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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
฿16,000,000฿177,778 / m²Fair price28+ days listed
2 beds2 baths
฿16,000,000
฿177,778 / 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

10% above the median price/m² of 30 comparable listings in this condo.

This listing
฿16,000,000
90 m² · ฿177,778/m²
At the median for 90 m²
฿14,570,217
฿1,429,783 more than the median
Typical range for this size
฿14,073,574 – ฿17,044,705
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 × 90 m².

Estimated rent
฿65,812/mo
฿59,771 – ฿72,727/mo
Gross yield
4.9%
4.5% – 5.5%
Median rent of comparables
฿65,000/mo
50 rentals, any size
Rentals of similar size
  • ฿65,000/mo·88.9 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 #11811693
Posted at
31 Aug 2026
First seen
26 Sept 2026, 20:26
Last seen
26 Sept 2026, 20:26
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90 m²
Condo
฿16,000,000
Fair price
฿177,778 / m²
DDproperty
View on DDproperty
Listed by
Grow Around Estate  Co., Ltd.
Grow Around Estate  Co., Ltd.✓
Grow Around Estate Co., Ltd.
Agent pageContact on DDproperty ↗
Listed by
Grow Around Estate  Co., Ltd.
Grow Around Estate  Co., Ltd.✓
Grow Around Estate Co., Ltd.
Agent pageContact on DDproperty ↗
This listing ฿177,778Median ฿161,891฿156,373 – ฿189,386
Similarly priced nearby
  • ฿15,590,000·88.9 m²·฿175,385/m²·2 beds
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2 beds
  • ฿65,000/mo·88.9 m²·2 beds
  • ฿65,000/mo·88.9 m²·2 beds
  • ฿65,000/mo·88.9 m²·2 beds
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  • ฿70,000/mo·88.9 m²·2 beds
    1. Home
    2. For sale
    3. Bang Kho Laem
    4. Menam Residences
    5. Menam Residences, bangkok
    For sale

    Source details

    Price type
    Negotiable
    Recency
    Listed on Aug 31, 2026 (3w ago)
    Developer
    Grow Around Estate  Co., Ltd.
    Listing flag
    Corporate
    Agency
    Grow Around Estate Co., Ltd.
    For sale

    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

    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 × 90 m² = ฿11,367,000
    Treasury Department appraisal, building median (฿105,700–฿144,300/m² by floor) · Registered as: แม่น้ำ เรสซิเดนท์
    Asking price is 1.41× 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฿227,340
    Stamp duty (0.5 %)· seller฿80,000
    Withholding income tax· seller฿408,190
    You pay on top of the price฿113,670
    All-in for the buyer฿16,113,670
    Seller's taxes and fees฿601,860

    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.

    150 sale listings in a 294-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฿789,739
    Common area fee− ฿64,800
    Vacancy allowance− ฿64,910
    Letting agent fee (1 month/year)− ฿65,812
    Land & Building tax− ฿2,273
    Furnishing & maintenance allowance− ฿39,487
    Net annual income฿552,457
    Net yield
    3.4%
    3.1% – 3.8%
    vs. 4.9%% gross
    4.9%
    Total investment
    ฿16,113,670
    Price + ฿113,670 buyer's costs

    Cost of owning: ~฿5,400/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
    10 % above market
    vs 30 similar units in this condo
    Net rental yield
    3.4% net yield
    4.9% gross before costs
    Buying costs
    ฿113,670
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿5,400/mo
    ฿60/m² per month
    Could rent for
    ฿65,812/mo
    4.9 % 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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    Menam Residences, bangkok
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    Menam Residences, bangkok
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    		1151 m²—฿8,900,000฿174,51027 Sept 2026
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    38
    Menam Residences, bangkok
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    		33160 m²—฿38,950,000฿243,43826 Sept 2026
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    Menam Residences, bangkok
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    		33160 m²—฿44,000,000฿275,18926 Sept 2026
    51
    Menam Residences, bangkok
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    		32169 m²—฿29,000,000฿171,59825 Sept 2026
    46
    Menam Residences, bangkok
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    		2277 m²—฿14,500,000฿188,31225 Sept 2026
    47
    Menam Residences, bangkok
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    		2289 m²—฿13,900,000฿156,37325 Sept 2026
    54
    Menam Residences, bangkok
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    		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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    Price history

    Observed atPrice
    26 Sept 2026, 20:26฿16,000,000

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