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DDproperty

Lumpini Place Water CliffAll units in this condo →

Yan Nawa, Chong Nonsi · Google Maps

฿3,300,000฿59,235 / m²Fair price

2 beds2 baths

฿3,300,000

฿59,235 / m²

View on DDproperty

Key facts

Price vs market

1 % below market

vs 26 similar units in this condo

Net rental yield

4.6% net yield

6.7% gross before costs

Buying costs

฿139

Thai buyer (fee relief); foreign buyer ฿27,799

Common fee

฿1,950/mo

Estimated, ~฿35/m² per month

Could rent for

฿18,502/mo

6.7 % gross yield

Project

Lumpini Place Water Cliff

Built

2002

Floors

Units

620

Developer

LPN

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

Price comparison

Fair price

1% below the median price/m² of 26 comparable listings in this condo.

This listing

฿3,300,000

55.7 m² · ฿59,235/m²

At the median for 55.7 m²

฿3,317,277

฿17,277 less than the median

Typical range for this size

฿3,161,543 – ฿3,456,497

Comparables' median asking price: ฿3,057,500

Rental estimate & yield

Based on 16 rentals in this condo: median ฿332/m² per month × 55.7 m².

Estimated rent

฿18,502/mo

฿16,616 – ฿19,812/mo

Gross yield

6.7%

6.0% – 7.2%

Median rent of comparables

฿17,000/mo

16 rentals, any size

Rentals of similar size

฿18,000/mo·55 m²·

Location

Open in Google Maps

Flood risk:MediumNearest: ซอย สาธุประดิษฐ์ 15 (documented flood trouble spot) · ~572 m

Commute to business hubs

Sathorn
Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Sathorn (3 stops)
~29 min
Silom
Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Silom (4 stops)
~31 min
Siam
Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Siam (6 stops)
~35 min
Asok / Sukhumvit
Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Asok / Sukhumvit (10 stops)
~43 min
Rama 9
Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → MRT Si Lom → Rama 9 (10 stops)
~55 min

38 sale listings in a 620-unit building

Other units in Lumpini Place Water Cliff

See all 67 in project

Similar condos nearby

More condos like this

More details

Address

Subdistrict: Chong Nonsi
Address: Soi Sathu Pradit 19 Yeak 10, Chong Nonsi, Yan Nawa, Bangkok
Nearest transit: 590 m (7 min) from B4 Thanon Chan BRT
Coordinates: 13.70031, 100.53800

Listing history

Listing ID: DDproperty #11665925
Posted at: 18 Sept 2026
First seen: 26 Sept 2026, 20:24
Last seen: 26 Sept 2026, 20:24

Raw JSON

This listing ฿59,235Median ฿59,545฿56,750 – ฿62,044

Price history

Observed at	Price
26 Sept 2026, 20:24	฿3,300,000

Net rental yield

Estimated gross rent	฿222,026
Common area fee	− ฿23,398
Vacancy allowance	− ฿18,249
Letting agent fee (1 month/year)	− ฿18,502
Land & Building tax	− ฿556
Furnishing & maintenance allowance	− ฿11,101
Net annual income	฿150,219

Net yield

4.6%

4.0% – 4.9%

vs. 6.7%% gross

6.7%

Total investment

฿3,300,139

Price + ฿139 buyer's costs

Cost of owning: ~฿1,950/mo common fee (฿35/m²/month)

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

฿49,900/m² × 55.7 m² = ฿2,779,929

Treasury Department appraisal, building median (฿42,300–฿55,000/m² by floor) · Registered as: ลุมพินี เพลส วอเตอร์คลิฟ 1, ลุมพินีเพลส วอเตอร์คลิฟ 2

Asking price is 1.19× the official appraisal

Valid until 31 Dec 2026 (the next appraisal cycle starts in 2027). Source: Treasury Department (assessprice.treasury.go.th)

Buyer is a Thai individualMortgage loanTransfer fee paid bySeller has owned itSeller in the house registration ≥ 1 yearSeller is a company (developer)

Transfer fee (0.01 % relief)· split	฿278
Stamp duty (0.5 %)· seller	฿16,500
Withholding income tax· seller	฿48,649
You pay on top of the price	฿139
All-in for the buyer	฿3,300,139
Seller's taxes and fees	฿65,288

Relief applies: 0.01 % transfer and mortgage fees for Thai buyers when price and appraisal are ≤ ฿7M (until 30 Jun 2027).

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Source details

Recency: Listed on Sep 18, 2026 (1w ago)
Developer: Samart Khowwigkai

38 sale listings in a 620-unit building

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

฿49,900/m² × 55.7 m² = ฿2,779,929

Asking price is 1.19× the official appraisal

Valid until 31 Dec 2026 (the next appraisal cycle starts in 2027). Source: Treasury Department (assessprice.treasury.go.th)

Buyer is a Thai individualMortgage loanTransfer fee paid bySeller has owned itSeller in the house registration ≥ 1 yearSeller is a company (developer)

Transfer fee (0.01 % relief)· split	฿278
Stamp duty (0.5 %)· seller	฿16,500
Withholding income tax· seller	฿48,649
You pay on top of the price	฿139
All-in for the buyer	฿3,300,139
Seller's taxes and fees	฿65,288

Relief applies: 0.01 % transfer and mortgage fees for Thai buyers when price and appraisal are ≤ ฿7M (until 30 Jun 2027).

Net rental yield

Estimated gross rent	฿222,026
Common area fee	− ฿23,398
Vacancy allowance	− ฿18,249
Letting agent fee (1 month/year)	− ฿18,502
Land & Building tax	− ฿556
Furnishing & maintenance allowance	− ฿11,101
Net annual income	฿150,219

Net yield

4.6%

4.0% – 4.9%

vs. 6.7%% gross

6.7%

Total investment

฿3,300,139

Price + ฿139 buyer's costs

Cost of owning: ~฿1,950/mo common fee (฿35/m²/month)

Key facts

Price vs market

1 % below market

vs 26 similar units in this condo

Net rental yield

4.6% net yield

6.7% gross before costs

Buying costs

฿139

Thai buyer (fee relief); foreign buyer ฿27,799

Common fee

฿1,950/mo

Estimated, ~฿35/m² per month

Could rent for

฿18,502/mo

6.7 % gross yield

Project

Lumpini Place Water Cliff

Built

2002

Floors

Units

620

Developer

LPN

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

Commute to business hubs

Sathorn
Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Sathorn (3 stops)
~29 min
Silom
Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Silom (4 stops)
~31 min
Siam
Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Siam (6 stops)
~35 min
Asok / Sukhumvit
Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Asok / Sukhumvit (10 stops)
~43 min
Rama 9
Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → MRT Si Lom → Rama 9 (10 stops)
~55 min

Other units in Lumpini Place Water Cliff

See all 67 in project

Price history

Observed at	Price
26 Sept 2026, 20:24	฿3,300,000

Lumpini Place Water CliffAll units in this condo →

Key facts

Price comparison?Estimated from other current listings, not a valuation — just a signal.Typical range (25th–75th percentile) of comparable listings, per m²

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

Location

Commute to business hubs?Estimated 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.

Other units in Lumpini Place Water Cliff

Similar condos nearby?Other projects with a 2 beds unit at a similar price and size, closest first.

Address

Listing history

Price history

Cost of buying

Source details

Location

Cost of buying

Key facts

Commute to business hubs?Estimated 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.

Other units in Lumpini Place Water Cliff

Price history

Similar condos nearby?Other projects with a 2 beds unit at a similar price and size, closest first.

Price comparison

Rental estimate & yield

Commute to business hubs

Similar condos nearby

Commute to business hubs

Similar condos nearby