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Data last updated 28 Sept 2026, 18:47.

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DDproperty

Watermark ChaophrayaAll units in this condo →

Khlong San, Bang Lam Phu Lang · Google Maps
฿35,000,000฿159,091 / m²Above market
3 beds3 baths
฿35,000,000
฿159,091 / 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

29% above the median price/m² of 146 comparable listings in this condo.

This listing
฿35,000,000
220 m² · ฿159,091/m²
At the median for 220 m²
฿27,195,149
฿7,804,851 more than the median
Typical range for this size
฿22,689,655 – ฿29,056,603
Comparables' median asking price: ฿18,900,000

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

Based on 76 rentals in this condo: median ฿441/m² per month × 220 m².

Estimated rent
฿97,060/mo
฿91,034 – ฿100,102/mo
Gross yield
3.3%
3.1% – 3.4%
Median rent of comparables
฿75,000/mo
76 rentals, any size
Rentals of similar size
  • ฿95,000/mo·220 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 #11729857
Posted at
20 Sept 2026
First seen
26 Sept 2026, 20:23
Last seen
26 Sept 2026, 20:23
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220 m²
Condo
฿35,000,000
Above market
฿159,091 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Bangkok Residential
Bangkok Residential✓
บริษัท แบงคอก เรสซิเดนเชียล พร็อพเพอร์ตี้ กรุ๊ป จำกัด
Agent pageContact on DDproperty ↗
Listed by
Bangkok Residential
Bangkok Residential✓
บริษัท แบงคอก เรสซิเดนเชียล พร็อพเพอร์ตี้ กรุ๊ป จำกัด
Agent pageContact on DDproperty ↗
This listing ฿159,091Median ฿123,614฿103,135 – ฿132,075
Similarly priced nearby
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    1. Home
    2. For sale
    3. Khlong San
    4. Watermark Chaophraya
    5. Watermark Chaophraya, bangkok
    For sale

    Source details

    Recency
    Listed on Sep 20, 2026 (6d ago)
    Developer
    Bangkok Residential
    Listing flag
    Corporate
    Agency
    บริษัท แบงคอก เรสซิเดนเชียล พร็อพเพอร์ตี้ กรุ๊ป จำกัด

    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 × 220 m² = ฿19,954,000
    Treasury Department appraisal, building median (฿77,700–฿109,000/m² by floor) · Registered as: วอเตอร์มาร์ค เจ้าพระยา ริเวอร์
    Asking price is 1.75× 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฿399,080
    Stamp duty (0.5 %)· seller฿175,000
    Withholding income tax· seller฿1,108,475
    You pay on top of the price฿199,540
    All-in for the buyer฿35,199,540
    Seller's taxes and fees฿1,483,015

    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฿1,164,715
    Common area fee− ฿105,600
    Vacancy allowance− ฿95,730
    Letting agent fee (1 month/year)− ฿97,060
    Land & Building tax− ฿3,991
    Furnishing & maintenance allowance− ฿58,236
    Net annual income฿804,099
    Net yield
    2.3%
    2.1% – 2.4%
    vs. 3.3%% gross
    3.3%
    Total investment
    ฿35,199,540
    Price + ฿199,540 buyer's costs

    Cost of owning: ~฿8,800/mo common fee (฿40/m²/month)

    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

    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)

    Key facts

    Price vs market
    29 % above market
    vs 146 similar units in this condo
    Net rental yield
    2.3% net yield
    3.3% gross before costs
    Buying costs
    ฿199,540
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿8,800/mo
    ฿40/m² per month
    Could rent for
    ฿97,060/mo
    3.3 % 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

    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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    Watermark Chaophraya, bangkok
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    		33265 m²—฿35,000,000฿132,07526 Sept 2026
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    Watermark Chaophraya, bangkok
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    		33145 m²—฿13,500,000฿93,10326 Sept 2026
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    Watermark Chaophraya, bangkok
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    		34145 m²—฿19,000,000฿131,03426 Sept 2026
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    Watermark Chaophraya, bangkok
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    		33140 m²—฿18,000,000฿128,57125 Sept 2026
    28
    Watermark Chaophraya, bangkok
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    		45284 m²—฿36,000,000฿126,93925 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
    For sale
    For sale
    For sale

    3 similar listingsSame project, beds, size and price, but the floor differs or is unknown — might be a different unit.

    ListingFloorAgentPostedPrice
    DDpropertyWatermark Chaophraya, bangkok↗
    		—Chomratkamol Soontorntarawong (Gor)25 Sept 2026฿35,000,000
    DDpropertyWatermark Chaophraya, bangkok↗
    		—Smart Living Bangkok Co.,Ltd.14 Sept 2026฿35,000,000
    PropertyHub3 Bed 3 Bath 220 SQ.M Watermark Choapraya↗
    		26—7 May 2025฿35,000,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:23฿35,000,000

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