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Data last updated 29 Sept 2026, 01:45.

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  1. Home
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  3. Khlong San
  4. Watermark Chaophraya
  5. Watermark Chaophraya, bangkok
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DDproperty

Watermark ChaophrayaAll units in this condo →

Khlong San, Bang Lam Phu Lang · Google Maps
฿18,900,000฿129,505 / m²Fair price
3 beds3 baths
฿18,900,000
฿129,505 / 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

5% above the median price/m² of 147 comparable listings in this condo.

This listing
฿18,900,000
145.9 m² · ฿129,505/m²
At the median for 145.9 m²
฿18,031,430
฿868,570 more than the median
Typical range for this size
฿15,066,742 – ฿19,275,094
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 × 145.9 m².

Estimated rent
฿64,386/mo
฿60,389 – ฿66,404/mo
Gross yield
4.1%
3.8% – 4.2%
Median rent of comparables
฿75,000/mo
76 rentals, any size
Rentals of similar size
  • ฿65,000/mo·146 m²·3 beds
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 #60165599
Posted at
25 Sept 2026
First seen
26 Sept 2026, 20:15
Last seen
26 Sept 2026, 20:15
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146 m²
Condo
฿18,900,000
Fair price
฿129,505 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Sirirut Havee Akehurst
Sirirut Havee Akehurst✓
The Bangkok Residence
Agent pageContact on DDproperty ↗
Listed by
Sirirut Havee Akehurst
Sirirut Havee Akehurst✓
The Bangkok Residence
Agent pageContact on DDproperty ↗
This listing ฿129,505Median ฿123,554฿103,239 – ฿132,075
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  • For sale

    Source details

    Recency
    Listed on Sep 25, 2026 (1d ago)
    Developer
    Sirirut Havee Akehurst
    Agency
    The Bangkok Residence

    252 sale listings in a 486-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
    ฿90,700/m² × 145.9 m² = ฿13,236,758
    Treasury Department appraisal, building median (฿77,700–฿109,000/m² by floor) · Registered as: วอเตอร์มาร์ค เจ้าพระยา ริเวอร์
    Asking price is 1.43× 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฿264,735
    Stamp duty (0.5 %)· seller฿94,500
    Withholding income tax· seller฿539,073
    You pay on top of the price฿132,368
    All-in for the buyer฿19,032,368
    Seller's taxes and fees฿765,941

    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฿772,630
    Common area fee− ฿70,051
    Vacancy allowance− ฿63,504
    Letting agent fee (1 month/year)− ฿64,386
    Land & Building tax− ฿2,647
    Furnishing & maintenance allowance− ฿38,631
    Net annual income฿533,410
    Net yield
    2.8%
    2.6% – 2.9%
    vs. 4.1%% gross
    4.1%
    Total investment
    ฿19,032,368
    Price + ฿132,368 buyer's costs

    Cost of owning: ~฿5,838/mo common fee (฿40/m²/month)

    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

    Key facts

    Price vs market
    5 % above market
    vs 147 similar units in this condo
    Net rental yield
    2.8% net yield
    4.1% gross before costs
    Buying costs
    ฿132,368
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿5,838/mo
    ฿40/m² per month
    Could rent for
    ฿64,386/mo
    4.1 % 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

    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)

    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

    Price history

    Observed atPrice
    26 Sept 2026, 20:15฿18,900,000

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

    ListingFloorAgentPostedPrice
    DDpropertyWatermark Chaophraya, bangkok↗
    —SIXTYSIX PROPERTY - BKK11 Sept 2026฿18,900,000
    PropertyHub20th-Floor 3-BR 146 Sqm Watermark Chaophraya BTS Krung Thon Buri (ID 3205465)↗
    20—18 Aug 2026฿18,900,000
    PropertyScoutคอนโด 3-ห้องนอน ที่ วอเตอร์มาร์ค เจ้าพระยาริเวอร์ ใกล้ BTS กรุงธนบุรี↗
    20landlord17 Aug 2026฿18,900,000
    PropertyHub145 Sqm 3-BR Condo For Sale In Watermark Chaophraya, BTS Krung Thon Buri (ID 3057358)↗
    ——3 Jul 2026฿18,900,000
    PropertyScoutคอนโด 3-ห้องนอน ที่ วอเตอร์มาร์ค เจ้าพระยาริเวอร์ ใกล้ BTS กรุงธนบุรี↗
    —agent2 Jul 2026฿18,900,000
    PropertyHub3 Beds 3 Baths 145 SQ.M Watermark Chaophraya↗
    20—21 Jun 2025฿18,900,000

    Other units in Watermark Chaophraya

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    ฿28,000,000
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    ฿13,990,000
    2 beds · 95 m²
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    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
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    43145 m²—฿22,500,000฿155,17228 Sept 2026
    28
    Watermark Chaophraya, bangkok
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    24242 m²—฿29,000,000฿119,83528 Sept 2026
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    Watermark Chaophraya, bangkok
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    33145 m²—฿14,900,000฿102,75928 Sept 2026
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    Watermark Chaophraya, bangkok
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    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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