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Data last updated 28 Sept 2026, 18:47.

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DDproperty

Modern Sweet HomeAll units in this condo →

Huai Khwang, Bang Kapi · Google Maps
฿12,900,000฿11,159 / m²Great deal
4 beds5 baths
฿12,900,000
฿11,159 / 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

80% below the median price/m² of 8 comparable listings in this condo, all layouts.

This listing
฿12,900,000
1,156 m² · ฿11,159/m²
At the median for 1,156 m²
฿65,025,000
฿52,125,000 less than the median
Typical range for this size
฿12,900,001 – ฿70,266,657
Comparables' median asking price: ฿2,000,000

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

Based on 48 rentals in Huai Khwang: median ฿764/m² per month × 1,156 m².

Estimated rent
฿882,947/mo
฿618,460 – ฿1,041,440/mo
Gross yield
82.1%
57.5% – 96.9%
Median rent of comparables
฿120,000/mo
48 rentals, any size
Rentals of similar size
  • ฿270,000/mo·280 m²·
More details

Address

Subdistrict
Bang Kapi
Address
Soi 61/278 Rama 9, Bang Kapi, Huai Khwang, Bangkok
Coordinates
13.75930, 100.57046 (approx.)

Listing history

Listing ID
DDproperty #500590867
Posted at
27 Sept 2026
First seen
26 Sept 2026, 20:15
Last seen
27 Sept 2026, 12:03
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1,156 m²
Condo
฿12,900,000
Great deal
฿11,159 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Pemika Aukkaraleekul
Pemika Aukkaraleekul✓
Property Scout Brokerage (Thailand) Co., Ltd.
Agent page
Listed by
Pemika Aukkaraleekul
Pemika Aukkaraleekul✓
Property Scout Brokerage (Thailand) Co., Ltd.
Agent page
This listing ฿11,159Median ฿56,250฿11,159 – ฿60,784
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4 beds
  • ฿270,000/mo·280 m²·4 beds
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  • For sale

    Source details

    Recency
    Listed on Sep 27, 2026 (2h ago)
    Developer
    Pemika Aukkaraleekul
    Agency
    Property Scout Brokerage (Thailand) Co., Ltd.

    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
    ฿50,600/m² × 1,156 m² = ฿58,493,600
    Treasury Department appraisal, building median (฿49,000–฿52,900/m² by floor) · Registered as: โมเดิร์น สวีท โฮม 1, โมเดิร์น สวีท โฮม 2
    Asking price is 0.22× 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฿1,169,872
    Stamp duty (0.5 %)· seller฿292,468
    Withholding income tax· seller฿2,580,000
    You pay on top of the price฿584,936
    All-in for the buyer฿13,484,936
    Seller's taxes and fees฿3,457,404

    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 Modern Sweet Home's location taken from other listings.

    Open in Google Maps
    • 584 m to MRT Phra Ram 9
    • 761 m to MRT Thailand Cultural Centre
    • 1.4 km to MRT Phetchaburi
    • 1.4 km to ARL Makkasan

    Net rental yieldWhat's left after the recurring costs of actually letting this unit out, on top of the rental estimate above.No fee reported for this project: estimated from similar buildings nearby.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฿10,595,364
    Common area fee− ฿388,416
    Vacancy allowance− ฿870,852
    Letting agent fee (1 month/year)− ฿882,947
    Land & Building tax− ฿11,699
    Furnishing & maintenance allowance− ฿529,768
    Net annual income฿7,911,682
    Net yield
    58.7%
    40.2% – 69.7%
    vs. 82.1%% gross
    82.1%
    Total investment
    ฿13,484,936
    Price + ฿584,936 buyer's costs

    Cost of owning: ~฿32,368/mo common fee (฿28/m²/month)

    Flood risk:MediumNearest: ถนนรัชดาภิเษก จากแยกพระราม 9 ถึงแยกห้วยขวาง (flood-prone road segment) · ~481 mA BMA-documented flood-prone spot is within easy reach of this location.1 documented spot 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
    80 % below market
    vs 8 similar units in this condo, all layouts
    Net rental yield
    58.7% net yield
    82.1% gross before costs
    Buying costs
    ฿584,936
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿32,368/mo
    Estimated, ~฿28/m² per month
    Could rent for
    ฿882,947/mo
    82.1 % gross yield
    Project
    Modern Sweet Home
    Built
    2010
    Floors
    8
    Units
    0

    Building facilities24h security · Gym · Keycard access · Lift · Motorcycle parking · Parking · Sauna

    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.

    • Rama 9
      Walk 9 min
      ~10 min
    • Asok / Sukhumvit
      Walk 9 min → MRT Phra Ram 9 → Asok / Sukhumvit (2 stops)
      ~17 min
    • Silom
      Walk 9 min → MRT Phra Ram 9 → Silom (6 stops)
      ~26 min
    • Siam
      Walk 9 min → MRT Phra Ram 9 → BTS Asok → Siam (6 stops)
      ~33 min
    • Sathorn
      Walk 9 min → MRT Phra Ram 9 → BTS Sala Daeng → Sathorn (7 stops)
      ~38 min

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    1 bed · 29 m² · Floor 7
    PropertyHub
    ฿2,000,000
    1 bed · 34 m² · Floor 6
    PropertyHub
    ฿11,000/mo
    1 bed · 29 m² · Floor 7
    PropertyHub
    5
    ฿10,000/mo
    1 bed · 28 m² · Floor 8
    PropertyScout
    ฿11,000/mo
    1 bed · 28 m² · Floor 8
    PropertyHub
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    17
    Modern Sweet Home, bangkok
    DDproperty
    451,156 m²—฿12,900,000
    ฿11,159
    24 Sept 2026
    4-BR Condo at Modern Sweet Home in Bang Kapi (ID 3333290)
    PropertyHub
    451,156 m²—฿12,900,000฿11,15922 Sept 2026
    17
    คอนโด 4-ห้องนอน ที่ โมเดิร์น สวีท โฮม ใน บางกะปิ
    PropertyScout
    Fully furnished
    451,156 m²—฿12,900,000฿11,15921 Sept 2026
    🎉 For Sell Condo MODERN SWEET HOME Building 1, Floor 8,Studio, Room size 30 sqm
    PropertyHub×4
    1130 m²8฿1,999,999฿66,66710 Sept 2026
    4
    Modern Sweet Home, bangkok
    DDproperty
    -1132 m²—฿1,800,000฿56,2503 Sept 2026
    ขายคอนโดราคาถูก ห้องสวย พร้อมอยู่ ✅Modern Sweet Home (โมเดิร์น สวีท โฮม) 📍 ทำเลพระราม 9 ใกล้ MRT พระราม 9
    PropertyHub
    1132 m²2฿1,800,000฿56,2506 May 2026
    Condo for sale Lowrise near Central Rama9
    PropertyHub
    1129 m²7฿1,990,000฿68,62125 Mar 2026
    Studio unit for sale in Modern Sweet Home Condominium, 10 minute walk from MRT Rama 9 Station
    PropertyHub
    1134 m²6฿2,000,000฿58,82423 Jul 2025
    Condo for rent Modern Sweet Home near Central Rama9
    PropertyHub
    1129 m²7฿11,000/mo฿37930 Mar 2026
    5
    คอนโด 1-ห้องนอน ที่ โมเดิร์น สวีท โฮม ใน บางกะปิ
    PropertyScout
    Fully furnished · Min. lease 12 mo
    1128 m²8฿10,000/mo฿35721 Nov 2025
    #S4405 For Rent Modern Sweet Home Condo Rama 9
    PropertyHub
    1128 m²8฿11,000/mo฿39326 Aug 2025
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    3 similar listingsSame project, beds, size and price, but the floor differs or is unknown — might be a different unit.

    ListingFloorAgentPostedPrice
    DDpropertyModern Sweet Home, bangkok↗
    —Nattapol Jedsadathitikul24 Sept 2026฿12,900,000
    PropertyHub4-BR Condo at Modern Sweet Home in Bang Kapi (ID 3333290)↗
    ——22 Sept 2026฿12,900,000
    PropertyScoutคอนโด 4-ห้องนอน ที่ โมเดิร์น สวีท โฮม ใน บางกะปิ↗
    —agent21 Sept 2026฿12,900,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:15฿12,900,000
    Stations under construction nearbyExpected opening as last announced by the operator; these dates often slip. Source
    • Orange Line coming to Thailand Cultural Centre (expected late 2027) · ~761 m
    • Future station MRTA (Orange Line, expected late 2027) · ~932 m