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Data last updated 28 Sept 2026, 18:47.

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  1. Home
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  3. Huai Khwang
  4. Belle Grand Rama 9
  5. Belle Grand Rama 9, bangkok
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DDproperty

Belle Grand Rama 9All units in this condo →

Huai Khwang, Huai Khwang · Google Maps
฿9,990,000฿112,247 / m²Fair price
2 beds2 baths
฿9,990,000
฿112,247 / 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

Fair price

6% below the median price/m² of 409 comparable listings in this condo.

This listing
฿9,990,000
89 m² · ฿112,247/m²
At the median for 89 m²
฿10,600,647
฿610,647 less than the median
Typical range for this size
฿9,603,100 – ฿12,052,084
Comparables' median asking price: ฿9,550,000

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

Based on 775 rentals in this condo: median ฿492/m² per month × 89 m².

Estimated rent
฿43,746/mo
฿40,000 – ฿46,689/mo
Gross yield
5.3%
4.8% – 5.6%
Median rent of comparables
฿36,000/mo
775 rentals, any size
Rentals of similar size
  • ฿42,000/mo·89 m²·2 beds
More details

Address

Subdistrict
Huai Khwang
Address
131 Rama 9 Road, Huai Khwang, Bangkok
Nearest transit
790 m (9 min) from BL20 Phra Ram 9 MRT
Coordinates
13.75965, 100.56809 (approx.)

Listing history

Listing ID
DDproperty #500035690
Posted at
27 Sept 2026
First seen
26 Sept 2026, 20:15
Last seen
27 Sept 2026, 12:03
Raw JSON
89 m²
Condo
฿9,990,000
Fair price
฿112,247 / 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 ฿112,247Median ฿119,108฿107,900 – ฿135,417
Similarly priced nearby
  • ฿9,990,000·89 m²·฿112,247/m²·2 beds
  • ฿10,000,000·89 m²·฿112,360/m²·2 beds
  • ฿10,000,000·89 m²·฿112,360/m²·2 beds
  • ฿6,500,000·58 m²·฿112,069/m²·2 beds
  • ฿6,300,000·56.2 m²·฿112,020/m²·2 beds
  • ฿10,000,000·89.5 m²·฿111,732/m²·2 beds
  • ฿45,000/mo·89 m²·2 beds
  • ฿35,000/mo·89 m²·2 beds
  • ฿43,000/mo·89 m²·2 beds
  • ฿39,000/mo·89 m²·2 beds
  • ฿42,000/mo·89 m²·2 beds
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    For sale

    Source details

    Recency
    Listed on Sep 27, 2026 (2h ago)
    Developer
    Sirirut Havee Akehurst
    Agency
    The Bangkok Residence

    770 sale listings in a 1,991-unit building

    LocationApproximate: this source doesn't publish coordinates, so this is Belle Grand Rama 9's location taken from other listings.

    Open in Google Maps
    • 366 m to MRT Phra Ram 9
    • 754 m to MRT Thailand Cultural Centre
    • 1.2 km to ARL Makkasan
    • 1.3 km to MRT Phetchaburi

    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
    ฿82,600/m² × 89 m² = ฿7,351,400
    Treasury Department appraisal, building median (฿68,200–฿102,300/m² by floor) · Registered as: เบ็ล อเวนิว 1, เบ็ล อเวนิว 2
    Asking price is 1.36× 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฿147,028
    Stamp duty (0.5 %)· seller฿49,950
    Withholding income tax· seller฿185,949
    You pay on top of the price฿73,514
    All-in for the buyer฿10,063,514
    Seller's taxes and fees฿309,413

    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.

    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฿524,954
    Common area fee− ฿32,040
    Vacancy allowance− ฿43,147
    Letting agent fee (1 month/year)− ฿43,746
    Land & Building tax− ฿1,470
    Furnishing & maintenance allowance− ฿26,248
    Net annual income฿378,303
    Net yield
    3.8%
    3.4% – 4.0%
    vs. 5.3%% gross
    5.3%
    Total investment
    ฿10,063,514
    Price + ฿73,514 buyer's costs

    Cost of owning: ~฿2,670/mo common fee (฿30/m²/month)

    Key facts

    Price vs market
    6 % below market
    vs 409 similar units in this condo
    Net rental yield
    3.8% net yield
    5.3% gross before costs
    Buying costs
    ฿73,514
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿2,670/mo
    ฿30/m² per month
    Could rent for
    ฿43,746/mo
    5.3 % gross yield
    Project
    Belle Grand Rama 9
    Built
    2015
    Floors
    43
    Units
    1,991

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

    Flood risk:MediumNearest: ถนนรัชดาภิเษก จากแยกพระราม 9 ถึงแยกห้วยขวาง (flood-prone road segment) · ~233 mA BMA-documented flood-prone spot is within easy reach of this location.1 documented spot within 300 m1 documented spot 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)

    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.

    • Rama 9
      Walk 6 min
      ~6 min
    • Asok / Sukhumvit
      Walk 6 min → MRT Phra Ram 9 → Asok / Sukhumvit (2 stops)
      ~13 min
    • Silom
      Walk 6 min → MRT Phra Ram 9 → Silom (6 stops)
      ~22 min
    • Siam
      Walk 6 min → MRT Phra Ram 9 → BTS Asok → Siam (6 stops)
    ~29 min
  • Sathorn
    Walk 6 min → MRT Phra Ram 9 → BTS Sala Daeng → Sathorn (7 stops)
    ~35 min
  • 1 similar listingsSame project, beds, size and price, but the floor differs or is unknown — might be a different unit.

    ListingFloorAgentPostedPrice
    PropertyHub🏙️Belle Grand Rama 9 Beautiful Unit in the Heart of Rama 9, Near MRT Rama 9↗
    ——23 Sept 2026฿9,990,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:15฿9,990,000
    Stations under construction nearbyExpected opening as last announced by the operator; these dates often slip. Source
    • Orange Line coming to Thailand Cultural Centre (expected late 2027) · ~754 m

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