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Data last updated 29 Sept 2026, 04:23.

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Watermark ChaophrayaAll units in this condo →

Khlong San, Bang Lam Phu Lang · Google Maps
฿18,000,000฿107,784 / m²Good price
3 beds4 baths
฿18,000,000
฿107,784 / 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

13% below the median price/m² of 147 comparable listings in this condo.

This listing
฿18,000,000
167 m² · ฿107,784/m²
At the median for 167 m²
฿20,653,710
฿2,653,710 less than the median
Typical range for this size
฿17,240,961 – ฿22,056,603
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 × 167 m².

Estimated rent
฿73,677/mo
฿69,103 – ฿75,986/mo
Gross yield
4.9%
4.6% – 5.1%
Median rent of comparables
฿75,000/mo
76 rentals, any size
Rentals of similar size
  • ฿70,000/mo·166 m²·
More details

Address

Subdistrict
Bang Lam Phu Lang
Address
Soi Charoennakorn 39-41, Charoennakorn Road, Bang Lam Phu Lang, Khlong San, Bangkok
Coordinates
13.71160, 100.50025 (approx.)

Listing history

Listing ID
DDproperty #500588044
Posted at
25 Sept 2026
First seen
26 Sept 2026, 20:15
Last seen
26 Sept 2026, 20:15
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167 m²
Condo
฿18,000,000
Good price
฿107,784 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Anthea Khwanngam
Anthea Khwanngam✓
PROPERTY SCOUT BROKERAGE (THAILAND)
Agent pageContact on DDproperty ↗
Listed by
Anthea Khwanngam
Anthea Khwanngam✓
PROPERTY SCOUT BROKERAGE (THAILAND)
Agent pageContact on DDproperty ↗
This listing ฿107,784Median ฿123,675฿103,239 – ฿132,075
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3 beds
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    1. Home
    2. For sale
    3. Khlong San
    4. Watermark Chaophraya
    5. Watermark Chaophraya, bangkok
    For sale

    Source details

    Recency
    Listed on Sep 25, 2026 (1d ago)
    Developer
    Anthea Khwanngam
    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.

    Official appraisal
    ฿90,700/m² × 167 m² = ฿15,146,900
    Treasury Department appraisal, building median (฿77,700–฿109,000/m² by floor) · Registered as: วอเตอร์มาร์ค เจ้าพระยา ริเวอร์
    Asking price is 1.19× 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฿302,938
    Stamp duty (0.5 %)· seller฿90,000
    Withholding income tax· seller฿687,854
    You pay on top of the price฿151,469
    All-in for the buyer฿18,151,469
    Seller's taxes and fees฿929,323

    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.

    LocationApproximate: this source doesn't publish coordinates, so this is Watermark Chaophraya's location taken from other listings.

    Open in Google Maps
    • 1.1 km to BTS Krung Thon Buri
    • 1.2 km to BTS Wongwian Yai
    • 1.7 km to BTS Saphan Taksin
    • 1.8 km to BTS Pho Nimit

    252 sale listings in a 486-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฿884,125
    Common area fee− ฿80,160
    Vacancy allowance− ฿72,668
    Letting agent fee (1 month/year)− ฿73,677
    Land & Building tax− ฿3,029
    Furnishing & maintenance allowance− ฿44,206
    Net annual income฿610,384
    Net yield
    3.4%
    3.1% – 3.5%
    vs. 4.9%% gross
    4.9%
    Total investment
    ฿18,151,469
    Price + ฿151,469 buyer's costs

    Cost of owning: ~฿6,680/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
    13 % below market
    vs 147 similar units in this condo
    Net rental yield
    3.4% net yield
    4.9% gross before costs
    Buying costs
    ฿151,469
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿6,680/mo
    ฿40/m² per month
    Could rent for
    ฿73,677/mo
    4.9 % 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

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

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

    ListingFloorAgentPostedPrice
    DDpropertyWatermark Chaophraya, bangkok↗
    		—Next Step Property26 Aug 2026฿18,000,000
    PropertyHubFor Sale – 5-Star Luxury Riverside Condominium | Chao Phraya River | Opposite Asiatique↗
    		25—29 Jul 2026฿18,000,000

    Other units in Watermark Chaophraya

    See all 406 in project

    Price history

    Observed atPrice
    26 Sept 2026, 20:15฿18,000,000
    ฿28,000,000
    4 beds · 243 m² · Floor 11
    For salePropertyHub
    64
    ฿28,000,000
    3 beds · 243 m²
    For saleDDproperty
    53
    ฿36,000,000
    4 beds · 283 m²
    DDproperty
    32
    ฿22,500,000
    4 beds · 145 m²
    DDproperty
    28
    ฿29,000,000
    2 beds · 242 m²
    DDproperty
    34
    ฿14,900,000
    3 beds · 145 m²
    DDproperty
    29
    ฿18,000,000
    3 beds · 140 m²
    DDproperty
    30
    ฿16,900,000
    3 beds · 144 m²
    DDproperty
    34
    ฿35,900,000
    4 beds · 284 m²
    DDproperty
    32
    ฿13,990,000
    2 beds · 99 m²
    DDproperty
    32
    ฿8,500,000
    2 beds · 95 m²
    DDproperty
    22
    ฿13,990,000
    2 beds · 95 m²
    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
    28 Sept 2026
    64
    Watermark Chaophraya, bangkok
    DDproperty
    		34243 m²—฿28,000,000฿115,46428 Sept 2026
    53
    Watermark Chaophraya, bangkok
    DDproperty
    		44283 m²—฿36,000,000฿127,20828 Sept 2026
    32
    Watermark Chaophraya, bangkok
    DDproperty
    		43145 m²—฿22,500,000฿155,17228 Sept 2026
    28
    Watermark Chaophraya, bangkok
    DDproperty
    		24242 m²—฿29,000,000฿119,83528 Sept 2026
    34
    Watermark Chaophraya, bangkok
    DDproperty
    		33145 m²—฿14,900,000฿102,75928 Sept 2026
    29
    Watermark Chaophraya, bangkok
    DDproperty
    		33140 m²—฿18,000,000฿128,57128 Sept 2026
    30
    Watermark Chaophraya, bangkok
    DDproperty
    		34144 m²—฿16,900,000฿117,36128 Sept 2026
    34
    Watermark Chaophraya, bangkok
    DDproperty
    		45284 m²—฿35,900,000฿126,58728 Sept 2026
    32
    Watermark Chaophraya, bangkok
    DDproperty
    		2299 m²—฿13,990,000฿141,71427 Sept 2026
    32
    Watermark Chaophraya, bangkok
    DDproperty
    		2295 m²—฿8,500,000฿89,47427 Sept 2026
    22
    Watermark Chaophraya, bangkok
    DDproperty
    		2295 m²—฿13,990,000฿147,26327 Sept 2026
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