Life Rama 4 – Asoke

Q: What are the rental fees charged by New Vista Real Estate Company, and what taxes and fees are payable on the property?

Rental agency fee: one month’s rent Property tax: 0.021 TP3T (for example, a property priced at 3 million baht would be approximately 600 baht; collected by July each year) Building management fee: typically paid by the property owner, due annually in a single payment

Q: If a pre-sold property needs to be resold before handover, what are the procedures and what fees are involved?

The buyer and seller may go together to the developer’s office to complete the contract transfer procedures, or they may authorize New Vista International Real Estate to assist with the process. Most developers in Thailand do not charge any contract transfer fees, but it is still advisable to consult with the developer’s representative before reselling. If the transaction is completed through New Vista, a service fee will be charged to the seller; no fee is charged to the buyer.

Q: What should I pay attention to when taking possession of the property? What documents will I receive?

New Vista offers a paid home inspection service prior to handover. The inspection fee is 4,500 Thai baht for a one-bedroom unit, 5,500 Thai baht for a two-bedroom unit, and a separate quote is provided for units with three or more bedrooms. Once the property title registration is complete, you will receive the original title deed, the Land Department registration form, and the blue household registration book.

Q: What documents are required before the transfer of ownership, and how long does the transfer process take?

Hand-signed Power of Attorney (POA) for land title transfer from the Land Office. Hand-signed authorization for changing the name on water and electricity meter deposits. Hand-signed copy of the purchaser’s passport. Married individuals must provide a Thai-language marriage certificate (indicating whether the spouse is listed). Provide the names of the registrant’s parents. Entry records into Thailand for the past three months. Proof of overseas remittance to Thailand for the 100% fee (FET). Once all documents are prepared, property title registration can be completed in approximately 15 days.

39

Floor

1237

Number of Housing Units

2024

Completed · Ready-to-Move-In

Consult Now →View Floor Plans →

Project Information Overview of the Layout Video & Audio Section About the Developer Project Gallery Project Overview Business Opportunities in the Area Related News Home-Buying Process

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PROJECT INFORMATION

Project Information

Project Address

Rama 4 Road, Khlong Toei, Bangkok 10110 | 450-meter walk from the MRT Queen Sirikit National Convention Center

Price

Starting at 4.12 million baht

Completion Date

Season 2, 2024

Nature of Ownership

Ownership

Handover Standards

Air Conditioning, Ceiling, Floor, Wall, Bathroom, Kitchen Appliances

Total Units

1,237 residential units and 2 commercial units

Total Building Height

39th floor

Site Area

5 - 2 - 7.5 Rai

Parking Space

496 (approximately 401 TP3T; parking levels 2–8)

Building Maintenance Fees

50 baht per square meter per month

Building Maintenance Fund

500 baht per square meter

Amenities

13 items in total

Lounge

Parking Lot

Gym

Children's Wading Pool

Shared Workspace

Reception Hall

Conference Room

Sauna

Swimming Pool

Garden

Observation Deck

Reading Room

Sky Bar

360° VIRTUAL TOUR

Panoramic Views and Virtual Home Tours

UNITSimplex-10

Single-level

Area |47 m²

※ The floor plan is a schematic provided by the developer; the actual layout is subject to the conditions at the time of handover.

Layout Configuration

BedroomSingle-level

Simplex-11｜Single-level

Area |

50 m²

UNITSimplex-11

Single-level

Area |50 m²

※ The floor plan is a schematic provided by the developer; the actual layout is subject to the conditions at the time of handover.

Layout Configuration

BedroomSingle-level

Simplex-12｜Single-level

Area |

60 m²

UNITSimplex-12

Single-level

Area |60 m²

※ The floor plan is a schematic provided by the developer; the actual layout is subject to the conditions at the time of handover.

Layout Configuration

BedroomSingle-level

Simplex-13｜Single-level

Area |

60 m²

UNITSimplex-13

Single-level

Area |60 m²

※ The floor plan is a schematic provided by the developer; the actual layout is subject to the conditions at the time of handover.

Layout Configuration

BedroomSingle-level

Simplex-14｜Single-level

Area |

65 m²

UNITSimplex-14

Single-level

Area |65 m²

※ The floor plan is a schematic provided by the developer; the actual layout is subject to the conditions at the time of handover.

Layout Configuration

BedroomSingle-level

Simplex-15｜Single-level

Area |

65 m²

UNITSimplex-15

Single-level

Area |65 m²

※ The floor plan is a schematic provided by the developer; the actual layout is subject to the conditions at the time of handover.

Layout Configuration

BedroomSingle-level

Simplex-16｜Single-level

Area |

75 m²

UNITSimplex-16

Single-level

Area |75 m²

※ The floor plan is a schematic provided by the developer; the actual layout is subject to the conditions at the time of handover.

Layout Configuration

BedroomSingle-level

Simplex-17｜Single-level

Area |

75 m²

UNITSimplex-17

Single-level

Area |75 m²

※ The floor plan is a schematic provided by the developer; the actual layout is subject to the conditions at the time of handover.

Layout Configuration

BedroomSingle-level

※ The above is a rendering provided by the developer; the final layout and square footage are subject to the actual unit upon handover.

VIDEOS

Video & Audio Section

ABOUT THE DEVELOPER

About the Developer

AP (Thailand) Public Company Limited

AP (THAILAND) PUBLIC COMPANY LIMITED is a publicly traded residential developer in Thailand. Its residential brands include THE ADDRESS, RHYTHM, LIFE, and ASPIRE, each offering products in different market segments and price ranges. This project is a LIFE series development resulting from a collaboration between AP Thailand and Japan’s Mitsubishi Estate.

Founded in 1991, AP Thailand is a leading publicly traded real estate developer in Thailand. Its portfolio includes condominiums, single-family villas, and urban residences. Guided by its core philosophy of “Empower Living,” the company focuses on the genuine needs of residents and, through innovative design and comprehensive residential services, creates ideal homes tailored to diverse lifestyles.

GALLERY

Real Estate Project Gallery

Schematic of the Building and Common Areas

Photos of the Building and Common Areas

Model Home

Site and Floor Layout

Local Amenities

PROJECT BROCHURE

Project Overview

AP

Life Rama 4 – Asoke

life-asoke.pdf

Click to read the e-book →

01

Project Overview

Developed by AP Thailand, a publicly traded Thai real estate developer, in partnership with Japan’s Mitsubishi Estate, Life Asoke – Rama 4 is situated at the intersection of the Asoke and Rama 4 business districts. Along Rama IV Road, it offers quick access to the three major business districts of Asoke, Sathorn, and Silom. It is within walking distance of the MRT Sirikit Convention and Exhibition Center Station, making it ideal for both commuting and rental investment. Rama 4 is a rapidly developing business corridor in Bangkok, with large-scale commercial and office buildings and urban renewal projects taking shape in the surrounding area. The unit offerings primarily consist of one-bedroom, two-bedroom, and duplex units, designed with a focus on spatial efficiency and quality of life, making them ideal for both owner-occupancy and investment.

02

Transportation, Daily Amenities, and Regional Development

You can also access the highway directly from the opposite side of Rama IV Road. Nearby shopping malls include Terminal 21, EmQuartier, Emporium, and Emsphere, as well as the local Khlong Toei Market. For business and office buildings, the FYI Center is a 5-minute walk away, The PARQ is a 7-minute walk away, and major office towers such as One Bangkok and Exchange Tower are within a 10-minute drive. Benjakitti Park is a 10-minute walk away, featuring a lake, bike paths, and jogging trails. Combined with Lumphini Park, the two parks offer approximately 800 rai of green space. The area also boasts two international hospitals—MedPark and Bumrungrad—making it a highly convenient place to live.

LOCATION & POTENTIAL

Location and Business Opportunities

Project Location and Surroundings

Located in the Rama IV and Asoke area, it is about a 6-minute walk from the MRT Sirikit Convention and Exhibition Center Station, which connects to Asoke, Sathorn, and Silom, and provides quick access to the highway. Nearby shopping centers include Terminal 21, EmQuartier, and Emsphere. The FYI Center and The PARQ are within walking distance, and the project is close to commercial and office complexes such as One Bangkok. Benjakitti Park is a 10-minute walk away, and MedPark and Bumrungrad Hospital are nearby. Located along the Rama IV business corridor, the project offers both a vibrant lifestyle and business opportunities.

450-meter walk from the Queen Sirikit National Center MRT Station

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HOW IT WORKS

The Process of Buying a Home Overseas

Pay a Deposit

Pay 50,000–100,000 baht to reserve the property.

Contract & Payment

Pay the property balance for units 15% through 30% in accordance with the developer's regulations.

Confirm Contract

Review and sign the contract, and make payments according to the schedule.

Inspection & Handover

After completion, a home inspection will be scheduled, and the property will be handed over.

Property transfer

Prepare the necessary documents to complete the property transfer and provide follow-up property management services.

FAQ

Frequently Asked Questions

What are the rental fees charged by New Vista Real Estate Company, and what taxes and fees are payable on the property?

The agency fee for renting out properties is equivalent to one month's rent.
Property tax is 0.02% (for example, a property worth 3 million Thai Baht is approximately 600 Thai Baht, and it is collected before July each year).
Building management fees are usually paid by the homeowner, in a lump sum for one year.

If a pre-sold property needs to be resold before handover, what are the procedures and what fees are involved?

Both the buyer and seller can go to the developer together to complete the contract exchange procedures, or they can entrust New Vista International Real Estate to assist with the contract exchange procedures.
Most developers in Thailand do not charge any contract renewal fees, so it's best to consult with the developer's contact person before reselling.
If the transaction is completed through the New Vista, the seller will be charged a service fee, but the buyer will not be charged.

Do you help resell secondhand homes?

Yes, resale is a strong point of New Vista. Many newcomers to the industry lack experience in resale transactions and are prone to oversights. Our company has assisted many clients with the transfer of ownership, with meticulous procedures and guaranteed secure transactions. New Vista is your trustworthy Thai real estate expert.

What should I pay attention to when taking possession of the property? What documents will I receive?

Pre-handover inspection is available from New Vista, which offers a paid inspection service. The inspection fee is 4,500 baht for a one-bedroom unit, 5,500 baht for a two-bedroom unit, and additional fees are quoted for three-bedroom units and above.
Once the property registration is completed, you will receive the original title deed, the Land Office registration form, and the blue household register.

What documents are required before the transfer of ownership, and how long does the transfer process take?

The POA Land Office transfer authorization letter must be signed by the applicant.
Authorization for name change of water and electricity meter deposits must be signed in person.
A photocopy of the purchaser's passport with their own signature.
Married individuals must submit a Thai version of their marriage certificate (including whether the spouse is disclosed).
Please provide the names of the registrant's parents.
Recent three-month entry records into Thailand.
Proof of overseas remittance to Thailand (FET) is required for 100% funds.
With all the required documents prepared, the property registration can be completed in about 15 days.

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※ Disclaimer　The project information, images, and floor plans on this page are provided by the developer and are for reference only. The actual details are subject to the terms of the sales contract and the condition of the property at the time of handover. Our company reserves the right to make changes without prior notice.

※ Risk Disclosure　Investing in overseas real estate involves risks, as exchange rates, tax systems, and regulations are subject to change. Investors are advised to carefully review the relevant documents and conduct a thorough assessment before proceeding with any transactions.