In a recent article presented by TerraBKK in the feature "Watch Out for "Phahonyothin-Sena: The Hottest Location of 2017", readers may have caught a glimpse of the intense competition among developers in this area. Despite the fact that the Phahonyothin - Sena area has over 5,700 units available in the market, this does not seem to be a hindrance, as each project launched has seen impressive sales figures. One reason for this is the ongoing construction of the Green Line Skytrain, which is taking shape. However, beyond that, the potential of the Phahonyothin - Sena area extends beyond just the introduction of the Green Line Skytrain, as TerraBKK presents the area's potential that has never been highlighted before.

Bangkok Master Plan 2013

The Ratchayothin area has land use regulations primarily categorized as medium-density residential (orange zones Y.5 and Y.7), making the overall land use in this area predominantly residential. Other types of land use present include commercial land (red zones P.4 and P.1), which has the highest potential, located around the Lat Phrao intersection and Kaset intersection. This allows projects in this zone to develop their land to its full potential. The high-density residential land (brown zone Y.9) is found along the odd-numbered side of Lat Phrao Road, from the Lat Phrao intersection to the Lat Phrao-Ratchadapisek intersection, where several condominium projects are evident. It is clear that most condominiums in this area are high-rise, as they can fully utilize the land more effectively than medium-density residential land.

  

Population in the Phahonyothin - Sena Area

The Phahonyothin - Sena area is located to the south from the Lat Phrao intersection, bordered to the east by Vibhavadi Rangsit Road, to the west from the area of Suea Yai to Lat Phrao Canal, and to the north by Kaset-Navamin Road, covering four sub-districts in Chatuchak District: Lat Yao, Chantharakasem, Chatuchak, and Chom Phon. The total population is approximately 138,000, with over 92,000 households, resulting in a population density of 1.5 persons per household, which is not considered dense, as many areas cannot be developed due to being government property.

General Physical Characteristics of the Area

The general characteristics of the Ratchayothin area are distinctly residential. When categorizing land use and buildings in the area, six prominent types of land use were identified: high-density residential, medium-density residential, low-density residential, government institutions, workplaces, and concentrated commercial areas. This is a result of land use regulations primarily designated as medium-density residential.

The most significant proportion is medium-density residential, accounting for 50% of the total land use and building types. Following that are medium-density and low-density residential areas, respectively. The overall proportion of residential land is about 84%, covering an area of approximately 10.56 square kilometers out of a total area of about 12.58 square kilometers.

 

Road Networks and Transportation in the Area

The Phahonyothin - Sena area connects to several major roads, including to the north with Kaset-Navamin Road, to the west with Vibhavadi Rangsit Road and Don Mueang Tollway, to the east with Sena Nikhom Road and Lat Phrao Wang Hin Road, and to the south with Ratchadapisek Road and Lat Phrao Road.

With the introduction of the Green Line Skytrain, transportation in this area has significantly changed and improved, as it is a crucial line that leads directly into the city center and several CBDs, importantly without needing to transfer lines.

In addition to the Green Line, access to the Red Line suburban Bang Sue-Rangsit, which is also under construction, is available. Additionally, there is the Yellow Line Lat Phrao-Samrong, which has received approval from the Cabinet, and the existing Blue Line. All of these enhance the area's connectivity.

For public transportation, bus stops are located every 200-400 meters along Phahonyothin Road, and motorcycle taxis are stationed at the entrances of certain alleys, particularly around Sena Nikhom.

Facilities in the Ratchayothin Area

Facilities can be categorized into three types: shopping malls/centers, hospitals, and schools. Schools are the most numerous facilities, with Kasetsart University, Chandrakasem Rajabhat University and Hua Wang School being the most prominent educational institutions. As for shopping malls/centers within the study area, Central Plaza Lat Phrao is the most comprehensive shopping center.

According to the service radius and the scope of basic facilities in the study area, including educational institutions, hospitals, shopping malls, and workplaces, it was found that almost the entire area can access these facilities within the designated radius.

It must be acknowledged that the arrival of the Green Line Skytrain has significantly "changed" the image and lifestyle in the Phahonyothin-Sena area. Therefore, it is not surprising that many developers are flocking to establish projects in this area. The competition is fierce, rivaling that of the hottest locations like the New CBD. We will have to wait and see how the absorption rate will perform in this area, but it cannot be denied that this year marks a true upswing for the Phahonyothin-Sena area - เทอร์ร่า บีเคเค