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Data last updated 28 Sept 2026, 18:47.

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DDproperty

The Seed Mingle Sathorn-SuanpluAll units in this condo →

Sathon, Thung Maha Mek · Google Maps
฿9,000,000฿121,622 / m²Above market
2 beds2 baths
฿9,000,000
฿121,622 / m²
View on DDproperty
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

12% above the median price/m² of 36 comparable listings in this condo.

This listing
฿9,000,000
74 m² · ฿121,622/m²
At the median for 74 m²
฿8,023,456
฿976,544 more than the median
Typical range for this size
฿7,320,405 – ฿9,000,000
Comparables' median asking price: ฿7,700,000

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

Based on 30 rentals in this condo: median ฿514/m² per month × 74 m².

Estimated rent
฿38,028/mo
฿34,688 – ฿41,545/mo
Gross yield
5.1%
4.6% – 5.5%
Median rent of comparables
฿34,500/mo
30 rentals, any size
Rentals of similar size
  • ฿30,000/mo·74 m²·
More details

Address

Subdistrict
Thung Maha Mek
Address
389 Soi Sathon 3, Thung Maha Mek, Sathon, Bangkok
Nearest transit
910 m (11 min) from B2 Arkan Songkhro BRT
Coordinates
13.71970, 100.53949 (approx.)

Listing history

Listing ID
DDproperty #500034789
Posted at
20 Sept 2026
First seen
26 Sept 2026, 20:23
Last seen
26 Sept 2026, 20:23
Raw JSON
74 m²
Condo
฿9,000,000
Above market
฿121,622 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Sirirut Havee Akehurst
Sirirut Havee Akehurst✓
The Bangkok Residence
Agent pageContact on DDproperty ↗
Listed by
Sirirut Havee Akehurst
Sirirut Havee Akehurst✓
The Bangkok Residence
Agent pageContact on DDproperty ↗
This listing ฿121,622Median ฿108,425฿98,924 – ฿121,622
Similarly priced nearby
  • ฿9,000,000·74 m²·฿121,622/m²·2 beds
  • ฿9,000,000·74 m²·฿121,622/m²·2 beds
  • ฿8,600,000·70.7 m²·฿121,572/m²·2 beds
  • ฿14,990,000·120.3 m²·฿124,574/m²·2 beds
  • ฿8,900,000·71 m²·฿125,352/m²·2 beds
  • ฿8,900,000·71 m²·฿125,352/m²·2 beds
2 beds
  • ฿40,000/mo·74 m²·2 beds
  • ฿28,000/mo·74 m²·2 beds
  • ฿40,000/mo·74.3 m²·2 beds
  • ฿34,000/mo·75 m²·2 beds
  • ฿34,000/mo·75 m²·2 beds
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    1. Home
    2. For sale
    3. Sathon
    4. The Seed Mingle Sathorn-Suanplu
    5. The Seed Mingle Sathorn-Suanplu, bangkok
    For sale

    Source details

    Recency
    Listed on Sep 20, 2026 (6d ago)
    Developer
    Sirirut Havee Akehurst
    Agency
    The Bangkok Residence

    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
    ฿87,750/m² × 74 m² = ฿6,493,500
    Treasury Department appraisal, building median (฿76,600–฿96,400/m² by floor) · Registered as: เดอะ ซี้ด มิงเกิ้ล
    Asking price is 1.39× 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฿129,870
    Stamp duty (0.5 %)· seller฿45,000
    Withholding income tax· seller฿152,273
    You pay on top of the price฿64,935
    All-in for the buyer฿9,064,935
    Seller's taxes and fees฿262,208

    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.

    LocationApproximate: this source doesn't publish coordinates, so this is The Seed Mingle Sathorn-Suanplu's location taken from other listings.

    Open in Google Maps
    • 791 m to BRT Arkan Songkhro
    • 918 m to BRT Technic Krungthep
    • 939 m to MRT Lumphini
    • 971 m to BRT Sathorn
    • 1.1 km to MRT Si Lom
    • 1.1 km to BTS Sala Daeng

    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.

    • Silom
      Walk 18 min → At Silom
      ~18 min
    • Sathorn
      Walk 19 min
      ~19 min
    • Asok / Sukhumvit
      Walk 15 min → MRT Lumphini → Asok / Sukhumvit (3 stops)
      ~25 min
    • Rama 9
      Walk 15 min → MRT Lumphini → Rama 9 (5 stops)
      ~29 min
    • Siam
      Walk 15 min → MRT Lumphini → BTS Sala Daeng → Siam (3 stops)
      ~35 min

    Flood risk:HighNearest: ถนนสวนพลู ช่วงจากถนนสาทรใต้ถึงถนนนางลิ้นจี่ (flood-prone road segment) · ~133 mThis location is right next to a spot BMA has documented as flood-prone or flood-watch.2 documented spots within 300 m5 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)

    133 sale listings in a 531-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฿456,334
    Common area fee− ฿35,520
    Vacancy allowance− ฿37,507
    Letting agent fee (1 month/year)− ฿38,028
    Land & Building tax− ฿1,299
    Furnishing & maintenance allowance− ฿22,817

    Key facts

    Price vs market
    12 % above market
    vs 36 similar units in this condo
    Net rental yield
    3.5% net yield
    5.1% gross before costs
    Buying costs
    ฿64,935
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿2,960/mo
    ฿40/m² per month
    Net annual income
    ฿321,164
    Net yield
    3.5%
    3.2% – 3.9%
    vs. 5.1%% gross
    5.1%
    Total investment
    ฿9,064,935
    Price + ฿64,935 buyer's costs

    Cost of owning: ~฿2,960/mo common fee (฿40/m²/month)

    Could rent for
    ฿38,028/mo
    5.1 % gross yield
    Project
    The Seed Mingle Sathorn-Suanplu
    Built
    2012
    Floors
    31
    Units
    531

    Building facilities24h security · CCTV · Covered parking · Garden · Gym · Keycard access · Lift · Parking · Sauna · Shuttle service · Steam room · Swimming pool · +1 more

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

    ListingFloorAgentPostedPrice
    DDpropertyThe Seed Mingle Sathorn-Suanplu, bangkok↗
    —Preeyapohn Jatuchai24 Sept 2026฿9,000,000
    PropertyHub2-BR 74 Sqm High-Floor For Sale At The Seed Mingle Sathorn-Suanplu Near BTS Sala Daeng (ID 1882887)↗
    30—23 Oct 2024฿9,000,000
    PropertyScoutคอนโด 2-ห้องนอน ที่ เดอะ ซี้ดมิงเกิ้ล สาทร-สวนพลู ใกล้ BTS ศาลาแดง↗
    30landlord22 Oct 2024฿9,000,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:23฿9,000,000

    Other units in The Seed Mingle Sathorn-Suanplu

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    27 Sept 2026
    15
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    1142 m²—฿5,900,000฿140,47625 Sept 2026
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    The Seed Mingle Sathorn-Suanplu, bangkok
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    The Seed Mingle Sathorn-Suanplu, bangkok
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    1-BR Condo at The Seed Mingle Sathorn-Suanplu near BTS Sala Daeng (ID 1900307)
    PropertyHubPropertyScout×2
    1142 m²4฿5,900,000฿140,47625 Sept 2026
    13
    The Seed Mingle Sathorn-Suanplu, bangkok
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    2274 m²—฿9,000,000฿121,62224 Sept 2026
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    The Seed Mingle Sathorn-Suanplu, bangkok
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    The Seed Mingle Sathorn-Suanplu, bangkok
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    2164 m²—฿6,300,000฿98,90124 Sept 2026
    24
    The Seed Mingle Sathorn-Suanplu, bangkok
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    22120 m²—฿12,990,000฿107,98024 Sept 2026
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