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Data last updated 28 Sept 2026, 18:47.

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  1. Home
  2. For sale
  3. Pathum Wan
  4. The Seed Memories Siam
  5. คอนโด 2-ห้องนอน ที่ เดอะ ซี้ดเ มมโมรีย์ สยาม ใกล้ BTS รถไฟฟ้าสนามกีฬาแห่งชาติ
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PropertyScout

คอนโด 2-ห้องนอน ที่ เดอะ ซี้ดเ มมโมรีย์ สยาม ใกล้ BTS รถไฟฟ้าสนามกีฬาแห่งชาติ

The Seed Memories Siam→ · Pathum Wan, Wang Mai · Google Maps
฿10,800,000฿166,154 / m²Fair price278 days listed
2 beds
฿10,800,000
฿166,154 / m²
View on PropertyScout
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% above the median price/m² of 14 comparable listings in this condo.

This listing
฿10,800,000
65 m² · ฿166,154/m²
At the median for 65 m²
฿10,604,773
฿195,227 more than the median
Typical range for this size
฿8,994,894 – ฿10,950,000
Comparables' median asking price: ฿10,650,000

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

Based on 27 rentals in this condo: median ฿524/m² per month × 65 m².

Estimated rent
฿34,048/mo
฿32,164 – ฿36,111/mo
Gross yield
3.8%
3.6% – 4.0%
Median rent of comparables
฿33,000/mo
27 rentals, any size
Rentals of similar size
  • ฿35,000/mo·64.4 m²·
More details

Address

Subdistrict
Wang Mai
Address
Charoen Phon, Wang Mai, Pathum Wan, Bangkok
Nearest transit
national_stadium (0.18 km)
Coordinates
13.74792, 100.52828

Listing history

Listing ID
PropertyScout #2504657
Posted at
24 Dec 2025
Source updated at
11 Sept 2026, 16:53
First seen
26 Sept 2026, 20:29
Last seen
2 baths
65 m²
Condo
8 floors total
฿10,800,000
Fair price
฿166,154 / m²
PropertyScoutFor sale
View on PropertyScout
Listed by
Agent
Listed by
Agent
This listing ฿166,154Median ฿163,150฿138,383 – ฿168,462
Similarly priced nearby
  • ฿10,800,000·65 m²·฿166,154/m²·2 beds
  • ฿10,800,000·65 m²·฿166,154/m²·2 beds
  • ฿10,800,000·65.9 m²·฿164,009/m²·2 beds
  • ฿11,000,000·65 m²·฿169,231/m²·2 beds
  • ฿11,000,000·65 m²·฿169,231/m²·2 beds
  • ฿9,150,000·56.4 m²·฿162,292/m²·2 beds
2 beds
  • ฿40,000/mo·65.9 m²·2 beds
  • ฿40,000/mo·66 m²·2 beds
  • ฿35,000/mo·64 m²·2 beds
  • ฿33,000/mo·63 m²·2 beds
  • ฿35,000/mo·63 m²·2 beds
  • 26 Sept 2026, 20:29
    Raw JSON
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      "subdistrict_ps_cn": "王迈",
      "subdistrict_ps_en": "Wang Mai",
      "subdistrict_ps_th": "วังใหม่",
      "closestTransportKm": 0.17733189431303095,
      "neighborhood_ps_cn": "查伦·蓬",
      "neighborhood_ps_en": "Charoen Phon",
      "neighborhood_ps_th": "เจริญผล",
      "ae_man_event_result": "available",
      "availabilitySubClusterCn": {
        "availabilityHoverText": "如果客户感兴趣,我们的团队将核实房产是否可租/售",
        "availabilityLabelLogo": "question",
        "availabilityLabelText": "根据需求可查验是否可租/售",
        "availabilityLabelColor": "pink"
      },
      "availabilitySubClusterDe": {
        "availabilityHoverText": "Unser Team prüft die Verfügbarkeit der Immobilie, wenn ein Kunde interessiert ist",
        "availabilityLabelLogo": "question",
        "availabilityLabelText": "Verfügbarkeit auf Anfrage",
        "availabilityLabelColor": "pink"
      },
      "availabilitySubClusterEn": {
        "availabilityHoverText": "Our team will verify availability of the property if client is interested",
        "availabilityLabelLogo": "question",
        "availabilityLabelText": "Availability upon request",
        "availabilityLabelColor": "pink"
      },
      "availabilitySubClusterMm": {
        "availabilityHoverText": "ဖောက်သည်စိတ်ဝင်စားပါက ကျွန်ုပ်တို့၏အဖွဲ့သည် ပစ္စည်းရရှိနိုင်မှုကို စိစစ်ပါမည်",
        "availabilityLabelLogo": "question",
        "availabilityLabelText": "ရရှိနိုင်မှုကိုမေးမြန်းပါ",
        "availabilityLabelColor": "pink"
      },
      "availabilitySubClusterTh": {
        "availabilityHoverText": "ทีมงานของเราจะทำการตรวจสอบความพร้อมในการให้บริการ หากคุณสนใจอสังหาฯนี้",
        "availabilityLabelLogo": "question",
        "availabilityLabelText": "ความพร้อมการให้บริการ ตามคำร้องขอ",
        "availabilityLabelColor": "pink"
      },
      "availability_subcluster_id": 3
    }
    For sale

    Source details

    Availability
    Availability upon request
    Neighborhood
    Charoen Phon
    Posted by
    agent

    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
    ฿106,000/m² × 65 m² = ฿6,890,000
    Treasury Department appraisal, building median (฿102,700–฿110,800/m² by floor) · Registered as: เดอะซี้ด เมมโมรี่ สยาม
    Asking price is 1.57× 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฿137,800
    Stamp duty (0.5 %)· seller฿54,000
    Withholding income tax· seller฿166,150
    You pay on top of the price฿68,900
    All-in for the buyer฿10,868,900
    Seller's taxes and fees฿289,050

    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.

    42 sale listings in a 303-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฿408,572
    Common area fee− ฿31,200
    Vacancy allowance− ฿33,581
    Letting agent fee (1 month/year)− ฿34,048
    Land & Building tax− ฿1,378
    Furnishing & maintenance allowance− ฿20,429
    Net annual income฿287,936
    Net yield
    2.6%
    2.5% – 2.8%
    vs. 3.8%% gross
    3.8%
    Total investment
    ฿10,868,900
    Price + ฿68,900 buyer's costs

    Cost of owning: ~฿2,600/mo common fee (฿40/m²/month)

    Location

    Open in Google Maps
    • 179 m to BTS National Stadium
    • 563 m to BTS Ratchathewi
    • 680 m to MRT Ratchathewi
  • 691 m to BTS Siam
  • 1.2 km to BTS Phaya Thai
  • Key facts

    Price vs market
    2 % above market
    vs 14 similar units in this condo
    Net rental yield
    2.6% net yield
    3.8% gross before costs
    Buying costs
    ฿68,900
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿2,600/mo
    ฿40/m² per month
    Could rent for
    ฿34,048/mo
    3.8 % gross yield
    Furnishing
    Fully furnished
    Project
    The Seed Memories Siam
    Built
    2011
    Floors
    8
    Units
    303

    Building facilities24h security · CCTV · Covered parking · Garden · Gym · Keycard access · Lift · Parking · Swimming pool

    Flood risk:LowNo BMA-documented flood-prone spot was found within 800 m of this location.Position 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.

    • Siam
      Walk 3 min → BTS National Stadium → Siam (1 stop)
      ~8 min
    • Silom
      Walk 3 min → BTS National Stadium → Silom (3 stops)
      ~12 min
    • Sathorn
      Walk 3 min → BTS National Stadium → Sathorn (4 stops)
      ~14 min
    • Asok / Sukhumvit
      Walk 3 min → BTS National Stadium → Asok / Sukhumvit (5 stops)
      ~16 min
    • Rama 9
      Walk 3 min → BTS National Stadium → MRT Sukhumvit → Rama 9 (7 stops)
      ~28 min

    Other units in The Seed Memories Siam

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    5
    ฿8,800,000
    2 beds · 66 m²
    For saleDDproperty
    15
    ฿6,490,000
    1 bed · 37 m²
    For saleDDproperty
    16
    ฿7,590,000
    1 bed · 48 m²
    DDproperty
    18
    ฿8,900,000
    2 beds · 66 m²
    DDproperty
    11
    ฿11,000,000
    2 beds · 65 m²
    DDproperty
    16
    ฿6,490,000
    1 bed · 37 m²
    DDproperty
    10
    ฿10,800,000
    2 beds · 65 m²
    DDproperty
    11
    ฿7,400,000
    1 bed · 54 m²
    DDproperty
    ฿11,000,000
    2 beds · 65 m² · Floor 4
    PropertyHubPropertyScout
    ฿9,730,000
    2 beds · 66 m²
    PropertyHub
    9
    ฿4,469,000
    -1 beds · 29 m²
    DDproperty
    10
    ฿8,799,000
    2 beds · 65 m²
    DDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    5
    The Seed Memories Siam, bangkok
    DDproperty
    2266 m²—฿8,800,000
    ฿133,333
    22 Sept 2026
    15
    The Seed Memories Siam, bangkok
    For saleDDproperty
    1137 m²—฿6,490,000฿175,40522 Sept 2026
    16
    The Seed Memories Siam, bangkok
    For saleDDproperty
    1148 m²—฿7,590,000฿159,22022 Sept 2026
    18
    The Seed Memories Siam, bangkok
    For saleDDproperty
    2266 m²—฿8,900,000฿135,15621 Sept 2026
    11
    The Seed Memories Siam, bangkok
    For saleDDproperty
    2265 m²—฿11,000,000฿169,23118 Sept 2026
    16
    The Seed Memories Siam, bangkok
    For saleDDproperty
    1137 m²—฿6,490,000฿175,40518 Sept 2026
    10
    The Seed Memories Siam, bangkok
    For saleDDproperty
    2265 m²—฿10,800,000฿166,15416 Sept 2026
    11
    The Seed Memories Siam, bangkok
    For saleDDproperty
    1154 m²—฿7,400,000฿137,03715 Sept 2026
    100m To BTS National Stadium, 2-BR Condo At The Seed Memories Siam (ID 2918546)
    For salePropertyHubPropertyScout×3
    2265 m²4฿11,000,000฿169,23114 Sept 2026
    ✨ For Sale: The Seed Memories Siam Condo ✨💰 Only 9,730,000 THB
    For salePropertyHub
    2166 m²—฿9,730,000฿147,42410 Sept 2026
    9
    The Seed Memories Siam, bangkok
    For saleDDproperty
    -1129 m²—฿4,469,000฿154,1039 Sept 2026
    10
    The Seed Memories Siam, bangkok
    For saleDDproperty
    2265 m²—฿8,799,000฿135,3699 Sept 2026
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale

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

    ListingFloorAgentPostedPrice
    DDpropertyThe Seed Memories Siam, bangkok↗
    —Suchatchaya Supawachiranant16 Sept 2026฿10,800,000
    PropertyHub2-BR Condo at The Seed Memories Siam near BTS National Stadium (ID 2504657)↗
    ——9 Sept 2026฿10,800,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:29฿10,800,000

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