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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
฿12,900,000฿145,123 / m²Good price25+ days listed
2 beds2 baths
฿12,900,000
฿145,123 / 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

Good price

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

This listing
฿12,900,000
88.9 m² · ฿145,123/m²
At the median for 88.9 m²
฿14,410,356
฿1,510,356 less than the median
Typical range for this size
฿13,900,000 – ฿16,834,487
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 × 88.9 m².

Estimated rent
฿65,000/mo
฿59,034 – ฿71,830/mo
Gross yield
6.0%
5.5% – 6.7%
Median rent of comparables
฿65,000/mo
50 rentals, any size
Rentals of similar size
  • ฿65,000/mo·88.9 m²·2 beds
More details

Address

Subdistrict
Wat Prayakrai
Address
2088 Charoenkrung Road, Wat Prayakrai, Bang Kho Laem, Bangkok
Coordinates
13.70643, 100.50589

Listing history

Listing ID
DDproperty #500525359
Posted at
3 Sept 2026
First seen
26 Sept 2026, 20:26
Last seen
26 Sept 2026, 20:26
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89 m²
Condo
฿12,900,000
Good price
฿145,123 / m²
DDproperty
View on DDproperty
Listed by
Grow Around Estate Company Limited
Grow Around Estate Company Limited✓
Grow Around Estate Co., Ltd.
Agent pageContact on DDproperty ↗
Listed by
Grow Around Estate Company Limited
Grow Around Estate Company Limited✓
Grow Around Estate Co., Ltd.
Agent pageContact on DDproperty ↗
This listing ฿145,123Median ฿162,114฿156,373 – ฿189,386
Similarly priced nearby
  • ฿12,900,000·88.9 m²·฿145,123/m²·2 beds
  • ฿12,900,000·88.9 m²·฿145,123/m²·2 beds
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  • ฿13,900,000·88.9 m²·฿156,373/m²·2 beds
  • ฿13,900,000·88.9 m²·฿156,373/m²·2 beds
  • ฿13,900,000·88.9 m²·฿156,373/m²·2 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
  • ฿65,000/mo·88.9 m²·2 beds
  • ฿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 Sep 03, 2026 (3w ago)
    Developer
    Grow Around Estate Company Limited
    Listing flag
    Corporate
    Agency
    Grow Around Estate Co., Ltd.
    For sale

    Location

    Open in Google Maps
    • 1.5 km to BRT Rama III Bridge
    • 1.6 km to BTS Saphan Taksin
    • 1.6 km to BTS Krung Thon Buri
    • 1.8 km to BRT Charoenrat
    • 2.0 km to BTS Wongwian Yai

    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 × 88.9 m² = ฿11,226,807
    Treasury Department appraisal, building median (฿105,700–฿144,300/m² by floor) · Registered as: แม่น้ำ เรสซิเดนท์
    Asking price is 1.15× 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฿224,536
    Stamp duty (0.5 %)· seller฿64,500
    Withholding income tax· seller฿398,376
    You pay on top of the price฿112,268
    All-in for the buyer฿13,012,268
    Seller's taxes and fees฿575,145

    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฿779,999
    Common area fee− ฿64,001
    Vacancy allowance− ฿64,110
    Letting agent fee (1 month/year)− ฿65,000
    Land & Building tax− ฿2,245
    Furnishing & maintenance allowance− ฿39,000
    Net annual income฿545,644
    Net yield
    4.2%
    3.8% – 4.7%
    vs. 6.0%% gross
    6.0%
    Total investment
    ฿13,012,268
    Price + ฿112,268 buyer's costs

    Cost of owning: ~฿5,333/mo common fee (฿60/m²/month)

    Key facts

    Price vs market
    10 % below market
    vs 30 similar units in this condo
    Net rental yield
    4.2% net yield
    6.0% gross before costs
    Buying costs
    ฿112,268
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿5,333/mo
    ฿60/m² per month
    Could rent for
    ฿65,000/mo
    6.0 % 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.

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    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    52
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    ฿253,086
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    		1149 m²—฿9,290,000฿189,59227 Sept 2026
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    		32121 m²—฿33,000,000฿272,72727 Sept 2026
    41
    Menam Residences, bangkok
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    		1151 m²—฿8,900,000฿174,51027 Sept 2026
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    Menam Residences, bangkok
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    		1151 m²—฿8,900,000฿174,51027 Sept 2026
    38
    Menam Residences, bangkok
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    		33160 m²—฿38,950,000฿243,43826 Sept 2026
    39
    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
    For saleDDproperty
    		2289 m²—฿13,900,000฿156,37325 Sept 2026
    54
    Menam Residences, bangkok
    For saleDDproperty
    		1149 m²—฿9,500,000฿193,87825 Sept 2026
    44
    Menam Residences, bangkok
    For saleDDproperty
    		2278 m²—฿12,600,000฿161,89125 Sept 2026
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale

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

    ListingFloorAgentPostedPrice
    DDpropertyMenam Residences, bangkok↗
    		—Kornkanok Sonvichai18 Sept 2026฿12,900,000
    DDpropertyMenam Residences, bangkok↗
    		—Pichamon Chawbantard16 Sept 2026฿12,900,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:26฿12,900,000

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