Four Seasons Private Residences

Four Seasons Private Residences by Chao Phraya River, Bangkok

Four Seasons Private Residences

Four Seasons Private Residences represents waterfront living at its absolute finest and marks the premiere of the first Four Seasons waterfront residences in Asia. Located in the heart of Bangkok, the Chao Phraya estate area is 36 Rai (14 Acres) running along 350 meters of riverfront. It is currently, the world’s largest Four Seasons Private Residences. Situated in a convenient location that is easily accessible from all modes of transportation, this project is a combination of one residential tower and two global icons of hospitality; Four Seasons Hotel Bangkok and Capella Hotel Bangkok.

Four Seasons Private Residences

With an unparalleled blending of the timeless design, top quality materials, and first class service that Thai hospitality can provide beyond the five star service.  Four Seasons Private Residences is comprised of a 73-story residential tower which is designed to offer an unsurpassed luxurious lifestyle to our 366 residences with 4 units maximum per floor in both towers, making it the most exclusive residential address.  Providing residents with the largest 5 floors Fours Seasons Club with a vast variety of world class amenities and legendary Four Seasons services. Indulge yourself in the spa, salon or jacuzzi with recreation and a lifestyle beyond the imagination. With a River Lounge, amenities deck, infinity pool, private cabanas or a tranquil session of yoga or pilates at the fitness studio that is beaming with the latest equipment.

Four Seasons truly achieve the ultimate residential experience with integrated hotel inspired living. Presented with unobstructed panoramic views of the river and city, the various corner designed rooms. Bangkok’s first ultra-luxury Branded Residences combine with the best in hotel-inspired facilities and smart home functionality. The 32 billion baht development by Country Group Development PCL (CGD) and Four Seasons Hotels is certainly the first of its kind in Asia.

Four Seasons Private Residences Thailand is the first and only residences in Bangkok to hold the key and search for the answer to luxury in all senses. Firstly, location. With the spectacular views of the Chao Phraya River whilst only being a 5 minute drive to the central business district or expressway, the location alone is exquisite. Relaxing views of the hustle and bustle of river life whilst steeped with hospitality and service.

In comparison too many of the other super luxury developments, there are many advantages. The Ritz Carlton offer an observatory on a single tower and lots of food and beverage choices. The Mandarin Oriental residences are on the opposite side of the rive to the hotel. The Four Seasons Private Residences service and amenities are strengthened by the support of the hotels that are on site. Allowing for logistics, supplies, services to filter through to the benefit of the residents.

In order to address your inquiry as professionally as possible, we would like to invite you to visit Four Seasons Private Residences Bangkok. During this time we can offer our valued customers video tours and private visits to this outstanding project. When you visit you will be able to understand the exceptional quality of the project and location and NPP Consultants will be happy to facilitate to your needs.

Luxury Condominiums Bangkok

Pet Friendly Super Luxury Condominiums Bangkok – Our Furry Friends

Pet Friendly Super Luxury

So, you have decided that Bangkok is the city for you. You know that you want a property in the super Luxury Condominiums Bangkok. What is the most important thing to you: amenities, space, location, price, view? Of course not. It is whether your four-legged friend can be with you in your super luxury space. There are many Luxury Condominiums Bangkok with pet-friendly policies.Old condos tend to allow pets however it is more challenging for people who are looking for in the brand new luxury condominium tier.

The Projects

Have no fear, the super luxury market caters to all and there are options for everyone’s circumstances. Whilst some projects do not allow any pets at all, some projects are very welcoming of pets.

The list below is compiled to recognize the super luxury projects that allow pet lovers to stay and the parameters and policies they have in place.

1. River Side Area

Four Seasons Private Residences Bangkok at Chao Phraya River: With a motto of ‘pets are a family member’ all animals. not over 20kg are extremely welcomed a Four Seasons projects around the world. With a pet grooming shop as part of the Four Season Hotel, Bangkok and integrated service that the four legged residents can enjoy these are pet friendly Super Luxury Condominiums Bangkok.

The Residences at Mandarin Oriental: Brand new, branded residences on the opposite side of the river to Four Seasons. Has a no pet policy.

2. Sukhumvit Area

The Estelle Prom Pong :

The Estelle, Prom Pong: An ultra-luxury  high-rise condominium this project allows 1 pet per apartment and not over 15kg. With green areas and specialized wellness facilities, the project, located on Sukhumvit Soi 26, is designed as an urban oasis to bring a sense of calm to your life. This Super Luxury Condominiums Bangkok contain a pet lawn provided to allow a stretch of legs in the middle of the city.

Marque Sukhumvit 39 :

Marque Sukhumvit 39: Allows small and medium sized animals not over 20kg. With its Diamond shape, Marque Sukhumvit aims at wellness and models itself as a pet friendly development.

The Monument Thong Lo :

The Monument Thong Lo: Allows pets and has a dog park. There is maximum weight for pets of 25kg and a height of 20 inches. This development has 2, 3 bedrooms and 4 bedrooms penthouse. For each bedroom, one pet maybe allowed to join the project.

3. Business District

The Ritz Carlton Bangkok: An iconic ultra luxury condominium that was previouslly the highest building in Bangkok and is also super welcoming to animals of all shapes and sizes. With a strong motto to carry their service “We are Ladies and Gentlemen serving Ladies and Gentlemen” luxury for you and your pet is guaranteed.

The Residences at Sindhorn Kempinski: Situated on charismatic Langsuan Road, it harmonizes environmental-friendliness, peacefulness and verdant green surroundings with exceptional amenities however does not allow pets at this time.


As you can see from the extensive list above of Super Luxury Condominiums Bangkok, the range of availability with animals is extensive. Having these furry members of the family does not restrict you from the finest quality of projects with their impeccable service, impressive surroundings, immaculately presented amenities. Offering you and your pets five-star service. NPP Consultants are sure within the developments included in this list, your dream home doesn’t need to be traded for the company of your pet. Pet Friendly Super Luxury Condominiums Bangkok certainly offer plenty of choice.

luxury property Bangkok

Luxury property Bangkok No Work Permit, No Problem, please stay for 10 years

Work and Stay at luxury property Bangkok Thailand

The biggest shake-up in years in foreign ownership and work permit/ visas is on the way. Proposals by the Tourism Authority of Thailand made to the Prime Minister at the Government House have set out four target groups. The target groups would be able to work in Thailand without a work permit. They would also pay just seventeen percent tax on local earning, have the right to buy luxury property Bangkok, and be able to stay for up to ten years.

Target Groups for luxury property Bangkok

These proposals are being considered by the government and the targets groups are as follows:

  1. Highly skilled individuals with Specific Abilities
  1. Digital Nomads
  1. Foreign retirees
  1. The Wealthy

From the four groups, TAT aims to attract one million people. They believe that this will increase expertise and the economic benefits of spending locally. TAT believes that these one million people will bring an extra one trillion baht. The target market is expected to spend a minimum of one million baht per year at luxury property Bangkok. Much higher than that is the reality with wealthy investors enjoying branded residences in Bangkok such as Four Seasons Private Residences, Chao Phraya, The Residences at Sindhorn Kempinski, and The Residences at Mandarin Oriental. People are ready to invest, when Thailand reopens once again the money will follow.

Highly Skilled Individuals with Specific Abilities

Industry workers, medical skills, professors, and other skilled areas at luxury property Bangkok. Expat packages have appeared to decrease in recent years but in reality, the ex-pat packages are as strong as ever. Whilst the overall salary has remained similar, this amount appears smaller owing to the strong baht. That being said, ex-pat packages often offer schooling, housing, drivers, maids, and many other extras with the package.

Digital Nomads

People within this group must be earning at least eighty thousand dollars in the last two years or forty thousand dollars per year. The target group will be digital nomads or people close to retirement age. All long-term visitors will be expected to have a one hundred thousand dollar health insurance coverage.

Foreign Retirees

In order to apply for a long term visa, retirees will have to invest two hundred and fifty thousand dollars in government bonds or real estate. If they cannot do that, they can show the same earnings as the digital nomads from their pensions. Providing they can show all of the required evidence, they will be eligible for the ten year visa.

The Wealthy

To qualify for this group you must be a high earner. There will be no age limit but you must invest five hundred thousand dollars in either real estate or Government bonds. This group will need to show the same earnings but also one million dollars worth of assets in order to be eligible for the visa.


As the Cabinet will now be considering the details of this proposalof luxury property Bangkok, NPP Realty and Consultants will wait to comment on these matters until items are confirmed officially. That being said, the new regulations would be a welcome stimulus for the property market and tourism market combined.

Crypto Currency Thailand

Crypto Currency Thailand – Buying A Property

Opportunities are soon to open up to buy properties with Crypto Currency Thailand.Investors in the real estate market are often discouraged by the fees related to buying a property in Thailand. With many investors’ money remaining offshore, there has been little chance in reducing the fee appropriated with buying real estate – until now.

Crypto Currency Thailand and Real Estate

Crypto Currency Thailand and the digital era are a perfect partnership. All around the world, people maintain portfolios with a total value of over two trillion dollars. That is no insignificant amount by anyone’s standards.

Crypto Currency Thailand

In day-to-day life, Thailand has been slow to adopt to digital currency but Crypto Currency Thailand are soon to open. Using crypto has become the norm in many countries around the world. Whilst digital nomads have been building their wallets for many years, spending those cryptos directly is the next challenge.

Crypto Visas

Digital nomads are looking for relaxed laws in terms of immigration in the coming years. Thailand is opting to support the digital lifestyle following suit to countries including Singapore and Vietnam. Making visa requirements easier and the possibility of working online with a work permit accessible to all will open Thailand up to becoming a hub for digital nomads.

Crypto and Residences

The luxury property market has been becoming more and more open to crypto currency purchases. It has also begun to open up in Thailand also. With huge, branded residences names residing in Thailand including Four Seasons Private Residences Chao Phraya River, The Residences at Sindhorn Kempinski and The Residences at Mandarin Oriental are all state of the art, latest and greatest brands in the world. However, it is not the branded residences leading the way but the developers.

Real Estate Coins

Real estate firms Sansiri and Ananda Development may be among the first to develop a digital coin bringing the digital and real world a step closer together. The coin is expected to launch in quarter 2 of 2021. This coin will allow people to invest from very low levels to high levels as per their personal circumstances.

The Future

Ananda and Origin Property have already accepted currency as payment for properties at . As belief and trust and stability grows within the crypto currency world, the use and the acceptance will develop throughout Thailand. It will become a part of everyday life with the current trend of people making purchases, bookings and other aspects of our lives that are already planned by our online lives. The future is bright, the future in online.


Welcome to Thailand – Your Forever Home!!

Smiling happy people, astounding beaches, culinary delights to get your tastes buds watering at every corner. You have just visited Thailand for the first time and now you have returned home, you want to do everything you can to make Thailand your home. So when you turn on your laptop and search for buying property in Thailand you are suddenly terrified by the amount of information, scaremongering stories and experiences of others. Suddenly your dream feels far from a reality, however, a reality it can be. Thailand

Can Foreigners own Land in Thailand?

In short no. The laws in Thailand are clear and specific. However, being Thailand, there are work arounds that people have used frequently over the last 20 years and beyond. 

Leasehold Property

Leasehold property ownership allows both Thais and Foreigners to own the lease outright for the term. With super-luxury brands such as Four Seasons Private Residences Bangkok by Chao Phraya river and The Residences at Sindhorn Kempinski Hotel Bangkok by the Crown Property Bureau, The One Bangkok and brand new Aman Nai Lert Residences Bangkok both foreign and Thai investors have opportunities to own the most luxurious of branded residences in Bangkok. Leasehold property ownership for both foreign and Thai nationals has a maximum term of 30 years.

The term length varies between developments. Most of developers provided renewal options. 30 years is the maximum length of time from a legal perspective, but that does not mean you will have to give up your dream home after just a few decades. In many situations, the owner will state that the contract will be reviewed at the end of the 30 years with the intention to renew the contract, which can legally be done twice.

If you really want to purchase a beach-side villa to live in for your entire lifetime, you can easily do this with a total of 90 years on your leasehold. If you don’t want to live in the home, this is also plenty of time to rent the property out and turn it into profit.

Freehold property

High-End Hotel Residences such as The Residences at Mandarin Oriental, the Ritz Carlton at Mahanakorn and The Sukhothai Residences offer freehold property ownership. The current law stipulates that all condominiums and developments must be at least fifty one percent owned by Thai nationals. Foreigners can however own the condominium as long as the condominium follows the foreign quota. There is debate in Parliament currently whether that number should be increased to eighty percent. This debate is still in the early stages and no change is expected any time soon. 


Currently land in Thailand may only be owned by Thai nationals. There are ways of owning land indirectly but according to the law the land is still owned by a Thai national. A method of owning land is setting up a Thai Limited Company allows foreigners to own the company and the company may own land. This method whilst used successfully means that the foreigner owns forty nine percent of the business while Thai nominee directors own the other fifty one percent of the company. Secondly the house on the land is then leased by the foreigner to hold the property for the specified period of time. 

Forthcoming Changes

With the pandemic still active there are many rumors being shared. In order to stimulate the economy, the beginning of May 2021, Thai Government is keen to find new initiatives to run. Between the eighty percent rumor there is also rumors of an updated land act. Last updated in 1999, the law was updated so that foreigners married to a Thai national could own land.

The updated law is searching to see if foreigners could outright own land with certain parameters set such as the size of the land. There are also whispers that foreign ownership of land maybe allowed during the Covid period only and for certain plots only. If this occurs, it will be the first time in Thailand’s history of allowing foreign ownership. At NPP Consultants, we continue watching closely to bring you the latest information possible. If any confirmation occurs, we will provide the full explanation of the changes to the law here. 

Luxury Penthouse Bangkok

Super Luxury Penthouse Bangkok Quarterly Report (Q1, 2023)

The Market

The Super Luxury Penthouse Bangkok property market in Bangkok got off to a resounding start this year. With multiple sales coming in the highest end of properties.


There have been significant sales in Bangkok. This has included Aman Nai Lert Residences with its 1,100 sq.m penthouse being sold around 800,000 THB per square meter. Scope Langsuan also sold its penthouse 427 sq.m. but the price has been held as confidential for now.

NPP Realty & Consultants have seen significant interest in both rentals and purchases. For example The Sukhothai Residences Bangkok, 1,183 sq.m penthouse at 580 MB. The Residences at Mandarin Oriental has a Duplex available at 709 sq.m for 458,665,000 THB. The final two penthouses of note in the market are Magnolia Waterfront Residences with a 346 sqm penthouse for 260 MB. The Sky Villa at The Ritz-Carlton Residences Luxury Penthouse Bangkok has drawn significant interest with 354 sq.m and a price of 200 MB.

The rental market has also been making a big comeback during this quarter. The Residences at Sindhorn Kempinski Hotel Bangkok rented out a four-bedroom property for 350,000 baht per calendar month.


The biggest market shift from Q4 of 2020 of Luxury Penthouse Bangkok is the NPP Realty & Consultants have seen customers vying for space in the urban areas. Before people were comfortable utilizing shared open spaces, now everyone wants their own private space and are willing to pay appropriately for it. Notably, many of the units drawing interest are in the Waterfront area near Icon Siam and other significant areas, especially with the newly opened Gold Line offering access via the sky train.


At NPP Realty & Consultants are predicting a further upturn in sales during Q2. This is owing to the further Covid restrictions in place. People want space and want to experience freedom within their own homes which is why they will no longer accept anything but the best. With the two new mega projects currently underway include Dusit Central Park, Bangkok, and The One Bangkok. With the level of new projects being introduced, it is sure to add some interesting competition into the field ensuring that the Super Luxury Penthouse Bangkok market is as competitive as ever.

We at NPP Realty & Consultants are always on hand to offer professional, impartial advice with the latest information possible to any who would like our support. We will continue to monitor the Super Luxury Penthouse Bangkok market so you don’t have to.

One call schedules it all.

Arrival News

New Arrival News 2023

New Arrival News  Thai embassies around the world have begun posting an update regarding the information for foreigners travelling to Thailand from 1st April to 30th September 2021. If the sanctions work and the cases continue to reduce, we can expect the borders to Thailand to fully reopen from the 1st October.

3 Stages Roadmap | Arrival News

Whilst their are still restrictions in place, the Prime Minister have developed a three stage road map to opening up the provinces of Surat Thani, Phannga, Krabi, Phuket, Chiange Mai and Chonburi. This will mean that all visitors that have a vaccine can reduce the quarantine time in a hotel by half from the original fourteen days to just seven days. There is talk of further reduction in this is successful Arrival News.

Arrival News

NPP Consultants have previously blogged regarding Golf quarantine and luxury yacht quarantine, there are also a multitude of luxury resorts that you can stay in for the quarantine in Bangkok or Phuket or Chiang Mai.

Whilst the reduction to seven days will encourage some to return, others may be waiting for even shorter periods. It should also be noted that the 100,000 USD Covid insurance is still compulsory for all visitors to the country. The Special Tourist Visa (STV) will cease from October 1st also but normality should ensue with the reintroduction of the standard tourist visa.

During this time, Four Seasons Private Residences, Chao Phraya, the Ritz Carlton Residences, Sindhorn Kempinski and other luxury accommodation have seen a rise in the rental market and the yield has been steadily increasing as confidence returns. Re-sales have been particularly popular within the property market with realistic achievable prices being set by owners and developers alike. For now, Bangkok truly remains a buyers market.

Branded Residences in Bangkok


There is an increasing trend in the luxury property market in Bangkok. Why have the confidence levels been rising for branded residences in Bangkok? There has been further popularity in leasehold purchases over freehold, but more on that in upcoming articles.
The concept of branded residences began back in 1927 when on Fifth Avenue a Sherry-Netherland Hotel opened its doors. Since that initial opening over 400 different branded residences have emerged all over the globe and continue expanding. With international brands such as Ritz-Carlton, Marriott International, Four Seasons Private Residences Bangkok, Banyan Tree Residences Riverside Bangkok, the city has become a hub for branded residences.
In 2011 the first branded residences arrived in Bangkok. The St. Regis Bangkok was the first building and had a total of 53 units. This was closely followed by The Sukhothai Residences begin completed in the same year with a further 196 units. Since the completion of these projects Ritz Carlton, The Residences at Sindhorn Kempinski Hotel Bangkok, Four Seasons Private Residences Bangkok will bring the total of units in. The branded residences market to over 1,300 units.
The clients looking at branded residences believe that the brand is one of the key selling points. They believe that association to a brand underwrites the quality of the project. Thus ensuring the quality, integrity and longevity of the project. Essentially the brand are completing due diligence for the client.
The facilities that come along with a branded residence are often a big decision factor for the client. This coupled with being the right brand, specification, price bracket, location and design. Using the hotel stylesque facilities and services ensures that living in a branded residences can simulate five star living with the comforts of home.
Branded residences come at a price. Many clients believe that this price is worth paying in order to receive the extra services and quality creating true luxury living. In Bangkok alone branded residences units are available for purchase from twenty million Thai Baht all the way up to four hundred million baht depending on the size of unit and location with the riverside becoming ever more popular.

Golf not your thing? What about Quarantine on a Yacht!

A new initiative is arriving to Thailand. With the ongoing compulsory two-week quarantine for coronavirus means that guests to the country can now spend that time on super luxury yachts.
The governments new 1.8 billion baht initiative is aimed at reviving the countries struggling tourism industry. With the announcement in December regarding golf tourism, this is another way to encourage tourists back into the country.
Announced on Monday 8th March it allows people arriving into the country to spend the quarantine time on board a yacht or small cruise ship.
There will be initially around 100 yachts taking part in the scheme and visitors will be required to wear smart wristbands. The wrist bands monitor location and general health information to ensure everyone complies with the virus measure.
That coupled with the stipulation that all visitors must arrive with a negative test result will hopefully ensure the positive work completed towards controlling the virus in Thailand.
This yacht quarantine plan is due to begin in either April or May. It should include locations such as Phuket, Krabi and Koh Samui. Prices have not been released for this plan as yet but it is expected to be in the super luxury price range.
The super luxury price bracket and including five star hotels with yacht facilities will also be attempting to offer these services.

The Rumours of Luxury Bangkok

There is amassing positivity and excitement buzzing around Bangkok property market. Rumours are rife and spreading with more credence daily surrounding the prospect of after one year, Thailand will be reopening. Already lock down measures have been lifted to near normal levels of life around the city. Whilst temperatures are still checked and the app is used to register people in and out of places shopping centres, bars, clubs and other nightlife areas are reopening. On top of this, the rumour that quarantine free travel will be able to happen from June 1st 2021 has led to a surge of purchases and sales.
With many people expecting a large dip in the property market in 2021, buyers have been largely disappointed while the owners still content to hold on to inventory and look at completing investment gains before moving property on. Now with the expected arrivals to begin from June, there is even further hope that the luxury and mid property markets can continue to strengthen further throughout Q2 of 2021.
Four Seasons Private Residences Bangkok, The Residences at Mandarin Oriental, The Ritz Carlton Bangkok and The Residences at Sindhorn Kempinski have all seen a rise in sales especially in resale with only limited units being left available on the market. Riverside properties have certainly been active at the start of the year. However one question still remains for the Bangkokonians, when will the travellers return and when can people leave? With the vaccine on the way it is imperative that anyone wishing to travel must set aside the conspiracy theories and information being passed around and realise the fact that most countries will not allow access without a vaccine record. Thailand is expected to be a country that allows travel to take place freely for the vaccinated.
So what to do if you want to be vaccinated in Thailand:
There are 8 steps that you must complete in order to get vaccinated see below:
Go along to a participating hospital (hospitals still not confirmed)
1. Card registration;
2. Height and Weight measurements taken;
3. Timeline, risk assessment, screening and waiver agreement signed in regards to the vaccine;
4. Wait for the vaccination injection;
5. Receive injection;
6. Observe symptoms for 30 minutes, scan official Line account ‘Mor Prom’;
7. Receive guideline documents for after vaccine advice;
8. Complete health assessment for after effects of the vaccine and follow up with the official Line account.
With the vaccine and other measures, Bangkok will be back and the super luxury market will open up with up to 5 million Chinese expected arrivals by the end of the year. That coupled with the other 5 million arrivals from around the world, exciting times lay ahead for all those involved in property investments. For more information regarding the vaccine process click here.





Ratchathewi, Bangkok, Thailand





NPP Realty & Consultants Co., Ltd’., is an independently owned boutique real estate company offering the highest standards and was established by a team of experienced real estate and consulting professionals in Thailand.


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298/122 Phayathai Road Ratchathewi District, Bangkok 10400



NPP Realty & Consultants Co., Ltd’., is an independently owned boutique real estate company offering the highest standards and was established by a team of experienced real estate and consulting professionals in Thailand.