New Project Reviews

Condo Review: Kraam Sukhumvit 26

Jan 20177,285 Views

A mid- rise luxury condo located in a convenient area of CBD Bangkok that offers a rare sense of homey peacefulness that is not easily found anywhere else in downtown Bangkok.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

A new project which has been on the radar in the past couple of months is Kraam. This new mid-rise super luxury development located in Sukhumvit 26 has caught the eyes of end-user buyers and investors for its practical and functional units. To gain some insights behind Kraam’s success, we have recently visited the project’s Sales Gallery and Show Units.

The Location & Neighbourhood:

Located 400 meters from the Sukhumvit main road in Soi 26, Kraam occupies a prized location in the heart of one of Bangkok’s most popular neighbourhoods. A noticeable feature differentiating Soi 26 from other Sukhumvit sois are the tree-lined pavements, giving the soi a very serene feel which is rare for this location.

Living in Bangkok, a city known for its infamous traffic jam, a good location also needs several accesses. Kraam can be accessed 5 ways from the Sukhumvit main road, Rama 4, Sukhumvit 34, and has access to Sukhumvit 24 and 22. The Port expressway is also within easy reach 2.5 kilometres away. For those opting for public transportation, Kraam offers convenient access to the Prompong BTS station which is a 500-metre walk or a short ride by the project’s own shuttle service.

The highlight of the location is the neighbourhood’s retail amenities. With the EM District within 500 metres, K-Village and A-Square within 600 metres, one is spoilt for choice for retail, supermarkets, as well as dining and entertainment options. All are within walking distance or reachable by the shuttle service. In addition, there are a number of independent restaurants in Sukhumvit 26 such as Casa Lapin and Patio and the Benjasiri Park is nearby for those who enjoy a nature escape.

The combination of its location and surrounding amenities makes this a truly prestigious and serene neighbourhood, fitting for a super luxury development of this caliber.

The Sales Gallery:

The moment one steps into the vicinity of Kraam, you cannot help but notice the striking 100-year old flame tree located in the courtyard area of the Sales Gallery. This iconic tree which will be preserved as part of the project’s courtyard garden upon completion is the development’s key inspiration. It provides a sense of serenity and peacefulness which is a rare experience in such as bustling neighbourhood and sets the scene perfectly for this super luxury development.

As you pass through the main Sales Gallery door, you will feel as though you have just entered a cozy living room surrounded by nature. The project’s home-like condominium and green living concept has been well replicated in the Sales Gallery with multiple seating areas indoors and outdoors in the courtyard garden.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Sales Gallery Entrance

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Sales Gallery Reception

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

100-year Old Flame Tree

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Courtyard Garden

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Sales Gallery

Some Basic Facts:

No. of Units:
126 units
No. of Storeys:
29 storeys
Unit Type & Size:
1-Bedroom (61 sq.m.)
2-Bedroom (102 – 128.5 sq.m.)
3-Bedroom (185 – 188 sq.m.)
4-Bedroom Penthouse (228.5 sq.m.)
Price Range:
1-Bedroom: THB 16.7 – 17.4 million
2-Bedroom: THB 29.7 – 31.2 million
3-Bedroom: THB 55.4 – 56.1 million
4-Bedroom Penthouse: THB 75.7 – 76.2 million
Design Concept: Home-like super luxury condominium – Kraam blends the functionality, efficiency, privacy and comfort of a prosperous family house with the convenience and super luxury of urban condominium living. Inspired by the 100-year old flame tree that stands in the project’s courtyard, each residence embraces innovative architectural aesthetics that respectfully capture local sensibilities and needs of the modern urban family.

The Show Suites:

Pulling together an award winning design team with A49 as the architect, PIA as the interior designer and P Landscape as the landscape designer, the show units at Kraam are sure not to disappoint even the most experienced property connoisseurs.  

One-Bedroom Type B (61 sq.m.)

We first visited the 1 B/R show unit which is decorated in a masculine style with a darker colour scheme. There is a feeling of spaciousness in the open plan living and kitchen area despite being the smallest unit offered in the development. The kitchen is the highlight as you enter the unit. The kitchen spacing, storage cabinets, appliances and the island is more than one would expect in a one-bedroom unit. This reinforces the project’s positioning as a super luxury development where the features and functionality are not compromised even in the smallest units.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand


There is ample storage from built-in wall cabinets, drawers under the stove, under sink and overhead storage and the marble island counter which is the kitchen’s centerpiece. A glass counter bar is attached to one side of the island serving as a two-seater dining which also doubles up as a working area. Attention has been paid to even the smallest details. Drawers and cabinets have been customised to fit cooking equipment, crockery, cutlery and appliances, even a coffee machine has been designed to fit in this compact but highly functional kitchen. In the one-bedroom unit, the kitchen is fitted with a 2-ring induction hob (Gaggenau), Hood (Siemens), a microwave-oven (Gaggenau), a Franke sink and a built-in refrigerator from Siemens.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand Review condo - Kraam Sukhumvit 26 Bangkok, Thailand


Kitchen Cabinets

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand Review condo - Kraam Sukhumvit 26 Bangkok, Thailand Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Kitchen Storage

A full-height built-in cabinet is another practical feature we noticed as we entered the unit. The cabinet serves as shoe storage as well as for miscellaneous items which can be conveniently accessed.

The living area has been tastefully decorated in a modern contemporary style with a grey L-shaped sofa, a round marble coffee table and complimented by a leather ottoman. The dark wood of the built-in TV panel and shelf added to the unit’s masculinity. Extending from the built-in wall shelf is a small round working desk which cleverly demonstrates how the area can be utilised.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Living Room with Working Desk Corner

The downside for the unit though is the limited balcony space. Although covering the entire width of the living room, the balcony lacks depth. However, this has been well compensated for by the yard feature. The concept of a private yard area was created to replicate a house-like feature where there is ample storage and a separate laundry area, ideal for a Thai family lifestyle. Every unit has a private yard which is fitted with a cabinet, electrical outlet, drainage pipe and tap for installing a washing machine and dryer. In addition, the yard also improves ventilation by providing an extra air passage through the units.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand Review condo - Kraam Sukhumvit 26 Bangkok, Thailand Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Private Yard

Moving on to the bedroom, which like the kitchen and living area, feels more spacious than most one-bedroom units. The masculinity is maintained in the decor with the use of darker tones. The L-shaped walk-in closet is a decent size and fitted out with hidden lighting which is both practical and visually appealing. An additional feature is a dresser counter which provides plenty of space for jewelry, cosmetics and drawers for accessories storage. This is however not part of the standard fit out.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Master Bedroom

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Walk-in Closet

The bathroom is also well designed and fitted out with a white/grey imported porcelain marble tiles for the walls and floor, giving a clean and spacious feel. A unique feature in the bathroom is the sliding door which slides across between the W.C and shower. The bathroom is fitted with a standalone bathtub, adding a luxury feel to the unit. All bathroom sanitary ware are imported TOTO equipment. Again, storage is the key as with other areas in the unit. There is ample counter space with a cabinet and shelf underneath for storing towels and regular bathroom items.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand Review condo - Kraam Sukhumvit 26 Bangkok, Thailand Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Master Bathroom

Sliding door between Shower & W.C.

Rain Shower

All in all, this is an impressive one-bedroom unit. With a sizing of 61 sq.m., larger than most one-bedroom units but not oversized to the extent that it is unaffordable, the unit feels spacious and the functionality fits the needs for those looking for an efficient luxury unit. We’ll have a look at the specifications details later on as there are many notable features which should be pointed out.

Two-Bedroom Type B (111 sq.m.)

Having been well impressed with the one-bedroom unit, the expectations on the two-bedroom unit was high, but it did not disappoint.

The sense of arrival to the unit had a similar feel to the one-bedroom, but was double the space. The entry also featured a built-in shoe storage and cabinet disguised with a mirror panel which also made the space feel larger. The kitchen was fitted out with a high-gloss cabinet finishing and was similarly designed to the one-bedroom. Given the larger space, the two-bedroom features a 4-ring induction hob (Gaggenau), Hood (Siemens), two built-in refrigerators (Siemens), a dishwasher, a microwave-oven (Gaggenau) and a Franke sink. The drawers and cabinets provide ample storage and have been fitted out with accessories such as a pull out handle for overhead shelves, cutlery trays in drawers, allocated spaces for pots, pans and dinnerware. There are also pull-out pantries which come as part of the standard unit fit-out. The counter bar which extends from the kitchen island is also replicated here and provides a proper four-seater dining.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Build-in Storage at Entry

Kitchen / Dinging


Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Kitchen / Dinging

The living area in the two-bedroom is substantially more spacious. Also decorated in a modern contemporary style, this unit adopts a more feminine style with lighter tones and contrasts of bright coloured accessories. Half of what would typically be the balcony width has been carved out to be part of the living room and designed as a small enclave with a working desk and shelves. Although this reduces the outdoor balcony, it does offer a proper working area. The private yard feature is also exactly replicated here and is part of all units at Kraam. In addition, this unit has a storage room which is extremely useful for storing oversized items.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Livinging Room

The master bedroom is again spacious and provides sufficient storage. Although there is no proper walk-in closet in this unit type, there is a built-in glass cabinet on one of the bedroom walls which added a nice touch. The bathroom was fitted out in the same style and specifications as the one-bedroom unit, with a separate shower and a standalone bathtub.

The second bedroom was decorated in lighter tones with a similar style and had mirror features which made the room felt sufficiently larger. The second bathroom serves as the bathroom for the second bedroom as well as a powder room. The bathroom is compact but did not compromise on the functionality, counter space or storage.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Master Bedroom

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Second Bedroom

Overall, this two-bedroom offers a highly practical unit which feels luxurious, spacious and comfortable. Again, the room sizing for the two-bedroom is larger than the market average, but it is packed with features that most two-bedrooms in the market do not offer and would be worth paying a premium for.


There were also a number of architectural features that are worth pointing out. What we have noticed were the full-height windows which create a sense of space, allowing plenty of natural light into the rooms and maximizes views from the units. The high ceiling which ranges from 2.7 to 3 metres (floor to ceiling), depending on each area of the unit (3.8 metes in penthouse units) also reinforces the impact of the full-height windows.

The windows are triple-glazed which offer high acoustic absorption and heat protection, helping to keep the interior private and peaceful. The building exterior also features vertical façade fins, which in combination with the triple glazed windows can protect the unit from solar heat and reduces heat gain by up to 66% making the unit more energy efficient. This is an essential feature in a building for buyers because it is one aspect of the unit they cannot change. It also makes choosing the direction of the unit become less important when considering the sun direction as all units are equally attractive. The vertical façade fins have been well designed and extend out only 20 centimetres, ensuring it does not obstruct views, yet providing the benefits.

Another notable feature is there are no common walls between units which will ensure privacy and noise reduction. All units have also been designed to ensure cross ventilation, providing comfort and relief from the tropical climate in Bangkok.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Master Bedroom

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Walk-in Closet

The units are sold on a fully fitted basis, including customised built-in wardrobes and the shoe cabinet in a laminated wood finish, fully fitted bathrooms and kitchen. The standard specifications feature quality materials and branded appliances that are built to last. The kitchen features customised quality cabinets and drawers with accessories in a high-gloss finish, a quartz counter top and a marble counter top for the island as shown in the show units. The kitchen also comes complete with top-quality appliances such as Gaggenau (Hob, Microwave & Oven), Franke (Sink & Faucet) and Siemens (Hood & Built-in Refrigerator).

All bathrooms are fitted with imported TOTO sanitary ware including a standalone bath tub, a rain and hand shower with a thermostat system, wash basin, faucets and a tissue and towel holder. The bathroom counter is finished with a high quality marble and bathroom floors and walls with imported porcelain tiles.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand Review condo - Kraam Sukhumvit 26 Bangkok, Thailand Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Bathroom with TOTO Sanitary Ware

Flooring throughout the living room and bedrooms are fitted with brown oak engineered wood; imported porcelain marble tiles in kitchen and bathrooms and porcelain tiles in the balcony. The walls and ceilings have a paint finish as the standard specification.

All units are also fitted with a digital door lock system (Samsung or equivalent), providing a hi-tech security system.

Review condo - Kraam Sukhumvit 26 Bangkok, Thailand Review condo - Kraam Sukhumvit 26 Bangkok, Thailand

Engineered Wood Flooring

Imported Porcelain Marble Tiles

Facilities & Services:

Kraam’s main facilities are on the 26th Floor where the ‘Sky Fitness’ is located. Facilities include a 24-metre infinity edged swimming pool with a lounging deck area, children’s pool, a fitness room, yoga room and a male and female steam room. One of the key highlights of the project’s facilities is the courtyard garden (30 x 30 metres) located on the ground floor where the 100-year old flame tree is situated. The courtyard garden features a spacious lawn, a fish pond, a pavilion and lounging areas for co-owners to relax and enjoy the nature. This feature also reiterates the project’s concept where modern architecture embraces the natural greenery of the surroundings. Also located at the ground level is the lobby which enjoys views of the courtyard garden and features a 4-metre high ceiling, giving an airy feel and plenty of natural light.

The concierge service desk is also located at the lobby and offers a range of a la carte personal concierge services (chargeable) including a 24-hour in room maintenance and repairs, housekeeping, dry cleaning & laundry, grocery shopping, catering/event hosting, personal fitness training, transportation services and a floral decoration and delivery service. These additional services aim to replicate the services offered by hotel-branded super luxury condominiums and will provide owners with all the comfort and convenience they need at their fingertips.

Other standard services offered at Kraam include Free WiFi in all common areas, 24-hours CCTV and regular shuttle services to BTS Prompong station/the EM District as well as K Village.


Kraam offers ample parking spaces with a 140% car parking of the total unit numbers, or equivalent to 146 fixed slots and 30 floating slots. The car park is located at B1, B2 and 2nd to 9th floor of the building, with a separate visitor’s parking near the building’s main entrance. Each unit is assigned car parking slots equivalent to the number of bedroom units as follows:

No. of Bedrooms
No. of Car Parks
1 fixed
1 fixed + 1 floating
2 fixed + 1 floating
4 fixed

What differentiates Kraam from other condominium projects is also that it offers an additional storage space at the car park. Each unit will be assigned a locker space of 240 x 50.5 x 42.5 cm at their car park level. The storage is fitted with adjustable shelves and is ideal for storing items which require easy access such as golf bags.


Kraam has received EIA approval and construction already commenced in July 2016, with expected completion in September 2019. The project was officially launched on 2nd and 3rd July and has now achieved 60% sales (as of early July).

Kraam has received an overwhelming market response, despite launching at a time when the market is slower. Balancing the beauty of its natural surroundings with practicalities of modern family living, Kraam answers the needs of many end-users today. With attention to detail at the design level, Kraam delivers a functional unit layout, a design which offers ample storage, a kitchen which is practical and uncompromised even for its smallest unit and a serene location in a tree-lined Soi in the heart of Sukhumvit, minutes away from the BTS and the conveniences of today’s modern lifestyle.

What differentiates Kraam from other projects?

  • A home-like condominium where all units have been designed with the functionality and efficiency of a house in mind. All elements have been well thought out to ensure a living experience that is similar to a house and deliver what is essentially household living in a condominium setting.
  • Ideal for those who seek to live in a low density luxury development
  • The same level of luxury for the master bedroom, bathroom & kitchen, regardless of whether it is a small or large unit
  • Only 6 units per floor – offering privacy and the flexibility of multi-family living together
  • Cross-ventilation & yard space for laundry in all unit types. Less shared wall space between units
  • Storage room at car park for every unit
  • Finest specifications with triple-glazed windows and premium-grade finishing
  • Efficient unit sizing offering an affordable unit price for a super luxury condominium
  • Functional units with attention to detail paid to every element, ensuring the units have sufficient storage and answer the needs of buyers today.
  • Prime location in the heart of Sukhumvit, yet situated in a serene neighbourhood

Contact CBRE to find more details on Kraam Sukhumvit 26.