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Data last updated 28 Sept 2026, 18:47.

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  1. Home
  2. For sale
  3. Watthana
  4. Noble form Thonglor
  5. 🔥21.8 MB🔥 - Penthouse Duplex 2 Beds 2 Baths 76.17 sq.m. Super High Fl. 40+ BTS Thong Lo at Noble Form Thonglor Condo / Sell Down Payment
For salePropertyHub

🔥21.8 MB🔥 - Penthouse Duplex 2 Beds 2 Baths 76.17 sq.m. Super High Fl. 40+ BTS Thong Lo at Noble Form Thonglor Condo / Sell Down Payment

Noble form Thonglor→ · Watthana · Google Maps
฿21,800,000฿286,202 / m²Above market717 days listed
2 beds2 baths76 m²Condo
฿21,800,000
Above market
฿286,202 / m²
PropertyHub
View on PropertyHub
฿21,800,000
฿286,202 / m²
View on PropertyHub
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

15% above the median price/m² of 45 comparable listings in this condo.

This listing
฿21,800,000
76.2 m² · ฿286,202/m²
At the median for 76.2 m²
฿18,875,524
฿2,924,476 more than the median
Typical range for this size
฿17,858,898 – ฿20,123,896
Comparables' median asking price: ฿15,768,000

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

Based on 57 rentals in this condo: median ฿1,014/m² per month × 76.2 m².

Estimated rent
฿77,199/mo
฿76,170 – ฿82,991/mo
Gross yield
4.2%
4.2% – 4.6%
Median rent of comparables
฿73,000/mo
57 rentals, any size
Rentals of similar size
  • ฿75,000/mo·75 m²·
More details

Address

Address
Watthana Bangkok
Coordinates
13.73550, 100.58338

Listing history

Listing ID
PropertyHub #4748964
Posted at
11 Oct 2024
Source updated at
28 Sept 2026, 16:45
First seen
26 Sept 2026, 21:14
Last seen
28 Sept 2026, 18:45
Raw JSON
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  "id": "4748964",
  "slug": "21-8-mb-penthouse-duplex-2-beds-2-baths-76-17-sq-m-super-high-fl-40-bts-thong-lo-at-noble-form-thonglor-condo-sell-down-payment",
  "price": {
    "forRent": {
      "daily": null,
      "monthly": null
    },
    "forSale": {
      "type": "AMOUNT",
      "price": 21800000
    },
    "forSaleDeposit": {
      "paid": null,
      "type": null,
      "profit": null
    },
    "forSaleDownPayment": {
      "paid": null,
      "type": null,
      "profit": null
    }
  },
  "title": "🔥21.8 MB🔥 - Penthouse Duplex 2 Beds 2 Baths 76.17 sq.m. Super High Fl. 40+ BTS Thong Lo at Noble Form Thonglor Condo / Sell Down Payment",
  "project": {
    "id": "3980",
    "logo": "/pictures/202103/20210309/DdtRhjKZLPR1Q8HFUeMd/bb6e1093.jpg",
    "name": "Noble form Thonglor",
    "slug": "noble-form-thonglor",
    "address": "Watthana Bangkok",
    "location": {
      "lat": 13.735502028085442,
      "lng": 100.58337801317698
    },
    "nameEnglish": "Noble form Thonglor",
    "coverPicture": "/pictures/202509/20250902/6qCZPWT79vispokXSLev/be7210af.jpg"
  },
  "postType": "FOR_SALE",
  "createdAt": "2024-10-11T07:09:32.878Z",
  "updatedAt": "2026-09-28T09:45:23.162Z",
  "modifiedAt": "2024-11-04T07:33:44.499Z",
  "refreshedAt": "2026-09-28T09:45:23.162Z",
  "coverPicture": "/pictures/202410/20241011/U6qhm8F7QkNRsWvfU4n8/be7210af.jpg",
  "propertyType": "CONDO",
  "sponsorPackage": "FREE",
  "roomInformation": {
    "onFloor": "40+",
    "roomArea": 76.17,
    "roomType": "TWO_BED_ROOM",
    "numberOfBed": 2,
    "numberOfBath": 2
  }
}
This listing ฿286,202Median ฿247,808฿234,461 – ฿264,197
Similarly priced nearby
  • ฿18,646,000·64.5 m²·฿289,220/m²·2 beds
  • ฿18,646,000·64.5 m²·฿289,220/m²·2 beds
  • ฿22,639,000·77 m²·฿294,166/m²·2 beds
  • ฿18,944,000·64.2 m²·฿295,078/m²·2 beds
  • ฿17,500,000·63.7 m²·฿274,725/m²·2 beds
  • ฿17,500,000·63.7 m²·฿274,682/m²·2 beds
2 beds
  • ฿75,000/mo·75 m²·2 beds
  • ฿80,000/mo·75 m²·2 beds
  • ฿75,000/mo·75 m²·2 beds
  • ฿80,000/mo·75 m²·2 beds
  • ฿75,000/mo·74.7 m²·2 beds
  • For sale

    Source details

    Post type
    For sale

    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
    ฿207,350/m² × 76.2 m² = ฿15,793,850
    Treasury Department appraisal, building median (฿177,000–฿282,800/m² by floor) · Registered as: โนเบิล ฟอร์ม ทองหล่อ
    Asking price is 1.38× 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฿315,877
    Stamp duty (0.5 %)· seller฿109,000
    Withholding income tax· seller฿744,462
    You pay on top of the price฿157,938
    All-in for the buyer฿21,957,938
    Seller's taxes and fees฿1,011,400

    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
    • 1.4 km to BTS Thong Lo
    • 1.6 km to BTS Phrom Phong
    • 1.8 km to BTS Ekkamai
    • 2.0 km to ARL Ramkhamhaeng

    103 sale listings in a 546-unit building

    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฿926,389
    Common area fee− ฿73,123
    Vacancy allowance− ฿76,142
    Letting agent fee (1 month/year)− ฿77,199
    Land & Building tax− ฿3,159
    Furnishing & maintenance allowance− ฿46,319
    Net annual income฿650,447
    Net yield
    3.0%
    2.9% – 3.2%
    vs. 4.2%% gross
    4.2%
    Total investment
    ฿21,957,938
    Price + ฿157,938 buyer's costs

    Cost of owning: ~฿6,094/mo common fee (฿80/m²/month)

    Key facts

    Price vs market
    15 % above market
    vs 45 similar units in this condo
    Net rental yield
    3.0% net yield
    4.2% gross before costs
    Buying costs
    ฿157,938
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿6,094/mo
    Estimated, ~฿80/m² per month
    Could rent for
    ฿77,199/mo
    4.2 % gross yield
    Pets
    Not allowed by the building
    Project
    Noble form Thonglor
    Built
    2024
    Floors
    46
    Units
    546
    Developer
    noble

    Building facilities24h security · Automatic parking · BBQ area · CCTV · Covered parking · Garden · Gym · Jacuzzi · Keycard access · Library · Lift · Movie room · +8 more

    Flood risk:MediumNearest: ถนนเอกมัย จากปากซอยสุขุมวิท 63 ถึงคลองแสนแสบ (flood-prone road segment) · ~474 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)

    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.

    • Asok / Sukhumvit
      Walk 22 min → BTS Thong Lo → Asok / Sukhumvit (2 stops)
      ~29 min
    • Siam
      Walk 22 min → BTS Thong Lo → Siam (6 stops)
      ~37 min
    • Silom
      Walk 22 min → BTS Thong Lo → Silom (8 stops)
      ~41 min
    • Rama 9
      Walk 22 min → BTS Thong Lo → MRT Sukhumvit → Rama 9 (4 stops)
      ~41 min
    • Sathorn
      Walk 22 min → BTS Thong Lo → Sathorn (9 stops)
      ~43 min

    Price history

    Observed atPrice
    26 Sept 2026, 21:14฿21,800,000

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