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Data last updated 28 Sept 2026, 18:47.

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Watermark ChaophrayaAll units in this condo →

Khlong San, Bang Lam Phu Lang · Google Maps
฿11,500,000฿79,310 / m²Great deal16+ days listed
3 beds3 baths
฿11,500,000
฿79,310 / 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

Great deal

36% below the median price/m² of 146 comparable listings in this condo.

This listing
฿11,500,000
145 m² · ฿79,310/m²
At the median for 145 m²
฿17,954,034
฿6,454,034 less than the median
Typical range for this size
฿15,000,001 – ฿19,150,943
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 × 145 m².

Estimated rent
฿63,971/mo
฿60,000 – ฿65,976/mo
Gross yield
6.7%
6.3% – 6.9%
Median rent of comparables
฿75,000/mo
76 rentals, any size
Rentals of similar size
  • ฿65,000/mo·145 m²·3 beds
More details

Address

Subdistrict
Bang Lam Phu Lang
Address
Soi Charoennakorn 39-41, Charoennakorn Road, Bang Lam Phu Lang, Khlong San, Bangkok
Coordinates
13.71054, 100.50085

Listing history

Listing ID
DDproperty #500490016
Posted at
12 Sept 2026
First seen
26 Sept 2026, 20:25
Last seen
26 Sept 2026, 20:25
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145 m²
Condo
฿11,500,000
Great deal
฿79,310 / m²
DDproperty
View on DDproperty
Listed by
Saranrat Pongklang
Saranrat Pongklang✓
The Agent (Property Expert) Co., Ltd.
Agent pageContact on DDproperty ↗
Listed by
Saranrat Pongklang
Saranrat Pongklang✓
The Agent (Property Expert) Co., Ltd.
Agent pageContact on DDproperty ↗
This listing ฿79,310Median ฿123,821฿103,448 – ฿132,075
Similarly priced nearby
  • ฿11,500,000·145 m²·฿79,310/m²·3 beds
  • ฿11,500,000·145 m²·฿79,310/m²·3 beds
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  • ฿11,500,000·145 m²·฿79,310/m²·3 beds
  • ฿11,500,000·145 m²·฿79,310/m²·3 beds
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  • ฿75,000/mo·145 m²·3 beds
    1. Home
    2. For sale
    3. Khlong San
    4. Watermark Chaophraya
    5. Watermark Chaophraya, bangkok
    For sale

    Source details

    Recency
    Listed on Sep 12, 2026 (2w ago)
    Developer
    Saranrat Pongklang
    Agency
    The Agent (Property Expert) Co., Ltd.
    For sale

    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 × 145 m² = ฿13,151,500
    Treasury Department appraisal, building median (฿77,700–฿109,000/m² by floor) · Registered as: วอเตอร์มาร์ค เจ้าพระยา ริเวอร์
    Asking price is 0.87× 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฿263,030
    Stamp duty (0.5 %)· seller฿65,758
    Withholding income tax· seller฿533,105
    You pay on top of the price฿131,515
    All-in for the buyer฿11,631,515
    Seller's taxes and fees฿730,378

    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.

    249 sale listings in a 486-unit building

    Location

    Open in Google Maps
    • 1.2 km to BTS Krung Thon Buri
    • 1.3 km to BTS Wongwian Yai
    • 1.7 km to BTS Saphan Taksin
    • 1.9 km to BRT Rama III Bridge

    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฿767,653
    Common area fee− ฿69,600
    Vacancy allowance− ฿63,095
    Letting agent fee (1 month/year)− ฿63,971
    Land & Building tax− ฿2,630
    Furnishing & maintenance allowance− ฿38,383
    Net annual income
    ฿529,974
    Net yield
    4.6%
    4.2% – 4.7%
    vs. 6.7%% gross
    6.7%
    Total investment
    ฿11,631,515
    Price + ฿131,515 buyer's costs

    Cost of owning: ~฿5,800/mo common fee (฿40/m²/month)

    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
    36 % below market
    vs 146 similar units in this condo
    Net rental yield
    4.6% net yield
    6.7% gross before costs
    Buying costs
    ฿131,515
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿5,800/mo
    ฿40/m² per month
    Could rent for
    ฿63,971/mo
    6.7 % 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

    Other units in Watermark Chaophraya

    See all 403 in project
    1 unit(s) in this building at auction or sold by banks, from ฿14,800,000building median ฿123,967/m²See all

    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
    ฿28,000,000
    4 beds · 243 m² · Floor 11
    For salePropertyHub
    27
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    3 beds · 145 m²
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    ฿36,000,000
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    DDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    Condo for sale: Watermark Chaophraya River (242.5 sq m.), 3 bedrooms, 4 bathrooms, river view in every room.
    PropertyHub
    		44243 m²11฿28,000,000฿115,464

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

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    PropertyScoutคอนโด 3-ห้องนอน ที่ วอเตอร์มาร์ค เจ้าพระยาริเวอร์ ใกล้ BTS กรุงธนบุรี↗
    		7landlord10 Jan 2026฿11,500,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:25฿11,500,000