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Data last updated 28 Sept 2026, 18:09.

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DDproperty

Menam ResidencesAll units in this condo →

Bang Kho Laem, Wat Prayakrai · Google Maps
฿36,800,000฿230,000 / m²Above market
4 beds3 baths
฿36,800,000
฿230,000 / 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

21% above the median price/m² of 149 comparable listings in this condo, all layouts.

This listing
฿36,800,000
160 m² · ฿230,000/m²
At the median for 160 m²
฿30,303,030
฿6,496,970 more than the median
Typical range for this size
฿27,858,824 – ฿37,500,000
Comparables' median asking price: ฿13,500,000

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

Based on 144 rentals in this condo, all layouts: median ฿725/m² per month × 160 m².

Estimated rent
฿115,999/mo
฿100,667 – ฿129,293/mo
Gross yield
3.8%
3.3% – 4.2%
Median rent of comparables
฿59,900/mo
144 rentals, any size
Rentals of similar size
  • ฿120,000/mo·160 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 #500320623
Posted at
24 Sept 2026
First seen
26 Sept 2026, 20:16
Last seen
26 Sept 2026, 20:16
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160 m²
Condo
฿36,800,000
Above market
฿230,000 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Amarin Sitthidhoon
Amarin Sitthidhoon✓
Richmont's (international) Co., Ltd.
Agent pageContact on DDproperty ↗
Listed by
Amarin Sitthidhoon
Amarin Sitthidhoon✓
Richmont's (international) Co., Ltd.
Agent pageContact on DDproperty ↗
This listing ฿230,000Median ฿189,394฿174,118 – ฿234,375
Similarly priced nearby
  • ฿36,800,000·160 m²·฿230,000/m²·4 beds
  • ฿37,000,000·160 m²·฿231,250/m²·3 beds
  • ฿63,400,000·273.9 m²·฿231,480/m²·5 beds
  • ฿36,500,000·159.9 m²·฿228,268/m²·3 beds
  • ฿22,500,000·99 m²·฿227,273/m²·2 beds
  • ฿37,500,000·160 m²·฿234,375/m²·3 beds
·3 beds
  • ฿120,000/mo·160 m²·3 beds
  • ฿160,000/mo·160 m²·3 beds
  • ฿120,000/mo·160 m²·3 beds
  • ฿120,000/mo·160 m²·3 beds
  • ฿120,000/mo·160 m²·3 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 24, 2026 (2d ago)
    Developer
    Amarin Sitthidhoon
    Agency
    Richmont's (international) Co., Ltd.

    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 × 160 m² = ฿20,208,000
    Treasury Department appraisal, building median (฿105,700–฿144,300/m² by floor) · Registered as: แม่น้ำ เรสซิเดนท์
    Asking price is 1.82× 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฿404,160
    Stamp duty (0.5 %)· seller฿184,000
    Withholding income tax· seller฿1,130,700
    You pay on top of the price฿202,080
    All-in for the buyer฿37,002,080
    Seller's taxes and fees฿1,516,780

    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฿1,391,990
    Common area fee− ฿115,200
    Vacancy allowance− ฿114,410
    Letting agent fee (1 month/year)− ฿115,999
    Land & Building tax− ฿4,042
    Furnishing & maintenance allowance− ฿69,600
    Net annual income฿972,740
    Net yield
    2.6%
    2.2% – 3.0%
    vs. 3.8%% gross
    3.8%
    Total investment
    ฿37,002,080
    Price + ฿202,080 buyer's costs

    Cost of owning: ~฿9,600/mo common fee (฿60/m²/month)

    Key facts

    Price vs market
    21 % above market
    vs 149 similar units in this condo, all layouts
    Net rental yield
    2.6% net yield
    3.8% gross before costs
    Buying costs
    ฿202,080
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿9,600/mo
    ฿60/m² per month
    Could rent for
    ฿115,999/mo
    3.8 % 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)

    Commute to business hubs

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

    Price history

    Observed atPrice
    26 Sept 2026, 20:16฿36,800,000

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    		2277 m²—฿14,500,000฿188,31225 Sept 2026
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    		2289 m²—฿13,900,000฿156,37325 Sept 2026
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    Menam Residences, bangkok
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    Menam Residences, bangkok
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    		2278 m²—฿12,600,000฿161,89125 Sept 2026
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    3 similar listingsSame project, beds, size and price, but the floor differs or is unknown — might be a different unit.

    ListingFloorAgentPostedPrice
    PropertyHub4-BR 160 Sqm 41st-Floor Condo For Sale, Menam Residences Near BTS/MRT (ID 2473564)↗
    		41—5 Jul 2026฿36,800,000
    PropertyHubA045505 Menam Residences↗
    		41—30 Jun 2026฿36,800,000
    PropertyScoutคอนโด 4-ห้องนอน ที่ แม่น้ำ เรสซิเดนท์ ใน วัดพระยาไกร↗
    		41agent10 Dec 2025฿36,800,000