Bangkok Metropolitan Region (BMR) faced impact of sprawl situation spreading in large scale, and land use has rapidly transformed, changing from agriculture to urbanization and dose of new residential projects. This transformation conduces to livelihood problems between newcomer and former villagers. The study has conducted with site survey and questionnaire distribution. After empirical study and review literature in study area in Nonthaburi and Pathumthani was investigated, the positive and negative impact of different land use transformation was revealed. The results can propose idea to improve new housing project in the future.