<p>Successful transit-oriented development (TOD) requires integrating urban planning measures and TOD-potential success factors while addressing gaps between theoretical practice and practical urban environments for the forthcoming TOD initiatives. This study provides empirical insights into the influencing factors and variables of the TOD-integrated system in Thailand. A quantitative approach with exploratory and confirmatory methods was used to assess multi-stakeholder perceptions through a questionnaire survey in three diverse TOD towns within urban municipality boundaries. The research used a multilevel assessment, including exploratory factor analysis, multiple regression analysis, and covariance-based structural equation modeling. The results provided three key thematic areas for the TOD-integrated practices model, including mixed development and urban identity corresponding to land-use systems prioritizing pedestrian-friendly designs, sustainable and active transport incorporated into transport systems focusing on improving travel behavior, and high density and community well-being for socioeconomic systems to promote urban tourism. The integration of urban planning measures and potential success factors was identified as critical for achieving these thematic areas for the successful TOD outcomes. The results overcome the gap between theory and practice by delivering actionable insights for TOD initiative decision-making by providing an integrated model of land use, transport, and socioeconomics that supports multi-stakeholder collaboration and sustainable urban development, enabling TOD from concept to implementation.</p>