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Data last updated 28 Sept 2026, 18:47.

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  3. Pathum Wan
  4. The Seed Memories Siam
  5. The Seed Memories Siam, bangkok
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DDproperty

The Seed Memories SiamAll units in this condo →

Pathum Wan, Wang Mai · Google Maps
฿8,900,000฿135,156 / m²Great deal
2 beds2 baths
฿8,900,000
฿135,156 / 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

18% below the median price/m² of 14 comparable listings in this condo.

This listing
฿8,900,000
65.9 m² · ฿135,156/m²
At the median for 65.9 m²
฿10,870,615
฿1,970,615 less than the median
Typical range for this size
฿9,905,915 – ฿11,093,192
Comparables' median asking price: ฿10,800,000

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

Based on 27 rentals in this condo: median ฿524/m² per month × 65.9 m².

Estimated rent
฿34,493/mo
฿32,585 – ฿36,584/mo
Gross yield
4.7%
4.4% – 4.9%
Median rent of comparables
฿33,000/mo
27 rentals, any size
Rentals of similar size
  • ฿40,000/mo·65.9 m²
More details

Address

Subdistrict
Wang Mai
Address
60 Kasem San 2 Alley, Wang Mai, Pathum Wan, Bangkok
Nearest transit
220 m (3 min) from W1 National Stadium BTS
Coordinates
13.74792, 100.52828 (approx.)

Listing history

Listing ID
DDproperty #500495583
Posted at
21 Sept 2026
First seen
26 Sept 2026, 20:23
Last seen
26 Sept 2026, 20:23
Raw JSON
66 m²
Condo
฿8,900,000
Great deal
฿135,156 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Nicha Na Lampang
Nicha Na Lampang✓
PROPERTY SCOUT BROKERAGE (THAILAND)
Agent pageContact on DDproperty ↗
Listed by
Nicha Na Lampang
Nicha Na Lampang✓
PROPERTY SCOUT BROKERAGE (THAILAND)
Agent pageContact on DDproperty ↗
This listing ฿135,156Median ฿165,081฿150,432 – ฿168,462
Similarly priced nearby
  • ฿8,900,000·65.9 m²·฿135,156/m²·2 beds
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  • ฿9,730,000·66 m²·฿147,424/m²·2 beds
  • ฿10,500,000·65.9 m²·฿159,453/m²·2 beds
  • ฿9,150,000·56.4 m²·฿162,292/m²·2 beds
·
2 beds
  • ฿40,000/mo·66 m²·2 beds
  • ฿35,000/mo·64.4 m²·2 beds
  • ฿35,000/mo·64 m²·2 beds
  • ฿33,000/mo·63 m²·2 beds
  • ฿33,000/mo·63 m²·2 beds
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    For sale

    Source details

    Recency
    Reposted on Sep 21, 2026 (5d ago)
    Developer
    Nicha Na Lampang
    Agency
    PROPERTY SCOUT BROKERAGE (THAILAND)

    LocationApproximate: this source doesn't publish coordinates, so this is The Seed Memories Siam's location taken from other listings.

    Open in Google Maps
    • 179 m to BTS National Stadium
    • 563 m to BTS Ratchathewi
    • 680 m to MRT Ratchathewi
    • 691 m to BTS Siam
    • 1.2 km to BTS Phaya Thai

    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
    ฿106,000/m² × 65.9 m² = ฿6,980,100
    Treasury Department appraisal, building median (฿102,700–฿110,800/m² by floor) · Registered as: เดอะซี้ด เมมโมรี่ สยาม
    Asking price is 1.28× 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฿139,602
    Stamp duty (0.5 %)· seller฿44,500
    Withholding income tax· seller฿169,303
    You pay on top of the price฿69,801
    All-in for the buyer฿8,969,801
    Seller's taxes and fees฿283,604

    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.

    42 sale listings in a 303-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฿413,915
    Common area fee− ฿31,608
    Vacancy allowance− ฿34,020
    Letting agent fee (1 month/year)− ฿34,493
    Land & Building tax− ฿1,396
    Furnishing & maintenance allowance− ฿20,696
    Net annual income฿291,702
    Net yield
    3.3%
    3.1% – 3.5%
    vs. 4.7%% gross
    4.7%
    Total investment
    ฿8,969,801
    Price + ฿69,801 buyer's costs

    Cost of owning: ~฿2,634/mo common fee (฿40/m²/month)

    Key facts

    Price vs market
    18 % below market
    vs 14 similar units in this condo
    Net rental yield
    3.3% net yield
    4.7% gross before costs
    Buying costs
    ฿69,801
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿2,634/mo
    ฿40/m² per month
    Could rent for
    ฿34,493/mo
    4.7 % gross yield
    Project
    The Seed Memories Siam
    Built
    2011
    Floors
    8
    Units
    303

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

    Flood risk:LowNo BMA-documented flood-prone spot was found within 800 m of this location.Position 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 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.

    • Siam
      Walk 3 min → BTS National Stadium → Siam (1 stop)
      ~8 min
    • Silom
      Walk 3 min → BTS National Stadium → Silom (3 stops)
      ~12 min
    • Sathorn
      Walk 3 min → BTS National Stadium → Sathorn (4 stops)
      ~14 min
    • Asok / Sukhumvit
      Walk 3 min → BTS National Stadium → Asok / Sukhumvit (5 stops)
      ~16 min
    • Rama 9
      Walk 3 min → BTS National Stadium → MRT Sukhumvit → Rama 9 (7 stops)
      ~28 min

    Other units in The Seed Memories Siam

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    5
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    15
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    16
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    DDproperty
    11
    ฿7,400,000
    1 bed · 54 m²
    DDproperty
    ฿11,000,000
    2 beds · 65 m² · Floor 4
    PropertyHubPropertyScout
    ฿9,730,000
    2 beds · 66 m²
    PropertyHub
    9
    ฿4,469,000
    -1 beds · 29 m²
    DDproperty
    10
    ฿8,799,000
    2 beds · 65 m²
    DDproperty
    8
    ฿4,449,000
    1 bed · 37 m²
    DDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    5
    The Seed Memories Siam, bangkok
    DDproperty
    2266 m²—฿8,800,000
    ฿133,333
    22 Sept 2026
    15
    The Seed Memories Siam, bangkok
    DDproperty
    1137 m²—฿6,490,000฿175,40522 Sept 2026
    16
    The Seed Memories Siam, bangkok
    DDproperty
    1148 m²—฿7,590,000฿159,22022 Sept 2026
    11
    The Seed Memories Siam, bangkok
    DDproperty
    2265 m²—฿11,000,000฿169,23118 Sept 2026
    16
    The Seed Memories Siam, bangkok
    DDproperty
    1137 m²—฿6,490,000฿175,40518 Sept 2026
    10
    The Seed Memories Siam, bangkok
    DDproperty
    2265 m²—฿10,800,000฿166,15416 Sept 2026
    11
    The Seed Memories Siam, bangkok
    DDproperty
    1154 m²—฿7,400,000฿137,03715 Sept 2026
    100m To BTS National Stadium, 2-BR Condo At The Seed Memories Siam (ID 2918546)
    PropertyHubPropertyScout×3
    2265 m²4฿11,000,000฿169,23114 Sept 2026
    ✨ For Sale: The Seed Memories Siam Condo ✨💰 Only 9,730,000 THB
    PropertyHub
    2166 m²—฿9,730,000฿147,42410 Sept 2026
    9
    The Seed Memories Siam, bangkok
    DDproperty
    -1129 m²—฿4,469,000฿154,1039 Sept 2026
    10
    The Seed Memories Siam, bangkok
    DDproperty
    2265 m²—฿8,799,000฿135,3699 Sept 2026
    8
    The Seed Memories Siam, bangkok
    DDproperty
    1137 m²—฿4,449,000฿120,2439 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
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    For sale
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    For sale
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    For sale

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

    ListingFloorAgentPostedPrice
    PropertyScoutคอนโด 2-ห้องนอน ที่ เดอะ ซี้ดเ มมโมรีย์ สยาม ใกล้ BTS รถไฟฟ้าสนามกีฬาแห่งชาติ↗
    1landlord26 Jun 2025฿8,900,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:23฿8,900,000

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