Documented cluster · Bang Kho Laem
Charoen Krung 103 canal-market approach
ตึกแถวทางเข้าชุมชนเจริญกรุง 103
Documented cluster · Bang Kho Laem
ตึกแถวทางเข้าชุมชนเจริญกรุง 103
Frontage and depth are the short and long sides of each footprint's minimum-area bounding rectangle, computed by scripts/build-shophouse-spine.py over the Overture/OSM screen. A footprint in this set has not been visited: the shape says shophouse, and nothing here says it is one.
Computed per footprint from depth, plot and neighbours — not merely listed. A clause counts as binding when this building's own geometry triggers it.
MR55 ข้อ 4143 of 56
Setback from public road centreline: 3 m; 6 m where the road is under 10 m wide, for buildings over 2 storeys or 8 m — including ตึกแถว.
THE decisive clause. An old shophouse occupies its whole plot because it predates this. Demolish it and the replacement must step back onto ground that, on a 12 m plot, is most of the site — so on many plots you cannot lawfully rebuild what you tear down.
MR55 ข้อ 25 of 56
Each คูหา: width ≥ 4 m (column centreline to centreline); depth ≥ 4 m and ≤ 24 m; ground-floor area ≥ 30 m². If depth exceeds 16 m, an uncovered void of ≥ 10% of ground-floor area between 12 and 16 m depth.
The 4 m module is a floor set by law. Tirapas's surveyed 4 m module is the regulation made visible.
The interesting number is the third. Where a row exceeds today's cap, the building standing there could not be built again — which means demolition is not a reversible decision, whatever replaces it.
Each footprint is placed on two axes: the appraised land value underneath it, split at the citywide median of ฿3,568,750, and its plot depth, split at 13.6 m — below which a 2 m setback takes a serious share of any compliant replacement.
Worth reconsidering21
High land value, shallow plot.
Maximum pressure to demolish — and the plot is shallow enough that a compliant replacement loses a serious share of its footprint to the setback. Demolition here is closest to self-defeating, and it is the owner who is least likely to have been told.
Genuinely exposed8
High land value, deeper plot.
The land is worth enough to justify clearing and the plot is deep enough to absorb a setback. On present rules these are the ones that go, and an argument for keeping them has to be made on carbon, tenure or social capital rather than on the code.
Reuse is the easy answer17
Lower land value, shallow plot.
Little pressure to clear, and the setback would bite hard if anyone tried. Nothing needs defending here yet — which makes it the cheapest place to test what adaptive reuse actually costs.
10 of the 56 footprints here carry no quadrant, so the split above sums to 46 rather than 56. That is a join artefact, not a gap in the screen: the pressure layer classifies all 2,433 footprints, but the spine joins the two sets by centroid rounded to five decimal places, and 241 of the 2,433 miss that key by a metre or so. Those buildings have a quadrant; this page cannot currently name it.
Appraised value is the base for transfer tax and sits below market, so every figure here is a floor, not an estimate.
Storeys are known for 0 of the 56 footprints here — 56 carry none, and are left null rather than filled with a plausible number. Across the whole spine the same is true of storeys (for two-thirds of the set), tenure, structural condition, road width, build year.
The green-and-cream row is a threshold, not the destination. Pass through it and the arterial city gives way to a small weekend halal market, Buddhist–Muslim neighbourliness and a canal landscape hidden behind Charoen Krung.
Roadside rowhouses leading to a Muslim canal market
Documentation: Bangkok News / Around Online neighbourhood guide ↗. Every computed figure on this page comes from scripts/build-shophouse-spine.py, which states each rule in its header.
Arkara, N. (2026). Charoen Krung 103 canal-market approach — documented shophouse cluster (56 screened footprints) [Data set]. Shophouse Metropolis, BKKx. https://shophouses.nonarkara.org/shophouses/cluster/charoen-krung-103
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