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Data last updated 29 Sept 2026, 04:23.

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DDproperty

Royal River PlaceAll units in this condo →

Yan Nawa, Bang Pong Pang · Google Maps
฿25,000,000฿80,090 / m²Good price26+ days listed
3 beds3 baths
฿25,000,000
฿80,090 / m²
View on DDproperty
OverviewPriceCosts & returnsLocationBuildingSimilar

Price comparisonEstimated from other current listings, not a valuation — just a signal.Typical range (25th–75th percentile) of comparable listings, per m²

Good price

11% below the median price/m² of 7 comparable listings in this condo.

This listing
฿25,000,000
312.2 m² · ฿80,090/m²
At the median for 312.2 m²
฿28,013,462
฿3,013,462 less than the median
Typical range for this size
฿27,658,160 – ฿30,925,827
Comparables' median asking price: ฿28,000,000

Rental estimate & yieldGross yield = estimated rent × 12 ÷ asking price, before common fees, taxes, vacancy and agent fees. Asking rents, not signed contracts.

Based on 8 rentals in this condo, all layouts: median ฿325/m² per month × 312.2 m².

Estimated rent
฿101,567/mo
฿68,283 – ฿162,156/mo
Gross yield
4.9%
3.3% – 7.8%
Median rent of comparables
฿95,000/mo
8 rentals, any size
Rentals of similar size
  • ฿120,000/mo·312 m²·
More details

Address

Subdistrict
Bang Pong Pang
Address
Rama 3 Road, Bang Pong Pang, Yan Nawa, Bangkok
Nearest transit
890 m (11 min) from B6 Wat Dan BRT
Coordinates
13.67342, 100.54580

Listing history

Listing ID
DDproperty #10769167
Posted at
2 Sept 2026
First seen
26 Sept 2026, 20:26
Last seen
26 Sept 2026, 20:26
Raw JSON
312 m²
Condo
฿25,000,000
Good price
฿80,090 / m²
DDproperty
View on DDproperty
Listed by
Sutapat Pariwong✓
Agent pageContact on DDproperty ↗
Listed by
Sutapat Pariwong✓
Agent pageContact on DDproperty ↗
This listing ฿80,090Median ฿89,744฿88,605 – ฿99,074
Similarly priced nearby
  • ฿25,000,000·282.2 m²·฿88,605/m²·3 beds
  • ฿25,000,000·282.2 m²·฿88,605/m²·3 beds
  • ฿25,000,000·282.2 m²·฿88,605/m²·3 beds
  • ฿28,000,000·312 m²·฿89,744/m²·3 beds
  • ฿28,325,000·312 m²·฿90,785/m²·3 beds
  • ฿35,000,000·326 m²·฿107,362/m²·3 beds
3 beds
  • ฿70,000/mo·320 m²·3 beds
  • ฿70,000/mo·320 m²·3 beds
  • ฿200,000/mo·298 m²·4 beds
  • ฿60,000/mo·280 m²·3 beds
  • ฿37,000/mo·139 m²·2 beds
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    1. Home
    2. For sale
    3. Yan Nawa
    4. Royal River Place
    5. Royal River Place, bangkok
    For sale

    Source details

    Recency
    Listed on Sep 02, 2026 (3w ago)
    Developer
    Sutapat Pariwong
    For sale

    Location

    Open in Google Maps
    • 281 m to BRT Wat Dan
    • 1.2 km to BRT Wat Pariwat

    23 sale listings in a 145-unit building

    Cost of buying

    Land Office fees and taxes on top of the price. An estimate: the exact amounts are set by the Land Office on transfer day.

    Official appraisal
    ฿56,100/m² × 312.2 m² = ฿17,511,615
    Treasury Department appraisal, building median (฿46,900–฿64,400/m² by floor) · Registered as: รอยัลริเวอร์เพลส
    Asking price is 1.43× the official appraisal
    Valid until 31 Dec 2026 (the next appraisal cycle starts in 2027). Source: Treasury Department (assessprice.treasury.go.th)
    Transfer fee (2 % of appraisal)· split฿350,232
    Stamp duty (0.5 %)· seller฿125,000
    Withholding income tax· seller฿894,766
    You pay on top of the price฿175,116
    All-in for the buyer฿25,175,116
    Seller's taxes and fees฿1,194,882

    No fee relief: it needs price, appraisal and loan ≤ ฿7M.Taxes are the seller's by custom, but it's negotiable: some sellers ask for a price "net" of fees.Individual sellers: on the appraisal, less a deduction by years held, at progressive rates (max 20 % of the price). Companies: 1 %.Estimate for guidance only, not tax or legal advice. Rules as of September 2026.

    Net rental yieldWhat's left after the recurring costs of actually letting this unit out, on top of the rental estimate above.No fee reported for this project: estimated from similar buildings nearby.Vacancy assumes 30 days between tenants (default of 1 month — not enough history for this building yet).Estimate for guidance only: based on asking rents (not signed contracts) and simplified tax/fee rules. Not tax or investment advice.

    Estimated gross rent฿1,218,808
    Common area fee− ฿149,832
    Vacancy allowance− ฿100,176
    Letting agent fee (1 month/year)− ฿101,567
    Land & Building tax− ฿3,502
    Furnishing & maintenance allowance− ฿60,940
    Net annual income฿802,790
    Net yield
    3.2%
    1.9% – 5.5%
    vs. 4.9%% gross
    4.9%
    Total investment
    ฿25,175,116
    Price + ฿175,116 buyer's costs

    Cost of owning: ~฿12,486/mo common fee (฿40/m²/month)

    Key facts

    Price vs market
    11 % below market
    vs 7 similar units in this condo
    Net rental yield
    3.2% net yield
    4.9% gross before costs
    Buying costs
    ฿175,116
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿12,486/mo
    Estimated, ~฿40/m² per month
    Could rent for
    ฿101,567/mo
    4.9 % gross yield
    Project
    Royal River Place
    Built
    1997
    Floors
    41
    Units
    145

    Building facilities24h security · CCTV · Golf simulator · Gym · Lift · Parking · Reception · Swimming pool · Tennis court

    Flood risk:LowNo BMA-documented flood-prone spot was found within 800 m of this location.Position is this project's approximate location (median of nearby listings), not this exact unit.Based only on proximity to points BMA itself has flagged as flood-prone or flood-watch — not a hydrological model, and not the 2011 flood extent. A location with nothing nearby is not proven flood-safe: BMA's list covers the spots it chose to document, not a wall-to-wall survey. Source: Bangkok Metropolitan Administration, Department of Drainage and Sewerage (public map data)

    Commute to business hubsEstimated from OpenStreetMap rail lines, typical dwell/transfer times and walking speed — not a live timetable.Position is this project's approximate location; walking time is approximate too.

    • Sathorn
      Walk 3 min → BRT Wat Dan → BTS Chong Nonsi → Sathorn (5 stops)
      ~30 min
    • Silom
      Walk 3 min → BRT Wat Dan → BTS Chong Nonsi → Silom (6 stops)
      ~32 min
    • Siam
      Walk 3 min → BRT Wat Dan → BTS Chong Nonsi → Siam (8 stops)
      ~36 min
    • Asok / Sukhumvit
      Walk 3 min → BRT Wat Dan → BTS Chong Nonsi → Asok / Sukhumvit (12 stops)
      ~44 min
    • Rama 9
      Walk 3 min → BRT Wat Dan → BTS Chong Nonsi → MRT Si Lom → Rama 9 (12 stops)
      ~55 min

    Other units in Royal River Place

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    16
    ฿14,000,000
    2 beds · 128 m²
    For saleDDproperty
    8
    ฿17,000,000
    4 beds · 312 m²
    For saleDDproperty
    ฿11,500,000
    2 beds · 194 m² · Floor 25
    PropertyHub
    17
    ฿25,000,000
    3 beds · 282 m²
    DDproperty
    15
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    2 beds · 128 m²
    DDproperty
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    4 beds · 312 m² · Floor 10
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    15
    ฿11,500,000
    2 beds · 194 m²
    DDproperty
    18
    ฿35,000,000
    4 beds · 312 m²
    DDproperty
    24
    ฿35,000,000
    3 beds · 326 m²
    DDproperty
    14
    ฿28,000,000
    3 beds · 312 m²
    DDproperty
    41
    ฿11,000,000
    2 beds · 158 m²
    DDproperty
    22
    ฿25,000,000
    4 beds · 312 m²
    DDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    16
    Royal River Place, bangkok
    DDproperty
    		22128 m²—฿14,000,000
    ฿109,375
    27 Sept 2026
    8
    Royal River Place, bangkok
    DDproperty
    		44312 m²—฿17,000,000฿54,48726 Sept 2026
    For sales riverview condo with 2bedrooms 193 sq.m.
    PropertyHub
    		22194 m²25฿11,500,000฿59,35824 Sept 2026
    17
    Royal River Place, bangkok
    DDproperty
    		34282 m²—฿25,000,000฿88,60522 Sept 2026
    15
    Royal River Place, bangkok
    DDproperty
    		22128 m²—฿9,500,000฿74,21915 Sept 2026
    Spacious 4-BR 312 Sqm Condo At Royal River Place (ID 2918459)
    PropertyHubPropertyScout×3
    		44312 m²10฿17,000,000฿54,48714 Sept 2026
    15
    Royal River Place, bangkok
    DDproperty
    		22194 m²—฿11,500,000฿59,35813 Sept 2026
    18
    Royal River Place, bangkok
    DDproperty
    		45312 m²—฿35,000,000฿112,17910 Sept 2026
    24
    Royal River Place, bangkok
    DDproperty
    		34326 m²—฿35,000,000฿107,3629 Sept 2026
    14
    Royal River Place, bangkok
    DDproperty
    		34312 m²—฿28,000,000฿89,7448 Sept 2026
    41
    Royal River Place, bangkok
    DDproperty
    		22158 m²—฿11,000,000฿69,6208 Sept 2026
    22
    Royal River Place, bangkok
    DDproperty×2
    		44312 m²—฿25,000,000฿80,1184 Sept 2026
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
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    For sale
    For sale

    Price history

    Observed atPrice
    26 Sept 2026, 20:26฿25,000,000

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