11% below the median price/m² of 7 comparable listings in this condo.
Based on 42 rentals in Suan Luang: median ฿455/m² per month × 268 m².
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}Land Office fees and taxes on top of the price. An estimate: the exact amounts are set by the Land Office on transfer day.
| Transfer fee (2 % of appraisal)· split | ฿340,000 |
| Stamp duty (0.5 %)· seller | ฿85,000 |
| Withholding income tax· seller | ฿850,000 |
| You pay on top of the price | ฿170,000 |
| All-in for the buyer | ฿17,170,000 |
| Seller's taxes and fees | ฿1,105,000 |
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.
| Estimated gross rent | ฿1,461,833 |
| Vacancy allowance | − ฿120,151 |
| Letting agent fee (1 month/year) | − ฿121,819 |
| Land & Building tax | − ฿3,400 |
| Furnishing & maintenance allowance | − ฿73,092 |
| Net annual income | ฿1,143,371 |
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)
No BTS/MRT/rail station within a 1.5 km walk — you'd need a bus, taxi or car.
28
17
7
28
41
12
7
9
23
23
23
13| Unit | Beds | Baths | Size | Floor | Price | Price/sqm | Posted |
|---|---|---|---|---|---|---|---|
28Baan Phakamas, bangkok DDproperty | 3 | 2 | 182 m² | — | ฿15,000,000 |
| Listing | Floor | Agent | Posted | Price |
|---|---|---|---|---|
| — | Agent Pla | 4 Sept 2026 | ฿17,000,000 |
| ฿82,418 |
| 28 Sept 2026 |
17Baan Phakamas, bangkok DDproperty | 4 | 5 | 268 m² | — | ฿19,000,000 | ฿70,896 | 28 Sept 2026 |
7Baan Phakamas, bangkok DDproperty | Studio | 0 | — m² | — | ฿16,500,000 | — | 25 Sept 2026 |
28Baan Phakamas, bangkok DDproperty | 4 | 5 | 250 m² | — | ฿19,900,000 | ฿79,600 | 22 Sept 2026 |
41Baan Phakamas, bangkok DDproperty | 5 | 5 | 312 m² | — | ฿25,000,000 | ฿80,128 | 22 Sept 2026 |
12Baan Phakamas, bangkok DDproperty | 4 | 5 | 21 m² | — | ฿17,000,000 | ฿809,524 | 14 Sept 2026 |
7Baan Phakamas, bangkok DDproperty | Studio | 0 | — m² | — | ฿15,500,000 | — | 11 Sept 2026 |
9Baan Phakamas, bangkok DDproperty | 4 | 4 | 350 m² | — | ฿17,000,000 | ฿48,571 | 6 Sept 2026 |
23Baan Phakamas, bangkok DDproperty | 4 | 5 | 268 m² | — | ฿17,000,000 | ฿63,433 | 4 Sept 2026 |
23Baan Phakamas, bangkok DDproperty | 4 | 5 | 245 m² | — | ฿17,000,000 | ฿69,388 | 31 Aug 2026 |
23Baan Phakamas, bangkok DDproperty | 4 | 5 | 268 m² | — | ฿19,000,000 | ฿70,896 | 30 Aug 2026 |
13Baan Phakamas, bangkok DDproperty | 4 | 4 | 340 m² | — | ฿32,000,000 | ฿94,118 | 28 Aug 2026 |
| Observed at | Price |
|---|---|
| 26 Sept 2026, 20:30 | ฿17,000,000 |