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Data last updated 29 Sept 2026, 14:11.

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  5. Watermark Chaophraya, bangkok
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DDproperty

Watermark ChaophrayaAll units in this condo →

Khlong San, Bang Lam Phu Lang · Google Maps
฿12,000,000฿130,435 / m²Above market15+ days listed
2 beds2 baths
฿12,000,000
฿130,435 / 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

Above market

10% above the median price/m² of 39 comparable listings in this condo.

This listing
฿12,000,000
92 m² · ฿130,435/m²
At the median for 92 m²
฿10,881,720
฿1,118,280 more than the median
Typical range for this size
฿9,638,095 – ฿12,226,480
Comparables' median asking price: ฿11,900,000

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

Based on 71 rentals in this condo: median ฿411/m² per month × 92 m².

Estimated rent
฿37,769/mo
฿35,831 – ฿39,289/mo
Gross yield
3.8%
3.6% – 3.9%
Median rent of comparables
฿40,000/mo
71 rentals, any size
Rentals of similar size
  • ฿38,000/mo·92 m²·
More details

Address

Subdistrict
Bang Lam Phu Lang
Address
Soi Charoennakorn 39-41, Charoennakorn Road, Bang Lam Phu Lang, Khlong San, Bangkok
Coordinates
13.71160, 100.50025 (approx.)

Listing history

Listing ID
DDproperty #11650441
Posted at
14 Sept 2026
First seen
26 Sept 2026, 20:25
Last seen
26 Sept 2026, 20:25
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92 m²
Condo
฿12,000,000
Above market
฿130,435 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Acute Realty Partner Co.,Ltd.
Acute Realty Partner Co.,Ltd.✓
Agent pageContact on DDproperty ↗
Listed by
Acute Realty Partner Co.,Ltd.
Acute Realty Partner Co.,Ltd.✓
Agent pageContact on DDproperty ↗
This listing ฿130,435Median ฿118,280฿104,762 – ฿132,897
Similarly priced nearby
  • ฿19,000,000·146 m²·฿130,137/m²·2 beds
  • ฿12,800,000·98.7 m²·฿129,660/m²·2 beds
  • ฿32,000,000·242 m²·฿132,231/m²·2 beds
  • ฿13,490,000·105.2 m²·฿128,220/m²·2 beds
  • ฿13,500,000·106 m²·฿127,358/m²·2 beds
  • ฿19,500,000·146 m²·฿133,562/m²·2 beds
2 beds
  • ฿35,000/mo·92 m²·2 beds
  • ฿35,000/mo·92 m²·2 beds
  • ฿38,000/mo·92 m²·2 beds
  • ฿40,000/mo·92 m²·2 beds
  • ฿38,000/mo·92 m²·2 beds
  • For sale

    Source details

    Recency
    Listed on Sep 14, 2026 (1w ago)
    Developer
    Acute Realty Partner Co.,Ltd.
    Listing flag
    Corporate
    Agency
    Acute Realty Partner Co.,Ltd.

    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
    ฿90,700/m² × 92 m² = ฿8,344,400
    Treasury Department appraisal, building median (฿77,700–฿109,000/m² by floor) · Registered as: วอเตอร์มาร์ค เจ้าพระยา ริเวอร์
    Asking price is 1.44× 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฿166,888
    Stamp duty (0.5 %)· seller฿60,000
    Withholding income tax· seller฿238,081
    You pay on top of the price฿83,444
    All-in for the buyer฿12,083,444
    Seller's taxes and fees฿381,525

    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.

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

    Open in Google Maps
    • 1.1 km to BTS Krung Thon Buri
    • 1.2 km to BTS Wongwian Yai
    • 1.7 km to BTS Saphan Taksin
    • 1.8 km to BTS Pho Nimit

    249 sale listings in a 486-unit building

    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฿453,225
    Common area fee− ฿44,160
    Vacancy allowance− ฿37,251
    Letting agent fee (1 month/year)− ฿37,769
    Land & Building tax− ฿1,669
    Furnishing & maintenance allowance− ฿22,661
    Net annual income฿309,715
    Net yield
    2.6%
    2.4% – 2.7%
    vs. 3.8%% gross
    3.8%
    Total investment
    ฿12,083,444
    Price + ฿83,444 buyer's costs

    Cost of owning: ~฿3,680/mo common fee (฿40/m²/month)

    Key facts

    Price vs market
    10 % above market
    vs 39 similar units in this condo
    Net rental yield
    2.6% net yield
    3.8% gross before costs
    Buying costs
    ฿83,444
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿3,680/mo
    ฿40/m² per month
    Could rent for
    ฿37,769/mo
    3.8 % gross yield
    Pets
    Small pets, by building rules
    Project
    Watermark Chaophraya
    Built
    2009
    Floors
    52
    Units
    486
    Developer
    Major Development

    Building facilities24h security · BBQ area · CCTV · Clubhouse · Covered parking · Garden · Gym · Lift · Mini golf range · Parking · Playground · Reception · +4 more

    Flood risk:MediumNearest: บริเวณโรงเหล็ก ซอยเจริญนคร 39 (documented flood trouble spot) · ~340 mA BMA-documented flood-prone spot is within easy reach of this location.5 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)

    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 18 min → BTS Krung Thon Buri → Sathorn (4 stops)
      ~29 min
    • Silom
      Walk 18 min → BTS Krung Thon Buri → Silom (5 stops)
      ~31 min
    • Siam
      Walk 18 min → BTS Krung Thon Buri → Siam (7 stops)
      ~35 min
    • Asok / Sukhumvit
      Walk 18 min → BTS Krung Thon Buri → Asok / Sukhumvit (11 stops)
      ~43 min
    • Rama 9
      Walk 18 min → BTS Krung Thon Buri → MRT Si Lom → Rama 9 (11 stops)
      ~54 min

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    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    35
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    1 unit(s) in this building at auction or sold by banks, from ฿14,800,000building median ฿123,967/m²See all
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    29 Sept 2026
    34
    Watermark Chaophraya, bangkok
    DDproperty
    33145 m²—฿16,900,000฿116,55229 Sept 2026
    35
    Watermark Chaophraya, bangkok
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    45284 m²—฿35,900,000฿126,58729 Sept 2026
    64
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    DDproperty
    34243 m²—฿28,000,000฿115,46429 Sept 2026
    33
    Watermark Chaophraya, bangkok
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    27
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    24
    Watermark Chaophraya, bangkok
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    22
    Watermark Chaophraya, bangkok
    DDproperty
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    10
    Watermark Chaophraya, bangkok
    DDproperty
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    31
    Watermark Chaophraya, bangkok
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    33145 m²—฿15,000,000฿103,44829 Sept 2026
    Condo for sale: Watermark Chaophraya River (242.5 sq m.), 3 bedrooms, 4 bathrooms, river view in every room.
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    53
    Watermark Chaophraya, bangkok
    DDproperty
    44283 m²—฿36,000,000฿127,20828 Sept 2026
    For sale
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    Price history

    Observed atPrice
    26 Sept 2026, 20:25฿12,000,000

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