On Nut and Bang Na suit a buyer who wants more floor area for the money on the BTS, a family tied to the international schools at the Bang Na end, or a frequent flyer who wants Suvarnabhumi about 30 minutes away. The corridor follows Sukhumvit Road from On Nut station to Bearing. Launches here averaged THB 80,000 to 145,000 per sqm between Q3 2025 and Q2 2026, against THB 242,130 for inner Sukhumvit. The price of that saving is distance: On Nut is five stops east of Asok.
What it is like to live in On Nut and Bang Na
On Nut is the inner end. Century The Movie Plaza sits at the station, and On Nut Road, Sukhumvit Soi 77, runs east from it into a long residential district. Beyond On Nut the line continues through Bang Chak, Punnawithi and Udom Suk to Bang Na, on an extension that opened in August 2011.
At Bang Na the focal point is BITEC, the exhibition centre, which an indoor skywalk with travelators links to the station. The schools are the other anchor: Bangkok Patana School on Lasalle Road (Sukhumvit 105), founded in 1957 and now teaching more than 2,300 students, and St Andrews International School Sukhumvit near Bearing station. Suan Luang Rama IX, the large park to the east, is a drive rather than a walk. See international schools for the wider choice.
Property in On Nut and Bang Na and what it costs
The stock is condominiums, which a foreigner can own freehold within the 49% foreign quota. Houses on the side sois sit on land a foreigner cannot own: see freehold and leasehold.
| Project | Location | Units | Launched | Average price |
|---|---|---|---|---|
| Valles Haus, Sansiri | Sukhumvit 77 | 408 | Q3 2025 | THB 142,500 per sqm |
| Lumpini Park On 19, LPN | Sukhumvit 77 | 2,093 | Q3 2025 | THB 80,000 per sqm |
| Life Udomsuk Station, AP | Sukhumvit 103 | 1,004 | Q3 2025 | THB 145,000 per sqm |
| Aspire Sukhumvit 103, AP | Bang Na | 1,126 | Q4 2025 | THB 96,500 per sqm |
| The Coopers Cloud Sukhumvit 101/1 | Sukhumvit 101/1 | 68 | Q2 2026 | THB 80,000 per sqm |
The spread is wide, so compare buildings rather than the district average, and ask the developer for its sales rate. Before signing, read the off-plan buying process and property taxes and buying costs.
The price and the title
The contract
Advanced: appraised value
The Land Department's appraised value is usually below the agreed price, and the transfer fee is charged on it. Ask the developer or your lawyer for the figure. 80% is a working assumption, not a rule.
The home and your own costs
Total cost of buying
฿216,000
An estimate: 1.4% of the agreed price, paid on top of it.
- Transfer fee2% of the registered value, shared equally with the seller
- ฿120,000
- Sinking fundOne-off, 600 THB per sqm
- ฿36,000
- Legal review and due diligenceIndependent lawyer, contract and title review
- ฿60,000
- Price plus costs
- ฿15,216,000
In short
Plan for ฿15,216,000 in all: the price, plus 1.4% in buying costs.
Rates reviewed on 12 November 2026. Seller-side taxes (specific business tax and withholding tax) are normally the seller’s cost, but developers sometimes pass costs on by contract, so read the payment terms. This is an estimate, not a quotation.
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Who buys in On Nut and Bang Na and why
Developers outside the centre are building for owner-occupiers, including first-time buyers in the THB 1.5 to 3 million range. For a foreign buyer the draw is space and schools: at these prices a two-bedroom unit costs roughly what a one-bedroom does in inner Sukhumvit.
Rental demand in On Nut and Bang Na
Tenants commute on the BTS to offices along Sukhumvit, or are families who want to be near Patana and St Andrews. Judge a unit on the rent achieved in its own building, not on a district average. Run the numbers in the rental yield calculator and read rental income and tax.
Getting to and around On Nut and Bang Na
BITEC is 14 km from Suvarnabhumi (BKK), about 30 minutes by road. On Nut is further up Sukhumvit Road and takes longer. Samrong, one stop beyond Bearing, connects to the MRT Yellow Line, and Asok connects to the MRT Blue Line.
What to watch for in On Nut and Bang Na
Supply is the first risk: 4,699 units launched in a year along one stretch of line, in a city where we expect a buyer's market for the next one to two years. The second is distance. A unit within a short walk of a station holds its appeal, and one a long way down On Nut Road depends on a motorbike taxi or a car.
For a central alternative at a higher price, see Sukhumvit or Thonglor and Ekkamai. For the MRT, compare Rama 9 and Ratchada.
