Scope Prasanmitr: a render of the revised stepped tower, pale below and green-grey above with planting along each setback, set into an aerial view of Sukhumvit rooftops and Bangkok towers under grey cloud
Render: Scope
Market intelligence13 August 20265 min read

Scope Prasanmitr: 62 residences on a Sukhumvit 23 corner

A revised environmental filing sets Scope's next Bangkok building at 23 storeys and 62 residences on a 1.5-rai corner plot at Sukhumvit 23, down from the 24 storeys and 74 homes first filed. Fewer, larger homes is the Scope pattern.

Embark Estate Published 13 August 2026

Scope Prasanmitr is a planned 23-storey, 62-residence luxury condominium on a corner plot of about 1.5 rai at Sukhumvit 23 in Watthana, Bangkok, from Scope, the developer behind SCOPE Langsuan and SCOPE Thonglor. A revised environmental impact assessment filing reported in May 2026 cuts the building from 24 storeys and 74 homes to 23 storeys and 62, at 89.8 metres.

What changed in the filing

  • Storeys: 24 down to 23
  • Residences: 74 down to 62
  • Height: 89.8 metres, effectively unchanged
  • Facade: an inclined form replaced by a stepped one, with alternating angled windows

Losing twelve homes while keeping the height means the remaining residences get bigger. That is the Scope pattern, and it is deliberate: a small building of large homes, priced high per square metre, sold to people who intend to live in it. It is close to the opposite of the Sukhumvit norm.

An earlier Scope Prasanmitr render at dusk showing the inclined scheme: a slim glass tower with a faceted angled crown, recessed balconies, planted terraces of small trees and warm interior lighting above neighbouring Bangkok rooftops
The earlier scheme: an inclined glass form with a faceted crown. The image carries a draft watermark. Render: Scope
Two Scope Prasanmitr tower design studies side by side: a grey-green stepped form with planting along the setbacks and square punched windows, and a plain grey model with an angled top over street trees
The two forms side by side: the stepped, planted scheme against the plain angled one. Render: Scope

The change is easy to see once the two are placed together. The inclined form leaned; the revised one steps back, and each step becomes a planted terrace. Setbacks cost saleable floor area, which is the usual reason developers avoid them, and it is consistent with a scheme that has just chosen to build twelve fewer homes.

The plot, and what nearly happened to it

The land has a history that explains the shape of what is being built.

Read the full explanation

The site sits on the corner where Sukhumvit 23 runs through toward Sukhumvit 31, a pocket of the Asok corridor that is residential in character despite being minutes from one of the busiest interchanges in the city. The same land was earlier planned by SC Asset as The Crest Sukhumvit 23, at 24 storeys and 192 units.

192 units against 62 on the same plot is the single most useful number in this story. It tells you exactly how differently two developers can read the same piece of ground, and it tells you which end of the market this building is aimed at without anyone having to publish a price.

What is not known

Price, timing and the mix of homes. None of it is published.

Read the full explanation

No launch date. No price. No floor plans. An environmental filing is a planning step, not a sales event, and specifications can change again before a project opens. As of August 2026 anyone quoting a price per square metre for Scope Prasanmitr is guessing.

What Scope buildings do on resale

What the developer’s earlier buildings have actually done, rather than what is claimed for them.

Read the full explanation

The useful evidence is in the buildings that already exist. SCOPE Langsuan, on the Langsuan stretch of the Lumphini park axis, and SCOPE Thonglor on Sukhumvit 55 are both freehold, both small, and both trade thinly, which is what a low unit count does to a resale market. Few homes come up, and the ones that do are not discounted quickly.

Embark advises on resale and rental at both. If you would like to be told once, without a campaign attached, when Scope Prasanmitr opens, tell us and you will be.

Ask us about this

If this raised a question about your own purchase, leave it here. You will get a considered answer from Luka, not a sales sequence.

Common questions

What is Scope Prasanmitr?

A luxury condominium planned for a corner plot of about 1.5 rai at Sukhumvit 23 in Watthana, Bangkok, from Scope, the developer of SCOPE Langsuan and SCOPE Thonglor. A revised environmental impact assessment filing reported in May 2026 sets the building at 23 storeys and 89.8 metres with 62 residences, along with a facade change from an inclined form to a stepped one with alternating angled windows.

Why did the unit count fall from 74 to 62?

The revised filing keeps roughly the same height while removing one storey and twelve homes, which means the average residence gets larger. That is the pattern Scope has followed at Langsuan and Thonglor: a small number of generously sized homes rather than a high unit count. It usually signals a higher price per square metre and a smaller, more private building.

What happened to The Crest Sukhumvit 23?

The same plot was earlier planned by SC Asset as The Crest Sukhumvit 23, a 24-storey building of 192 units. That scheme did not proceed on this land. Going from 192 units to 62 on the same plot is the clearest measure of how differently the two developers read the site.

When does it launch, and what will it cost?

Neither has been published as of August 2026. An environmental filing is a planning step, not a launch, and the specification can change again before sales open. Anyone quoting a price for Scope Prasanmitr today is guessing. We will publish the numbers when Scope releases them.

Can Embark help me buy a Scope residence?

Yes, on the buildings that exist. Embark Estate advises on resale and rental at SCOPE Langsuan on the Lumphini park-axis and SCOPE Thonglor on Sukhumvit 55, both freehold. We hold no appointment at Scope Prasanmitr and claim none. If you want to be told when it opens, tell us and you will be told once, without a sales campaign attached.

The Embark Quarterly publishes considered writing on Bangkok's central residential market four times a year. No marketing, no sales.

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