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Data last updated 28 Sept 2026, 18:47.

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DDproperty

Nirvana Define Rama 9All units in this condo →

Suan Luang, Suan Luang · Google Maps
฿15,500,000฿65,957 / m²Fair price
3 beds4 baths
฿15,500,000
฿65,957 / 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

Fair price

8% above the median price/m² of 16 comparable listings in this condo.

This listing
฿15,500,000
235 m² · ฿65,957/m²
At the median for 235 m²
฿14,351,087
฿1,148,913 more than the median
Typical range for this size
฿13,500,000 – ฿15,500,001
Comparables' median asking price: ฿14,200,000

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

Based on 11 rentals in this condo: median ฿370/m² per month × 235 m².

Estimated rent
฿86,849/mo
฿79,912 – ฿86,849/mo
Gross yield
6.7%
6.2% – 6.7%
Median rent of comparables
฿85,000/mo
11 rentals, any size
Rentals of similar size
  • ฿85,000/mo·230 m²·
More details

Address

Subdistrict
Suan Luang
Address
Soi Thavornthawat 1, Suan Luang, Bangkok
Nearest transit
960 m (12 min) from OR17 Ramkhamhaeng MRT
Coordinates
13.74439, 100.61992 (approx.)

Listing history

Listing ID
DDproperty #500580396
Posted at
23 Sept 2026
First seen
26 Sept 2026, 20:16
Last seen
26 Sept 2026, 20:16
Raw JSON
235 m²
Townhouse
฿15,500,000
Fair price
฿65,957 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Poomphat Tienthongsakul
Poomphat Tienthongsakul✓
PROPERTY SCOUT BROKERAGE (THAILAND)
Agent pageContact on DDproperty ↗
Listed by
Poomphat Tienthongsakul
Poomphat Tienthongsakul✓
PROPERTY SCOUT BROKERAGE (THAILAND)
Agent pageContact on DDproperty ↗
This listing ฿65,957Median ฿61,068฿57,447 – ฿65,957
Similarly priced nearby
  • ฿15,500,000·235 m²·฿65,957/m²·3 beds
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3 beds
  • ฿85,000/mo·230 m²·3 beds
  • ฿85,000/mo·230 m²·3 beds
  • ฿85,000/mo·230 m²·3 beds
  • ฿85,000/mo·230 m²·3 beds
  • ฿85,000/mo·230 m²·3 beds
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    1. Home
    2. For sale
    3. Suan Luang
    4. Nirvana Define Rama 9
    5. Nirvana Define Rama 9, bangkok
    For sale

    Source details

    Recency
    Listed on Sep 23, 2026 (3d ago)
    Developer
    Poomphat Tienthongsakul
    Agency
    PROPERTY SCOUT BROKERAGE (THAILAND)

    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.

    Transfer fee (2 % of appraisal)· split฿310,000
    Stamp duty (0.5 %)· seller฿77,500
    Withholding income tax· seller฿718,750
    You pay on top of the price฿155,000
    All-in for the buyer฿15,655,000
    Seller's taxes and fees฿951,250

    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.

    Flood risk:MediumNearest: ถนนกำแพงเพชร 7 (documented flood trouble spot) · ~489 mA BMA-documented flood-prone spot is within easy reach of this location.2 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)

    LocationApproximate: this source doesn't publish coordinates, so this is Nirvana Define Rama 9's location taken from other listings.

    Open in Google Maps

    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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    Nirvana Define Rama 9, bangkok
    DDproperty
    45240 m²—฿14,800,000฿61,66718 Sept 2026
    ขายด่วน Nirvana Define พระราม 9 ไทป์ใหญ่สุดเพียง 14.5 ล้าน
    PropertyHub
    Partly furnished
    54350 m²—฿14,500,000฿41,42916 Sept 2026
    24
    Nirvana Define Rama 9, bangkok
    DDproperty
    45350 m²—฿14,500,000฿41,42916 Sept 2026
    29
    Nirvana Define Rama 9, bangkok
    DDproperty
    45420 m²—฿15,900,000฿37,85728 Aug 2026
    18
    Nirvana Define Rama 9, bangkok
    DDproperty
    34235 m²—฿15,500,000฿65,95726 Aug 2026
    40
    บ้าน 3-ห้องนอน ใกล้ ARL รามคำแหง
    PropertyScout
    Fully furnished
    34285 m²—฿1,650,000฿5,78929 Jul 2026
    ขายทาวน์โฮมหรู Nirvana Defined พระราม9
    PropertyHub
    Fully furnished
    34235 m²—฿17,500,000฿74,4686 Mar 2026
    💥ขายทาวน์โฮม 3.5 ชั้น (หลังมุม) NIRVANA DEFINE RAMA 9 เงียบสงบเป็นส่วนตัว เดินทางสะดวก เพียง 10 นาทีจากทองหล่อ
    PropertyHub
    Partly furnished
    34232 m²—฿14,500,000฿62,5001 Mar 2026
    For sale
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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
    DDpropertyNirvana Define Rama 9, bangkok↗
    —Connex Property26 Aug 2026฿15,500,000
    PropertyHubFor Sale Townhouse/Townhome , Nirvana Define rama 9 , wide frontage , Suan Luang , Suan Luang , Bangkok , CX-127659 ✅ Live chat with us ADD LINE @connexproperty ✅↗
    —Connex Property13 Aug 2025฿15,500,000
    PropertyHub3-BR Townhouse For Sale At Nirvana Define Rama 9, Suan Luang (ID 2150447)↗
    —PropertyScout15 Jun 2025฿15,500,000
    PropertyScoutทาวน์เฮาท์ 3-ห้องนอน ที่ เนอวานา ดีฟายน์ พระราม 9 ใน สวนหลวง↗
    —agent13 Jun 2025฿15,500,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:16฿15,500,000

    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฿1,042,187
    Vacancy allowance− ฿85,659
    Letting agent fee (1 month/year)− ฿86,849
    Land & Building tax− ฿3,100
    Furnishing & maintenance allowance− ฿52,109
    Net annual income฿814,470
    Net yield
    5.2%
    4.8% – 5.2%
    vs. 6.7%% gross
    6.7%
    Total investment
    ฿15,655,000
    Price + ฿155,000 buyer's costs

    Key facts

    Price vs market
    8 % above market
    vs 16 similar units in this condo
    Net rental yield
    5.2% net yield
    6.7% gross before costs
    Buying costs
    ฿155,000
    Transfer fee & taxes, 50/50 split, cash
    Could rent for
    ฿86,849/mo
    6.7 % gross yield
    Project
    Nirvana Define Rama 9
    Built
    2017