

Starting Price: 1.99 MB

Average Price/Sq.m.: 95,000 Baht/Sq.m.

 

The Key BTS Wutthakat

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Developer: Land and House Public Company Limited (LS)

Address: Ratchaphruke Road, Talat Phlu, Thon Buri, Bangkok

Project Area: 3-0-20.0 rai

Starting Price : 2.5 MB

Average Price/Sq.m.: 77,200 Baht/Sq.m.

 

Aspire Wutthakat

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Developer: AP (Thailand) Public Company Limited

Address: Wutthakat 17 Alley, Talat Phlu, Thon Buri, Bangkok

Project Area: 1-1-7.7 rai

Starting Price: 1.84 MB

Average Price/Sq.m.: 82,000-87,000 Baht/Sq.m.

 

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Summary

The Tempo Grand Sathon-Wutthakat has one of its strength in the location, where BTS Wutthakat is situated just 30 footsteps away. The magnificense also lies in the impressive facilities such as the sky lounge on the rooftops and library where both offer scenic view of the cityscape for residents to appreciate. More, there are saunas and steam rooms in both Men and Women bathrooms of the swimming pool area. In terms of residential units, there are 1BR and 2 BR with various floorplans for residents to select; some emphasises on the importance of living area, while other give it to the kitchen space. The only downside here could be the lack of lifestyle amenities, but the area has a potential for further developments; one of the factors is the nearby Bangwa Station, which is scheduled to be an interchange station with MRT Blue Line in the forth coming years. The price is still not high, especially if you compare to the same-size units in Sathorn and Silom CBD. Together with a plus of fully-fitted feature, there’s not much hesitation to invest in this eye-catching residence.

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Eric Wong

Sitth Chongprasobtam