About the same as the median price/m² of 53 comparable listings in this condo.
Based on 57 rentals in this condo: median ฿563/m² per month × 35 m².
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68 sale listings in a 132-unit building
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 (0.01 % relief)· split | ฿434 |
| Stamp duty (0.5 %)· seller | ฿23,250 |
| Withholding income tax· seller | ฿76,778 |
| You pay on top of the price | ฿217 |
| All-in for the buyer | ฿4,650,217 |
| Seller's taxes and fees | ฿100,244 |
Relief applies: 0.01 % transfer and mortgage fees for Thai buyers when price and appraisal are ≤ ฿7M (until 30 Jun 2027).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.
| Estimated gross rent | ฿236,250 |
| Common area fee | − ฿23,100 |
| Vacancy allowance | − ฿19,418 |
| Letting agent fee (1 month/year) | − ฿19,688 |
| Land & Building tax | − ฿867 |
| Furnishing & maintenance allowance | − ฿11,813 |
| Net annual income |
| ฿161,365 |
Cost of owning: ~฿1,925/mo common fee (฿55/m²/month)
Building facilities24h security · CCTV · Covered parking · Gym · 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)
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31
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21| Unit | Beds | Baths | Size | Floor | Price | Price/sqm | Posted |
|---|---|---|---|---|---|---|---|
20Focus Ploenchit, bangkok DDproperty | 1 | 1 | 48 m² | — | ฿5,590,000 |
| ฿116,995 |
| 27 Sept 2026 |
19Focus Ploenchit, bangkok DDproperty | 1 | 2 | 48 m² | — | ฿6,290,000 | ฿131,645 | 27 Sept 2026 |
| 1 | 1 | 35 m² | 7 | ฿4,650,000 | ฿132,857 | 27 Sept 2026 |
23Focus Ploenchit, bangkok DDproperty | 2 | 2 | 71 m² | — | ฿11,290,000 | ฿159,553 | 26 Sept 2026 |
19Focus Ploenchit, bangkok DDproperty | 2 | 2 | 70 m² | — | ฿9,000,000 | ฿128,571 | 26 Sept 2026 |
20Focus Ploenchit, bangkok DDproperty | 1 | 1 | 48 m² | — | ฿5,860,000 | ฿122,645 | 25 Sept 2026 |
18Focus Ploenchit, bangkok DDproperty | 2 | 2 | 70 m² | — | ฿11,230,000 | ฿160,406 | 24 Sept 2026 |
20Focus Ploenchit, bangkok DDproperty | 1 | 1 | 35 m² | — | ฿4,700,000 | ฿134,286 | 24 Sept 2026 |
30Focus Ploenchit, bangkok DDproperty | 1 | 1 | 34 m² | — | ฿5,500,000 | ฿161,765 | 24 Sept 2026 |
31Focus Ploenchit, bangkok DDproperty | 1 | 1 | 48 m² | — | ฿6,500,000 | ฿136,040 | 23 Sept 2026 |
23Focus Ploenchit, bangkok DDproperty | 1 | 1 | 48 m² | — | ฿5,900,000 | ฿123,483 | 23 Sept 2026 |
21Focus Ploenchit, bangkok DDproperty | 2 | 2 | 73 m² | — | ฿7,500,000 | ฿103,277 | 22 Sept 2026 |
| Observed at | Price |
|---|---|
| 26 Sept 2026, 20:16 | ฿4,650,000 |
| Listing | Floor | Agent | Posted | Price |
|---|---|---|---|---|
| 7 | — | 27 Sept 2026 | ฿4,650,000 | |
| 7 | agent | 20 Sept 2026 | ฿4,650,000 | |
| — | หริรักษ์ ตั้งติรวัฒน์ | 17 Sept 2026 | ฿4,650,000 | |
| — | NR AGENT | 31 Aug 2026 | ฿4,650,000 | |
| 7 | — | 3 Jan 2026 | ฿4,650,000 | |
| 7 | landlord | 1 Jan 2026 | ฿4,650,000 |