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Data last updated 28 Sept 2026, 18:47.

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DDproperty

Menam ResidencesAll units in this condo →

Bang Kho Laem, Wat Prayakrai · Google Maps
฿11,000,000฿159,420 / m²Fair price18+ days listed
2 beds2 baths
฿11,000,000
฿159,420 / 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

Fair price

2% below the median price/m² of 30 comparable listings in this condo.

This listing
฿11,000,000
69 m² · ฿159,420/m²
At the median for 69 m²
฿11,185,899
฿185,899 less than the median
Typical range for this size
฿10,789,740 – ฿13,067,607
Comparables' median asking price: ฿13,900,000

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

Based on 50 rentals in this condo: median ฿731/m² per month × 69 m².

Estimated rent
฿50,456/mo
฿45,825 – ฿55,758/mo
Gross yield
5.5%
5.0% – 6.1%
Median rent of comparables
฿65,000/mo
50 rentals, any size
Rentals of similar size
  • ฿45,000/mo·66 m²
More details

Address

Subdistrict
Wat Prayakrai
Address
2088 Charoenkrung Road, Wat Prayakrai, Bang Kho Laem, Bangkok
Coordinates
13.70583, 100.50666 (approx.)

Listing history

Listing ID
DDproperty #11014522
Posted at
10 Sept 2026
First seen
26 Sept 2026, 20:25
Last seen
26 Sept 2026, 20:25
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69 m²
Condo
฿11,000,000
Fair price
฿159,420 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Connex Property
Connex Property✓
Agent pageContact on DDproperty ↗
Listed by
Connex Property
Connex Property✓
Agent pageContact on DDproperty ↗
This listing ฿159,420Median ฿162,114฿156,373 – ฿189,386
Similarly priced nearby
  • ฿11,000,000·69 m²·฿159,420/m²·2 beds
  • ฿11,000,000·69 m²·฿159,420/m²·2 beds
  • ฿12,600,000·77.8 m²·฿161,891/m²·2 beds
  • ฿12,600,000·77.8 m²·฿161,891/m²·2 beds
  • ฿12,500,000·77 m²·฿162,338/m²·2 beds
  • ฿13,900,000·88.9 m²·฿156,373/m²·2 beds
·2 beds
  • ฿55,000/mo·73 m²·2 beds
  • ฿45,000/mo·65 m²·2 beds
  • ฿55,000/mo·73 m²·2 beds
  • ฿45,000/mo·65 m²·2 beds
  • ฿50,000/mo·73 m²·2 beds
    1. Home
    2. For sale
    3. Bang Kho Laem
    4. Menam Residences
    5. Menam Residences, bangkok
    For sale

    Source details

    Recency
    Listed on Sep 10, 2026 (2w ago)
    Developer
    Connex Property
    Listing flag
    Corporate
    Agency
    Connex Property

    LocationApproximate: this source doesn't publish coordinates, so this is Menam Residences's location taken from other listings.

    Open in Google Maps
    • 1.5 km to BRT Rama III Bridge
    • 1.7 km to BTS Saphan Taksin
    • 1.7 km to BTS Krung Thon Buri
    • 1.7 km to BRT Charoenrat

    150 sale listings in a 294-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
    ฿126,300/m² × 69 m² = ฿8,714,700
    Treasury Department appraisal, building median (฿105,700–฿144,300/m² by floor) · Registered as: แม่น้ำ เรสซิเดนท์
    Asking price is 1.26× 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฿174,294
    Stamp duty (0.5 %)· seller฿55,000
    Withholding income tax· seller฿257,522
    You pay on top of the price฿87,147
    All-in for the buyer฿11,087,147
    Seller's taxes and fees฿399,669

    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.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฿605,467
    Common area fee− ฿49,680
    Vacancy allowance− ฿49,764
    Letting agent fee (1 month/year)− ฿50,456
    Land & Building tax− ฿1,743
    Furnishing & maintenance allowance− ฿30,273
    Net annual income฿423,550
    Net yield
    3.8%
    3.4% – 4.3%
    vs. 5.5%% gross
    5.5%
    Total investment
    ฿11,087,147
    Price + ฿87,147 buyer's costs

    Cost of owning: ~฿4,140/mo common fee (฿60/m²/month)

    Commute to business hubs

    No BTS/MRT/rail station within a 1.5 km walk — you'd need a bus, taxi or car.

    Key facts

    Price vs market
    2 % below market
    vs 30 similar units in this condo
    Net rental yield
    3.8% net yield
    5.5% gross before costs
    Buying costs
    ฿87,147
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿4,140/mo
    ฿60/m² per month
    Could rent for
    ฿50,456/mo
    5.5 % gross yield
    Project
    Menam Residences
    Built
    2016
    Floors
    54
    Units
    294

    Building facilities24h security · CCTV · Co-working space · Garden · Gym · Keycard access · Lift · Parking · Playground · Reception · Sauna · Shops · +2 more

    Flood risk:HighNearest: สุสานโปรแตสแตน (ถนนเจริญกรุง) (documented flood trouble spot) · ~54 mThis location is right next to a spot BMA has documented as flood-prone or flood-watch.1 documented spot within 300 m6 documented spots within 800 mPosition 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)

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    DDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    52
    Menam Residences, bangkok
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    		33162 m²—฿41,000,000
    ฿253,086
    28 Sept 2026
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    Menam Residences, bangkok
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    		1149 m²—฿9,290,000฿189,59227 Sept 2026
    54
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    		32121 m²—฿33,000,000฿272,72727 Sept 2026
    41
    Menam Residences, bangkok
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    		1151 m²—฿8,900,000฿174,51027 Sept 2026
    8
    Menam Residences, bangkok
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    		1151 m²—฿8,900,000฿174,51027 Sept 2026
    38
    Menam Residences, bangkok
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    		33160 m²—฿38,950,000฿243,43826 Sept 2026
    39
    Menam Residences, bangkok
    DDproperty
    		33160 m²—฿44,000,000฿275,18926 Sept 2026
    51
    Menam Residences, bangkok
    DDproperty
    		32169 m²—฿29,000,000฿171,59825 Sept 2026
    46
    Menam Residences, bangkok
    DDproperty
    		2277 m²—฿14,500,000฿188,31225 Sept 2026
    47
    Menam Residences, bangkok
    DDproperty
    		2289 m²—฿13,900,000฿156,37325 Sept 2026
    54
    Menam Residences, bangkok
    DDproperty
    		1149 m²—฿9,500,000฿193,87825 Sept 2026
    44
    Menam Residences, bangkok
    DDproperty
    		2278 m²—฿12,600,000฿161,89125 Sept 2026
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    2 similar listingsSame project, beds, size and price, but the floor differs or is unknown — might be a different unit.

    ListingFloorAgentPostedPrice
    DDpropertyMenam Residences, bangkok↗
    		—Waraporn Photong24 Sept 2026฿11,000,000
    PropertyHubFOR SALE condo , Menam Residences , BTS-Saphan Taksin , Wat Phraya Krai , Bang Kho Laem , Bangkok , CX-28563 ✅ Live chat with us ADD LINE @connexproperty ✅↗
    		17—18 Sept 2023฿11,000,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:25฿11,000,000

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