The River and management of high-end residential projects that you never knew
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property reviews
Many might have known The River, a riverside luxury condominium project set on the banks of the Chao Phraya River. The upscale residential complex consists of two high-rise buildings that represent a familiar landmark on Charoen Nakhon Road. It received awards in recognition of its outstanding status as Bangkok’s most luxurious condominium and the best property project in Thailand.
In this article, we’ll take you on a tour of The River and shed light on the project’s property management by Plus Living Management that is operated by PLUS Property. The company has been entrusted with the task of overseeing the condominium juristic person’s overall property management work. This article sets out to introduce the interesting facts about The River and highlight the state of quality of life there.
Project information
- Developer: Raimon Land PLC
- Project type: A high-rise condominium
- Land size: 12-3-41 rais (the river frontage’s length: 120 meters)
- Number of buildings/floors/units:
- o South Tower 71 stories, 519 units
- o North Tower 41 stories, 318 units
- Parking: 1,217 cars
- Residential space: 108,737 square meters
- The Sky Garden
- A fitness room in either building
- A multi-purpose sports court
- Eight swimming pools
- A 50-meter lap pool with a saltwater pool system
- A 33-meter riverfront infinity pool
- A riverfront garden and a 120-meter riverside walkway leading to the pier operated by The River
- A complimentary luxurious air-conditioned shuttle boat service between the project and Saphan Taksin BTS station
- Six elevators for the low and high zones per building with the ratio of rooms to available elevators being 51.1:1 for the North Tower and 86.5:1 for the South Tower.
- A service elevator per building
- CCTV / Access Card / Intercom systems
- Air conditioning systems for the communal corridors on every residential floor
- Gross common space: 20,564 square meters
Given the interesting facts about The River, you will now know that this XXL-size luxurious condominium occupies a large tract of land and has a multitude of residential units and facilities with a combined common area of 20, 564 square meters. Plus Living Management is in charge of taking care of the project’s facilities and common areas, keeping them in good condition and clean. The facilities must be kept in good shape at all times.
Let’s tour the common areas and check out the facilities. Then, we will see what it is like to live here and how happily the residents go about their daily lives in the property project.
Eight swimming pools and the upkeep of the common areas
The fifth floor of the North Tower hosts the project’s main facilities that consist of swimming pools and the Sky Garden complete with flowering shrubs and trees like coconut palms. The coconuts are seasonally distributed to residents as gifts.
Coconut palms grow in abundance in the Sky Garden and bear fruit all year round. The building’s management usually gives the coconuts to residents free of charge so that they can enjoy the fresh coconut juice from the garden harvest. Coconut picking is another interesting activity that keeps participating residents smiling and promotes good relations among the community.
The South Tower hosts a 33-meter infinity pool on the fifth floor. This floor is usually teeming with residents using different facilities. Pool care by Plus Living Management starts early in the morning to get the pool ready for use by residents without a hitch.
The upkeep of the pool is carried out daily according to the following steps:
- Clean the pool and the surrounding areas. Skim off the leaves and floating debris.
- Vacuum the pool to remove the dirt, organic matters and other debris on the bottom of the pool to avoid causing harm to users.
- Clean the pool deck drains and the surrounding areas to make sure the pipes do not clog up.
- Check water quality and maintain a healthy pH level of between 7.1 and 7.6 ppm.
Care of the trees throughout the project to ensure pleasant sights
Now let’s move on to the greenery. The project has multiple types of trees, shrubs, ornamental plants and grasses, and flowering plants. Together with the small gardens, the green spaces have a wonderful freshness and vitality and provide much-needed shade and optimal cool air circulation throughout the project.
Trees and plants grow in abundance right from the entrance and along the walkways connecting buildings. There are also pocket gardens in different spot and the Sky Garden. Care of the lush green vegetation ensures that every plant retains their beautiful qualities. These represent part of the monthly responsibilities for which the juristic person management of The River has to provide a budget so that gardening experts can be hired to keep the green areas in good shape.
Pruning the trees and hedges in preparation for the rainy season. Propping up the tall trees to prevent them from collapse.
Ornamental plants in the project help purify the indoor air and require special attention. Besides regular watering and fertilizing, these plants need to be hauled out into the sun for their optimal growth.
While the main ornamental plants are soaking up the sun outside, the substitute plants are provided to take their place temporarily. So there are always two sets of plants to be on display alternately. This kind of landscape management is on a par with that of leading hotels to ensure that the overall scenery is always magnificent.
Air purifying plants.
Care of the project’s pier to enhance a complimentary shuttle boat service
Set on the banks of the Chao Phraya River, The River needs to operate a pier of its own for ferrying residents and visitors across the river and to and from Saphan Taksin BTS station. It’s another facility that is designed for the convenience of the residents and their daily commutes.
The River operates a pier and a complimentary shuttle boat service.
The River’s complimentary river-crossing shuttle service is well taken care of by Plus Living Management. The team ensures high standards of transport maintenance and safety for residents using the service
The company’s scheduled routine maintenance procedures cover tasks such as engine checks at regular intervals (daily, weekly, monthly, quarterly, and yearly), regular boat cleaning, and keeping lifebuoys in good shape for emergency use.
*The photos were taken before the Covid-10 pandemic.
Plus Living Management has staff standing on guard over the pier and the boat to ensure maximum safety for passengers. Although The River is the first property with a shuttle boat service managed by Plus Property, we are committed to developing and elevating the service to the highest standard. Maintenance of building services engineering systems for uninterrupted application.
Besides the upkeep of the condominium’s physical appearance and delivery of services for the convenience of residents going about their business matters, there are other responsibilities such as building services engineering work. At The River, this particular task is extremely complex and requires advanced specialist skills and expertise to care for the technical building services.
Inspection of crown lights close to the building’s structural system.
Maintenance of the electrical system of a large building like The River is a highly demanding, complicated job that calls for the professional expertise of technical personnel.
PLUS Property has a professional engineering and maintenance support team based at its headquarters to provide help and support to the building’s technical team as they conduct examinations to ensure that the electric system is properly functioning.
Annual preventive maintenance of the electrical system
Engineering & Maintenance Support Team
In addition to the electrical system, the water supply, the elevator, air conditioning and fire protection systems, Plus Living Management oversees maintenance of these systems through preventive maintenance. The goal is to keep them in good condition at all times.
Aside from ensuring that utility services go smoothly, preventive maintenance can prolong the lifespans of these systems and minimize damage resulting from the presence of faulty parts. Over the long term, preventive maintenance helps reduce the cost of a major overhaul.
A technician performs a thorough check of an air conditioning system.
Regular safety checks of elevators are conducted to ensure instant usability, smooth rides, and passenger safety.
Routine safety checks of the fire protection system are of paramount importance.
A little chat with a member of The River’s juristic person committee.
”Plus Living Management are very professional with years of experience and a good track record. We chose the Plus team to oversee property management of The River not because they gave us the lowest quote, but because of the quality.”
Mr. Peter, the former president of The River’s juristic person committee
When it comes to Plus Living Management, Mr. Peter believed in the professionalism of their property management. The River is not a small property project and its systems are very complex. So I had to choose the firm that has the expertise, credibility, and experience in managing different types of buildings.
Since taking charge of property management at The River, Plus Living Management has brought about significant changes. Apart from ensuring the physical beauty of the property project and delivering excellent services, the Plus team together with the juristic person committee has helped reduce energy costs. All outdated lights have been replaced with energy-saving LED lamps. The temperature of the walkways between the floors has also been reset. The move has saved the electricity cost by 25-30 percent.
Lights along the walkways in the common spaces have been replaced with LEDs.
A multitude of engaging activities is designed to provide everyone with happiness.
A happy residential experience – a direct result of high standards of comfort – is not the only thing that residents are looking for. Peace of mind is another factor that is no less important. In every property project that Plus Living Management oversees their property management, the Plus management team is keen on creating interesting activities that coincide with seasonal festivals to bring a sense of relaxation to residents after a hard day’s work and promote good relations among themselves. These activities are a great opportunity for residents to socialize and interact with members of the property management team so that the team has better ideas as to how to develop better services.
Loy Krathong Festival, a particular favorite with both Thai and non-Thai occupants.
*The photos were taken before the Covid-19 pandemic.
Event decoration to match the theme of a seasonal festival, create an exciting atmosphere and add color to the property project.
“All-Weather Get-Togethers” are designed to provide the latest updates and recommendations and promote an open exchange of ideas between residents, juristic person committee and the property management team.
**The photos were taken before the Covid-19 pandemic.
Beside the activities for the residents’ enjoyment and entertainment, the Plus Living Management team is also engaged in organizing activities to ensure the safety and security of the community. Fire drills and evacuation procedures, for example, are practiced annually. Sessions are also held to introduce the legal rights of the project’s joint owners and hear residents’ recommendations as part of an annual general meeting of co-owners. The goal of these activities is to improve and develop the quality of services.
Fire safety workshops with a fire drill and evacuation strategy are facilitated by the Bureau of Disaster Prevention and Mitigation.
**The photos were taken before the Covid-19 pandemic.
Setting up a venue for The River’s annual general meeting.
Plus Living Management and management of The River’s condominium juristic person
So that’s a behind-the-scenes look at how Plus Living Management goes about property management at The River. The job involves taking care of facilities such as the eight swimming pools and the green spaces. There are even more complicated tasks: maintenance of the complex building services, elevators, air conditioners and public utilities. The goal is to keep them in good shape so that they can accommodate the residents’ needs and support activities designed to maintain good relations among the occupants.
That only forms part of a larger scope of responsibility for property management by Plus Living Management. The company also lays great stress on budgeting, management of legal documents, accounting and building security management.
If you’re looking for a luxurious condominium or a high-end property project on the Chao Phraya River, then look no further than The River. It’s a viable option that should not be overlooked thanks to the project’s multiple perks. Apart from its prime location and the excellent facilities and amenities, The River boasts professional property management by Plus Living Management. We are committed to taking care of residents to ensure happiness in virtually all aspects of life. Hopefully, it’s easier for you to make a decision by now.
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If you’re searching for a property management firm to take care of your property project, whether it be a condominium, a housing estate, or a townhome community, please feel free to contact Plus Living Management, which is operated by PLUS Property. We know that for you home is more than just a place to crash out. We have high-quality professional teams with more than 25 years’ experience in the business. They not only specialize in property management, but they also pay attention to all aspects of modern living to serve the diverse needs of occupants.
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