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Data last updated 28 Sept 2026, 18:47.

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DDproperty

Lumpini Place Water CliffAll units in this condo →

Yan Nawa, Chong Nonsi · Google Maps
฿8,900,000฿71,200 / m²Above market
3 beds3 baths
฿8,900,000
฿71,200 / 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

18% above the median price/m² of 37 comparable listings in this condo, all layouts.

This listing
฿8,900,000
125 m² · ฿71,200/m²
At the median for 125 m²
฿7,552,084
฿1,347,916 more than the median
Typical range for this size
฿7,161,459 – ฿7,974,138
Comparables' median asking price: ฿3,190,000

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

Based on 5 rentals in this condo: median ฿390/m² per month × 125 m².

Estimated rent
฿48,701/mo
฿41,666 – ฿49,604/mo
Gross yield
6.6%
5.6% – 6.7%
Median rent of comparables
฿30,000/mo
5 rentals, any size
Rentals of similar size
  • ฿65,000/mo·126 m²·
More details

Address

Subdistrict
Chong Nonsi
Address
Soi Sathu Pradit 19 Yeak 10, Chong Nonsi, Yan Nawa, Bangkok
Nearest transit
590 m (7 min) from B4 Thanon Chan BRT
Coordinates
13.69987, 100.53864 (approx.)

Listing history

Listing ID
DDproperty #500290138
Posted at
27 Sept 2026
First seen
26 Sept 2026, 20:24
Last seen
27 Sept 2026, 12:03
Raw JSON
125 m²
Condo
฿8,900,000
Above market
฿71,200 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Pemika Aukkaraleekul
Pemika Aukkaraleekul✓
Property Scout Brokerage (Thailand) Co., Ltd.
Agent page
Listed by
Pemika Aukkaraleekul
Pemika Aukkaraleekul✓
Property Scout Brokerage (Thailand) Co., Ltd.
Agent page
This listing ฿71,200Median ฿60,417฿57,292 – ฿63,793
Similarly priced nearby
  • ฿8,900,000·125 m²·฿71,200/m²·3 beds
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  • ฿5,200,000·76.6 m²·฿67,929/m²·3 beds
3 beds
  • ฿50,000/mo·126 m²·3 beds
  • ฿30,000/mo·108 m²·3 beds
  • ฿26,000/mo·78 m²·3 beds
  • ฿30,000/mo·77 m²·3 beds
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    1. Home
    2. For sale
    3. Yan Nawa
    4. Lumpini Place Water Cliff
    5. Lumpini Place Water Cliff, bangkok
    For sale

    Source details

    Recency
    Reposted on Sep 27, 2026 (2h ago)
    Developer
    Pemika Aukkaraleekul
    Agency
    Property Scout Brokerage (Thailand) Co., Ltd.

    LocationApproximate: this source doesn't publish coordinates, so this is Lumpini Place Water Cliff's location taken from other listings.

    Open in Google Maps
    • 482 m to BRT Thanon Chan
    • 843 m to BRT Nararam 3
    • 1.5 km to BRT Technic Krungthep

    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
    ฿49,900/m² × 125 m² = ฿6,237,500
    Treasury Department appraisal, building median (฿42,300–฿55,000/m² by floor) · Registered as: ลุมพินี เพลส วอเตอร์คลิฟ 1, ลุมพินีเพลส วอเตอร์คลิฟ 2
    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฿124,750
    Stamp duty (0.5 %)· seller฿44,500
    Withholding income tax· seller฿143,313
    You pay on top of the price฿62,375
    All-in for the buyer฿8,962,375
    Seller's taxes and fees฿250,188

    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.

    38 sale listings in a 620-unit building

    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฿584,415
    Common area fee− ฿52,500
    Vacancy allowance− ฿48,034
    Letting agent fee (1 month/year)− ฿48,701
    Land & Building tax− ฿1,248
    Furnishing & maintenance allowance− ฿29,221
    Net annual income฿404,711
    Net yield
    4.5%
    3.8% – 4.6%
    vs. 6.6%% gross
    6.6%
    Total investment
    ฿8,962,375
    Price + ฿62,375 buyer's costs

    Cost of owning: ~฿4,375/mo common fee (฿35/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 8 min → BRT Thanon Chan → BTS Chong Nonsi → Sathorn (3 stops)
      ~29 min
    • Silom
      Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Silom (4 stops)
      ~31 min
    • Siam
      Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Siam (6 stops)
      ~35 min
    • Asok / Sukhumvit
      Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Asok / Sukhumvit (10 stops)
      ~43 min
    • Rama 9
      Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → MRT Si Lom → Rama 9 (10 stops)
      ~55 min

    Flood risk:MediumNearest: ซอย สาธุประดิษฐ์ 15 (documented flood trouble spot) · ~572 mA BMA-documented flood-prone spot is within easy reach of this location.1 documented spot 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
    18 % above market
    vs 37 similar units in this condo, all layouts
    Net rental yield
    4.5% net yield
    6.6% gross before costs
    Buying costs
    ฿62,375
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿4,375/mo
    Estimated, ~฿35/m² per month
    Could rent for
    ฿48,701/mo
    6.6 % gross yield
    Project
    Lumpini Place Water Cliff
    Built
    2002
    Floors
    36
    Units
    620
    Developer
    LPN

    Building facilities24h security · CCTV · Covered parking · Garden · Gym · Keycard access · Lift · Parking · Restaurant · Shops · Swimming pool

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    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    17
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    7
    คอนโด 2-ห้องนอน ที่ คอนโด ลุมพินี เพลส วอเตอร์ คลิฟ (รัชดาภิเษก-พระราม 3) ใน ช่องนนทรี
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    4 similar listingsSame project, beds, size and price, but the floor differs or is unknown — might be a different unit.

    ListingFloorAgentPostedPrice
    DDpropertyLumpini Place Water Cliff, bangkok↗
    		—Ketjuthatip Ketsiri22 Sept 2026฿8,900,000
    PropertyHub3-BR Condo at Lumpini Place Water Cliff in Chong Nonsi (ID 2577206)↗
    		10—1 Jun 2026฿8,900,000
    PropertyHubSelling to reduce your burden🔥🔥 Special price condo, great location, Lumpini Place Water Cliff project MD-26086280↗
    		10—26 Jan 2026฿8,900,000
    PropertyScoutคอนโด 3-ห้องนอน ที่ คอนโด ลุมพินี เพลส วอเตอร์ คลิฟ (รัชดาภิเษก-พระราม 3) ใน ช่องนนทรี↗
    		10agent22 Jan 2026฿8,900,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:24฿8,900,000