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Data last updated 29 Sept 2026, 04:23.

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  2. For sale
  3. Bang Kho Laem
  4. River Heaven
  5. A045448 River Heaven
For salePropertyHub

A045448 River Heaven

River Heaven→ · Bang Kho Laem · Google Maps
฿8,000,000฿81,633 / m²Fair price79 days listed
3 beds2 baths98 m²Condo21
฿8,000,000
Fair price
฿81,633 / m²
PropertyHub
View on PropertyHub
฿8,000,000
฿81,633 / 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

Fair price

2% below the median price/m² of 28 comparable listings in this condo.

This listing
฿8,000,000
98 m² · ฿81,633/m²
At the median for 98 m²
฿8,167,904
฿167,904 less than the median
Typical range for this size
฿7,102,752 – ฿8,472,987
Comparables' median asking price: ฿8,445,000

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

Based on 22 rentals in this condo: median ฿360/m² per month × 98 m².

Estimated rent
฿35,315/mo
฿34,653 – ฿39,008/mo
Gross yield
5.3%
5.2% – 5.9%
Median rent of comparables
฿40,000/mo
22 rentals, any size
Rentals of similar size
  • ฿40,000/mo·98.9 m²·
More details

Address

Address
Bang Kho Laem Bangkok
Coordinates
13.70110, 100.50140

Listing history

Listing ID
PropertyHub #6218543
Posted at
12 Jul 2026
Source updated at
28 Sept 2026, 09:13
First seen
26 Sept 2026, 21:15
Last seen
28 Sept 2026, 18:46
Raw JSON
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    "forSale": {
      "type": "AMOUNT",
      "price": 8000000
    },
    "forSaleDeposit": {
      "paid": null,
      "type": null,
      "profit": null
    },
    "forSaleDownPayment": {
      "paid": null,
      "type": null,
      "profit": null
    }
  },
  "title": "A045448 River Heaven",
  "project": {
    "id": "695",
    "logo": null,
    "name": "River Heaven",
    "slug": "river-heaven",
    "address": "Bang Kho Laem Bangkok",
    "location": {
      "lat": 13.7011013,
      "lng": 100.50140050000005
    },
    "nameEnglish": "River Heaven",
    "coverPicture": "/pictures/202509/20250922/kccdmfCUtpYSgW4rRXud/be7210af.jpg"
  },
  "postType": "FOR_SALE",
  "createdAt": "2026-07-11T23:38:45.890Z",
  "updatedAt": "2026-09-28T02:13:34.754Z",
  "modifiedAt": null,
  "refreshedAt": "2026-09-28T02:13:34.754Z",
  "coverPicture": "/pictures/202607/20260712/eg28MetbvYXPF3RSCNjx/be7210af.jpg",
  "propertyType": "CONDO",
  "sponsorPackage": "FREE",
  "roomInformation": {
    "onFloor": "21",
    "roomArea": 98,
    "roomType": "THREE_BED_ROOM",
    "numberOfBed": 3,
    "numberOfBath": 2
  }
}
This listing ฿81,633Median ฿83,346฿72,477 – ฿86,459
Similarly priced nearby
  • ฿8,090,000·99 m²·฿81,717/m²·3 beds
  • ฿8,000,000·99 m²·฿80,808/m²·3 beds
  • ฿8,154,000·98 m²·฿83,196/m²·3 beds
  • ฿8,550,000·106.9 m²·฿79,966/m²·3 beds
  • ฿8,250,000·99 m²·฿83,333/m²·3 beds
  • ฿8,250,000·99 m²·฿83,359/m²·3 beds
3 beds
  • ฿35,000/mo·98.9 m²·3 beds
  • ฿40,000/mo·99 m²·3 beds
  • ฿35,000/mo·99 m²·3 beds
  • ฿40,000/mo·99.9 m²·3 beds
  • ฿35,000/mo·100 m²·3 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
    ฿74,900/m² × 98 m² = ฿7,340,200
    Treasury Department appraisal for this floor · Registered as: ริเวอร์ เฮเว่น
    Asking price is 1.09× 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฿146,804
    Stamp duty (0.5 %)· seller฿40,000
    Withholding income tax· seller฿185,361
    You pay on top of the price฿73,402
    All-in for the buyer฿8,073,402
    Seller's taxes and fees฿298,763

    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
    • 825 m to BRT Rama III Bridge
    • 1.3 km to BRT Charoenrat

    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 13 min → BRT Rama III Bridge → BTS Talat Phlu → Sathorn (8 stops)
      ~43 min
    • Silom
      Walk 13 min → BRT Rama III Bridge → BTS Talat Phlu → Silom (9 stops)
      ~45 min
    • Siam
      Walk 13 min → BRT Rama III Bridge → BTS Talat Phlu → Siam (11 stops)
      ~49 min
    • Asok / Sukhumvit
      Walk 13 min → BRT Rama III Bridge → BTS Talat Phlu → Asok / Sukhumvit (15 stops)
      ~57 min
    • Rama 9
      Walk 13 min → BRT Rama III Bridge → BTS Talat Phlu → MRT Si Lom → Rama 9 (15 stops)
      ~69 min

    Flood risk:MediumNearest: ซอยเจริญกรุง 80 (โรงเลื่อยจักรแสงทอง) (documented flood trouble spot) · ~544 mA BMA-documented flood-prone spot is within easy reach of this location.4 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)

    79 sale listings in a 521-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฿423,783
    Common area fee− ฿55,860
    Vacancy allowance− ฿34,832
    Letting agent fee (1 month/year)− ฿35,315
    Land & Building tax− ฿1,468
    Furnishing & maintenance allowance− ฿21,189
    Net annual income฿275,119
    Net yield
    3.4%
    3.3% – 3.8%
    vs. 5.3%% gross
    5.3%
    Total investment
    ฿8,073,402
    Price + ฿73,402 buyer's costs

    Cost of owning: ~฿4,655/mo common fee (฿48/m²/month)

    Key facts

    Price vs market
    2 % below market
    vs 28 similar units in this condo
    Net rental yield
    3.4% net yield
    5.3% gross before costs
    Buying costs
    ฿73,402
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿4,655/mo
    Estimated, ~฿48/m² per month
    Could rent for
    ฿35,315/mo
    5.3 % gross yield
    Project
    River Heaven
    Built
    2004
    Floors
    27
    Units
    521

    Building facilities24h security · BBQ area · CCTV · Garden · Gym · Keycard access · Lift · Minimart · Parking · Sauna · Swimming pool

    Other units in River Heaven

    See all 150 in project

    Price history

    Observed atPrice
    26 Sept 2026, 21:15฿8,000,000
    23
    ฿6,500,000
    2 beds · 76 m²
    For saleDDproperty
    15
    ฿7,300,000
    2 beds · 100 m²
    For saleDDproperty
    8
    ฿3,190,000
    1 bed · 50 m²
    DDproperty
    21
    ฿8,390,000
    3 beds · 99 m²
    DDproperty
    19
    ฿6,800,000
    2 beds · 78 m²
    DDproperty
    14
    ฿8,154,000
    3 beds · 98 m²
    DDproperty
    15
    ฿6,500,000
    3 beds · 108 m²
    DDproperty
    15
    ฿13,500,000
    3 beds · 241 m²
    DDproperty
    ฿13,500,000
    3 beds · 241 m² · Floor 11
    PropertyHub
    17
    ฿7,900,000
    3 beds · 109 m²
    DDproperty
    19
    ฿8,550,000
    3 beds · 108 m²
    DDproperty
    18
    ฿8,550,000
    3 beds · 107 m²
    DDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    23
    River Heaven Chareonkrung, bangkok
    DDproperty
    2276 m²—฿6,500,000
    ฿85,526
    28 Sept 2026
    15
    River Heaven Chareonkrung, bangkok
    DDproperty
    22100 m²—฿7,300,000฿73,00028 Sept 2026
    8
    River Heaven Chareonkrung, bangkok
    DDproperty
    1150 m²—฿3,190,000฿63,80028 Sept 2026
    21
    River Heaven Chareonkrung, bangkok
    DDproperty
    3299 m²—฿8,390,000฿84,83328 Sept 2026
    19
    River Heaven Chareonkrung, bangkok
    DDproperty
    2178 m²—฿6,800,000฿87,17927 Sept 2026
    14
    River Heaven Chareonkrung, bangkok
    DDproperty
    3298 m²—฿8,154,000฿83,19625 Sept 2026
    15
    River Heaven Chareonkrung, bangkok
    DDproperty
    32108 m²—฿6,500,000฿60,18523 Sept 2026
    15
    River Heaven Chareonkrung, bangkok
    DDproperty
    32241 m²—฿13,500,000฿56,01723 Sept 2026
    Spacious 3-BR 241 Sqm At River Heaven Chareonkrung (ID 2943691)
    PropertyHub
    32241 m²11฿13,500,000฿56,01723 Sept 2026
    17
    River Heaven Chareonkrung, bangkok
    DDproperty
    32109 m²—฿7,900,000฿72,47722 Sept 2026
    19
    River Heaven Chareonkrung, bangkok
    DDproperty
    32108 m²—฿8,550,000฿78,88920 Sept 2026
    18
    River Heaven Chareonkrung, bangkok
    DDproperty
    32107 m²—฿8,550,000฿79,96620 Sept 2026
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