Quick Overview
The MIXX Sukhumvit-Praekasa is a boutique SOHO townhome development in Samut Prakan, Thailand — combining retail frontage + office + private residence in a single 4.5-storey building with a private lift. Only 18 units exist, starting from ฿12.9M (approx. US$355,000 / €330,000). It sits 5–10 minutes from BTS Praeksa and 30 minutes from Suvarnabhumi Airport. This page explains honestly what foreigners can and cannot own in Thailand, which visa routes apply, and how to register a company at this address.
Can foreigners buy a townhouse in Thailand? (Read this first)
Direct answer: foreigners cannot own land in Thailand in their own name. Under the Land Code Act B.E. 2497 (1954), foreign individuals may not hold freehold title to land. This applies to every landed property type — villas and townhouses included. The well-known 49% foreign quota applies only to condominiums, not to landed homes.
That does not mean foreigners are shut out. Thai law recognises several legitimate structures:
Route 1 — Building ownership + registered land lease (most common)
A foreigner can legally own the building itself while holding a 30-year lease on the land, registered at the Land Department. The lease can be structured with contractual renewal options. Building title and land lease are registered separately and both are legally protected. This is the most widely used and lowest-risk structure for foreign buyers of landed property in Thailand today.
Route 2 — Usufruct (สิทธิเก็บกิน)
A registered right to use, occupy and derive income from the property for up to 30 years, or for the lifetime of the holder. Suitable for long-term personal use or rental income.
Route 3 — Superficies (สิทธิเหนือพื้นดิน)
The registered right to own a structure on land belonging to someone else, for up to 30 years. Unlike a lease, superficies survives a transfer of the underlying land — which makes it a stronger legal position in some scenarios.
Route 4 — Thai spouse ownership
If married to a Thai national, land may be registered in the Thai spouse’s name, with a declaration confirming the funds are the Thai spouse’s personal property. The foreign spouse can separately register a usufruct or lease to protect their position.
⚠️ What to avoid: nominee company structures
The old workaround — setting up a Thai company with 51% passive Thai shareholders to hold land on a foreigner’s behalf — is exactly what Thai authorities are now targeting. Over 46,000 companies have been investigated in the 2025–2026 nominee crackdown, with data-analysis tools used to identify Thai shareholders who are passive or contributed no real capital. Consequences can include asset forfeiture, company dissolution and criminal liability.
Our position: The MIXX only assists buyers through transparent, legally sound structures. We introduce you to licensed Thai counsel who will assess which route fits your situation and set out the cost, term and risk of each option in writing.
Disclaimer: this page is general information, not legal advice. Consult a licensed Thai lawyer before purchasing.
Why foreign entrepreneurs choose Samut Prakan
- Manufacturing and trade hub: Samut Prakan has one of the highest factory densities in Thailand. Bang Poo Industrial Estate and the Bangna-Trad corridor host a large concentration of Chinese, Japanese and Korean businesses.
- Gateway to the EEC: roughly 30 km from the Eastern Economic Corridor — the natural midpoint between Bangkok and Thailand’s industrial east.
- Logistics: 30 minutes to Suvarnabhumi International Airport, about 90 minutes to Laem Chabang Port.
- Lifestyle: Mega Bangna mall 8 km away, plus IKEA, international schools and private hospitals.
- Cost: equivalent floor area in central Bangkok (Sukhumvit, Thonglor) typically costs 3–5× more.
Project specification
| Type | Mixed-use SOHO townhome (retail + office + residence) |
| Storeys | 4.5 |
| Total units | 18 only — no phase two |
| Starting price | ฿12.9M* (approx. US$355,000) |
| Usable area | 250+ sqm |
| Capacity | 5–15 staff |
| Lift | Private lift per unit |
| Parking | 2 cars, within the unit |
| Solar | 10 kW rooftop, expandable to 15 kW, EV-charger ready |
| Connectivity | AI-ready high-speed fibre |
| Location | Praeksa, Samut Prakan — near BTS Praeksa |
Visa routes for living in Thailand long-term
Thailand Privilege (formerly Elite Visa)
A membership-based long-stay visa running 5–20 years depending on tier, with no work permit required for residence. Suited to retirees, remote workers and investors. Fees vary by tier — confirm current packages with the official programme or an authorised agent.
LTR Visa (Long-Term Resident, 10 years)
Administered by Thailand’s Board of Investment (BOI) across four categories: Wealthy Global Citizens, Wealthy Pensioners, Work-from-Thailand Professionals and Highly-Skilled Professionals. Benefits include a 10-year stay, digital work permit and exemption from 90-day reporting.
Non-B Business Visa + Work Permit
If you register and genuinely operate a Thai company, you can apply for a Non-B visa and work permit. The MIXX sits in a mixed-use zone and can serve as your registered company address.
Running a business from The MIXX
The mixed-use zoning permits:
- Thai Limited Company registration
- Commercial registration
- Clinic licences — general practice, dental, physiotherapy, aesthetic/cosmetic
- Showroom, retail store, café or studio
- Trading company, consultancy, design or architecture practice
The building is designed around client visit flow: ground floor for retail or reception, floors 2–3 for offices or treatment rooms, floors 4–4.5 as private residence — work and home cleanly separated.
Location and coordinates
| GPS coordinates | 13.5851409, 100.6140966 |
| Address | Praeksa, Mueang Samut Prakan, Samut Prakan 10280, Thailand |
| Google Maps | The Mixx sukhumvit-Praekasa |
| BTS Praeksa station | 5–10 min by car (Green Line, direct to central Bangkok) |
| Suvarnabhumi Airport (BKK) | 30 minutes |
| Mega Bangna mall | 8 km |
| Central Bangkok | 25–35 km (40–60 min) |
| Bang Poo Industrial Estate | ~10 km |
| Eastern Economic Corridor (EEC) | ~30 km |
| Laem Chabang Port | ~90 minutes |
Pricing and payment
| Starting price | THB 12,900,000 |
| Approx. USD | US$355,000 |
| Approx. EUR | €330,000 |
| Total units | 18 (available now) |
| Sales agent | Pi Estate |
| Developer | Kim Chua Group |
| Payment | Instalment plans available; foreign currency inflows require a FET form from the receiving Thai bank |
Frequently asked questions
Can a foreigner run a company here and live upstairs?
Yes — this is the most common arrangement among our foreign clients. The company leases or owns the building with a registered land lease, registers its address here, and the founder lives on the upper floors. Pair it with a Non-B visa and work permit, or an LTR / Thailand Privilege visa.
How far is central Bangkok?
Roughly 25–35 km, or 40–60 minutes by car depending on traffic. BTS Praeksa station is 5–10 minutes away and connects directly to central Bangkok on the Green Line.
What rental yield can I expect?
SOHO office space in this area rents for roughly ฿60,000–120,000 per month depending on size and fit-out. Compared with the 3–4% yields typical of Bangkok condominiums, a mixed-use SOHO offers a more flexible return structure because commercial and residential portions can be let separately. Rooftop solar lowers operating cost and adds an ESG premium at resale.
Why only 18 units?
The MIXX is a boutique development on a fixed land parcel with no phase two planned. Scarcity is deliberate: every owner receives full attention from property management, and resale value is never diluted by new units from the same project.
How do I transfer funds from abroad?
Foreign buyers must bring funds into Thailand in foreign currency and obtain a Foreign Exchange Transaction (FET) form from the receiving Thai bank. We can introduce you to banks familiar with foreign property transactions and walk you through the documentation.
Book a viewing
The MIXX Sukhumvit-Praekasa
SOHO Townhome · 4.5 storeys · 18 units only · from ฿12.9M*
- Phone: +66 92-455-8222
- LINE: @themixx
- Website: themixx.in.th
- Email: [email protected]
- Map: Google Maps
* Starting price applies to selected unit types. Final price varies by unit and floor. Information on this page is for general guidance and does not constitute legal or investment advice.