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Data last updated 29 Sept 2026, 04:23.

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DDproperty

Menam ResidencesAll units in this condo →

Bang Kho Laem, Wat Prayakrai · Google Maps
฿9,800,000฿202,062 / m²Above market
1 bed1 bath
฿9,800,000
฿202,062 / 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

Above market

16% above the median price/m² of 62 comparable listings in this condo.

This listing
฿9,800,000
48.5 m² · ฿202,062/m²
At the median for 48.5 m²
฿8,463,725
฿1,336,275 more than the median
Typical range for this size
฿8,449,223 – ฿9,249,438
Comparables' median asking price: ฿8,900,000

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

Based on 52 rentals in this condo: median ฿616/m² per month × 48.5 m².

Estimated rent
฿29,871/mo
฿28,292 – ฿34,643/mo
Gross yield
3.7%
3.5% – 4.2%
Median rent of comparables
฿30,000/mo
52 rentals, any size
Rentals of similar size
  • ฿30,000/mo·48.7 m²·
More details

Address

Subdistrict
Wat Prayakrai
Address
2088 Charoenkrung Road, Wat Prayakrai, Bang Kho Laem, Bangkok
Coordinates
13.70643, 100.50589

Listing history

Listing ID
DDproperty #7785242
Posted at
16 Sept 2026
First seen
26 Sept 2026, 20:24
Last seen
26 Sept 2026, 20:24
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49 m²
Condo
฿9,800,000
Above market
฿202,062 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Khun Sassy
Khun Sassy
บริษัท พีแอนด์เอ็มจิโซ จำกัด
Agent pageContact on DDproperty ↗
Listed by
Khun Sassy
Khun Sassy
บริษัท พีแอนด์เอ็มจิโซ จำกัด
Agent pageContact on DDproperty ↗
This listing ฿202,062Median ฿174,510฿174,211 – ฿190,710
Similarly priced nearby
  • ฿10,000,000·48.7 m²·฿205,465/m²·1 bed
  • ฿10,000,000·48.7 m²·฿205,465/m²·1 bed
  • ฿9,900,000·48 m²·฿206,250/m²·1 bed
  • ฿9,350,000·48 m²·฿194,792/m²·1 bed
  • ฿9,500,000·49 m²·฿193,878/m²·1 bed
  • ฿9,500,000·49 m²·฿193,878/m²·1 bed
1 bed
  • ฿47,000/mo·48.7 m²·1 bed
  • ฿30,000/mo·49 m²·1 bed
  • ฿35,000/mo·49 m²·1 bed
  • ฿27,999/mo·48 m²·1 bed
  • ฿30,000/mo·49 m²·1 bed
    1. Home
    2. For sale
    3. Bang Kho Laem
    4. Menam Residences
    5. Menam Residences, bangkok
    For sale

    Source details

    Recency
    Listed on Sep 16, 2026 (1w ago)
    Developer
    Khun Sassy
    Agency
    บริษัท พีแอนด์เอ็มจิโซ จำกัด

    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
    ฿126,300/m² × 48.5 m² = ฿6,125,550
    Treasury Department appraisal, building median (฿105,700–฿144,300/m² by floor) · Registered as: แม่น้ำ เรสซิเดนท์
    Asking price is 1.60× 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฿122,511
    Stamp duty (0.5 %)· seller฿49,000
    Withholding income tax· seller฿139,394
    You pay on top of the price฿61,256
    All-in for the buyer฿9,861,256
    Seller's taxes and fees฿249,650

    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.

    Location

    Open in Google Maps
    • 1.5 km to BRT Rama III Bridge
    • 1.6 km to BTS Saphan Taksin
    • 1.6 km to BTS Krung Thon Buri
    • 1.8 km to BRT Charoenrat
    • 2.0 km to BTS Wongwian Yai

    150 sale listings in a 294-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฿358,448
    Common area fee− ฿34,920
    Vacancy allowance− ฿29,461
    Letting agent fee (1 month/year)− ฿29,871
    Land & Building tax− ฿1,225
    Furnishing & maintenance allowance− ฿17,922
    Net annual income฿245,048
    Net yield
    2.5%
    2.3% – 2.9%
    vs. 3.7%% gross
    3.7%
    Total investment
    ฿9,861,256
    Price + ฿61,256 buyer's costs

    Cost of owning: ~฿2,910/mo common fee (฿60/m²/month)

    Commute to business hubs

    No BTS/MRT/rail station within a 1.5 km walk — you'd need a bus, taxi or car.

    Flood risk:HighNearest: สุสานโปรแตสแตน (ถนนเจริญกรุง) (documented flood trouble spot) · ~54 mThis location is right next to a spot BMA has documented as flood-prone or flood-watch.1 documented spot within 300 m6 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
    16 % above market
    vs 62 similar units in this condo
    Net rental yield
    2.5% net yield
    3.7% gross before costs
    Buying costs
    ฿61,256
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿2,910/mo
    ฿60/m² per month
    Could rent for
    ฿29,871/mo
    3.7 % gross yield
    Project
    Menam Residences
    Built
    2016
    Floors
    54
    Units
    294

    Building facilities24h security · CCTV · Co-working space · Garden · Gym · Keycard access · Lift · Parking · Playground · Reception · Sauna · Shops · +2 more

    Other units in Menam Residences

    See all 294 in project
    52
    ฿41,000,000
    3 beds · 162 m²
    DDproperty
    44
    ฿12,600,000
    2 beds · 78 m²
    DDproperty
    42

    Price history

    Observed atPrice
    26 Sept 2026, 20:24฿9,800,000
    ฿11,000,000
    2 beds · 69 m²
    For saleDDproperty
    42
    ฿8,700,000
    1 bed · 50 m²
    For saleDDproperty
    41
    ฿8,900,000
    1 bed · 51 m²
    For saleDDproperty
    46
    ฿14,500,000
    2 beds · 77 m²
    For saleDDproperty
    46
    ฿35,590,000
    3 beds · 160 m²
    For saleDDproperty
    44
    ฿9,290,000
    1 bed · 49 m²
    For saleDDproperty
    54
    ฿33,000,000
    3 beds · 121 m²
    For saleDDproperty
    41
    ฿8,900,000
    1 bed · 51 m²
    For saleDDproperty
    8
    ฿8,900,000
    1 bed · 51 m²
    For saleDDproperty
    38
    ฿38,950,000
    3 beds · 160 m²
    For saleDDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    52
    Menam Residences, bangkok
    For saleDDproperty
    		33162 m²—฿41,000,000฿253,08628 Sept 2026
    44
    Menam Residences, bangkok
    DDproperty
    		2278 m²—฿12,600,000฿161,89128 Sept 2026
    42
    Menam Residences, bangkok
    DDproperty
    		2269 m²—฿11,000,000฿159,42028 Sept 2026
    42
    Menam Residences, bangkok
    DDproperty
    		1150 m²—฿8,700,000฿174,00028 Sept 2026
    41
    Menam Residences, bangkok
    DDproperty
    		1151 m²—฿8,900,000฿174,51028 Sept 2026
    46
    Menam Residences, bangkok
    DDproperty
    		2277 m²—฿14,500,000฿188,31228 Sept 2026
    46
    Menam Residences, bangkok
    DDproperty
    		33160 m²—฿35,590,000฿222,43827 Sept 2026
    44
    Menam Residences, bangkok
    DDproperty
    		1149 m²—฿9,290,000฿189,59227 Sept 2026
    54
    Menam Residences, bangkok
    DDproperty
    		32121 m²—฿33,000,000฿272,72727 Sept 2026
    41
    Menam Residences, bangkok
    DDproperty
    		1151 m²—฿8,900,000฿174,51027 Sept 2026
    8
    Menam Residences, bangkok
    DDproperty
    		1151 m²—฿8,900,000฿174,51027 Sept 2026
    38
    Menam Residences, bangkok
    DDproperty
    		33160 m²—฿38,950,000฿243,43826 Sept 2026
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale

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