Today, Bangkok has grown beyond just the central areas that were once the focal points of development. Similar to the United States, where we see cities like New York City with vibrant neighborhoods like Brooklyn and Manhattan, Bangkok's development is now branching out in all directions. One of the expanding areas we are highlighting this time is the East Business District (EBD), specifically the On Nut - Ring Road area.

When did EBD emerge?

                  If we look back at the past, the evolution of development in Eastern Bangkok likely began around 1993 with the opening of Central Plaza Bangna. Although the development of various mega-projects went quiet for 13 years, signs of growth returned to the Bangna area in 2006 with the opening of Suvarnabhumi Airport, the largest and most modern airport in Southeast Asia at that time. This sparked a wave of land development and residential areas around the airport, with the government planning to develop the area surrounding Suvarnabhumi Airport under the name ”New Suvarnabhumi City”. Shortly after, a large plot of land at the corner of Bangna-Trad Road saw the emergence of Mega Bangna, the largest shopping center in Eastern Bangkok, bringing the vibrancy of EBD back to this area. There are also upcoming mega-projects such as the renovation of Central Plaza Bangna, the expansion plans for Suvarnabhumi Airport Phases 2-3, and the future Bangkok Mall.

Overview of the On Nut - Ring Road Area

                  Previously, TerraBKK has frequently analyzed and discussed the development of the Bangna area, but we have yet to delve into a specific segment, namely the On Nut - Ring Road area. We believe this location is close to many important landmarks in Eastern Bangkok and is also near major transportation routes, making it convenient. We will explore the potential of the On Nut - Ring Road area in detail as follows:

Transportation and Amenities

The On Nut - Ring Road Area has several main roads (roads used for commuting between districts), all of which are significant roads in Bangkok, including Bangna-Trad Road and the Outer Ring Road. There are also secondary roads that connect to other major roads, such as Srinakarin Road, On Nut Road, and Ladkrabang Road, along with numerous smaller roads that provide shortcuts to other main roads. Additionally, it is accessible to the Green Line Skytrain from both Bangna-Trad Road and On Nut Road, as well as via Srinakarin Road or the Outer Ring Road to reach the Airport Rail Link.

 

                  Furthermore, there are comprehensive amenities for living according to the principles of a good residential area, including shopping centers such as Seacon Square, Paradise Park, Mega Bangna, Central Plaza Bangna, and Thanya Park. Markets for shopping and leisure include Yiem Sombat Market, AOTK Veda Market, and Srinakarin Train Market.

                  Additionally, there are essential public utilities such as schools and hospitals, including Vibhavadi Hospital, Chularat 9 Hospital, and Thai Nakarin Hospital. Schools in the vicinity include Rajadamri School, Triam Udom Suksa School, Piyachit Witthaya School, Klong Klantan School, and Banjarak Hospital School.

Boundaries of the On Nut - Ring Road Area

The boundaries we define for the Ring Road - On Nut zone are a rectangular frame where the right side is Srinakarin Road, the top is On Nut Road and Ladkrabang Road, the left is King Kaew Road, and the bottom is Bangna-Trad Road and the Burapha Withi Expressway.

 

Potential of the Area in Urban Planning

                  On Nut-Ring Road is located in an overlapping area of urban planning between two provinces, namely Bangkok and Samut Prakan. Most of the area falls under low-density residential land use, which means that most properties in this area tend to be horizontal or in housing communities. Additionally, if you observe closely, you will find that below and beside the area, there are commercial land use areas marked in red, indicating that the low-density residential areas in yellow or horizontal communities can easily access commercial areas, which house various amenities due to their proximity. The medium-density residential land use areas marked in orange are adjacent to On Nut Road and Srinakarin Road, which are designated zones to accommodate urban expansion.

 

Growth of the On Nut - Ring Road Area

                  TerraBKK has utilized aerial photographs from Google Earth to look back to 2012, about five years ago, which was after Mega Bangna officially opened for a year, and development momentum began to flow back to Eastern Bangkok. The results showed that in the analysis area defined in 2012, land development was already quite dense. When compared to the current year, 2017, or just five years later, land development has nearly filled the area, with only the southern part of Bangna-Trad Road (Bangna-Trad-Ring Road intersection) and some areas in the side streets of Chalermphrakiat Road remaining undeveloped, although many plots have already been reserved. It is expected that developers are waiting to sell off the existing supply and are anticipating the return of development momentum to this area.

 

 Community Characteristics and Horizontal Market in the On Nut - Ring Road Area

                  As mentioned earlier, the On Nut - Ring Road area falls within the low-density residential zone marked in yellow, leading to most properties being horizontal. TerraBKK has delved deeper into the characteristics of the community in this area by categorizing the types of buildings, distinguishing between housing communities and general communities. It was found that there is a significant emergence of housing communities, which are gradually replacing old agricultural areas, alongside traditional communities that used to exist, almost in equal proportions. There is a strong trend that the development of horizontal real estate in this area will increase, as it is not far from the urban boundary and is also in the EBD zone, where it is not necessary to enter the city. Additionally, future mega-projects such as the expansion of Suvarnabhumi International Airport Phases 2-3, Bangkok Mall, or even the Eastern Economic Corridor (EEC) development plan are expected to revitalize the On Nut - Ring Road area, bringing more vibrancy than before.

In the horizontal housing market, TerraBKK found that the second-hand housing market in the Prawet area generally ranges from 6.5 to 15 million baht, with land sizes of 60-100 square wah and usable areas of 190-300 square meters. For rental homes, they typically rent for 20,000 to 65,000 baht per month. The new project market in the Prawet area has been active over the past 2-3 years, with various well-known brands and local brands launching new series or new phases for booking on main and secondary roads such as Highway 9 (the road in front of the house), Chalermphrakiat Road, and Pattanakarn Road. When categorized by type, townhouse projects of 2-3 stories start at 2.5-4.3 million baht, with usable areas of 100-160 square meters. Most single-house projects are 2-4 stories, with land sizes of 50-125 square wah and usable areas of 170-380 square meters, comprising 3-5 bedrooms and 3-5 bathrooms, with parking for 2-3 cars, starting at 7.5-13.5 million baht. In early 2017, new projects such as The Kepler Srinakarin-Suan Luang by S-Park 2, priced from 50 million baht, The City Pattanakarn by AP Thailand starting at 9.8 million baht, and the upcoming Chuan Chuen Park On Nut - Ring Road, a new twin house styled like a single house by Mankong Kheha, launching in September 2017 starting at 4.79 million baht, are all viable options for homebuyers seeking more usable space than townhouses at a lower price than single houses in the On Nut - Ring Road area, which complements Eastern Bangkok.

 

Article by: TerraBKK Knowledge Base

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