baanscopebaanscope
baanscope

baanscope brings together listings from DDproperty, PropertyScout and PropertyHub. It is not affiliated with any of them.

Data last updated 29 Sept 2026, 00:22.

BuyRentCondosDistrictsBTS / MRTAgentsMapStats
BuyRentCondosDistrictsBTS / MRTMapDealsStats
  1. Home
  2. For sale
  3. Bang Kapi
  4. ซอยรามคำแหง 11
  5. ซอยรามคำแหง 11, bangkok
1 / 10
1 / 10
DDproperty

ซอยรามคำแหง 11All units in this condo →

Bang Kapi, Hua Mak · Google Maps
฿120,000,000฿100,000 / m²Good price20+ days listed
5 beds
฿120,000,000
฿100,000 / 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

Good price

11% below the median price/m² of 69 comparable listings in Bang Kapi.

This listing
฿120,000,000
1,200 m² · ฿100,000/m²
At the median for 1,200 m²
฿134,468,088
฿14,468,088 less than the median
Typical range for this size
฿109,900,992 – ฿141,871,920
Comparables' median asking price: ฿79,000,000

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

Based on 73 rentals in Bang Kapi: median ฿778/m² per month × 1,200 m².

Estimated rent
฿933,336/mo
฿722,892 – ฿1,174,464/mo
Gross yield
9.3%
7.2% – 11.7%
Median rent of comparables
฿350,000/mo
73 rentals, any size
Rentals of similar size
  • ฿690,000/mo·750 m²
More details

Address

Subdistrict
Hua Mak
Address
Hua Mak, Bang Kapi, Bangkok
Coordinates
13.76266, 100.67598

Listing history

Listing ID
DDproperty #500065967
Posted at
8 Sept 2026
First seen
26 Sept 2026, 20:25
Last seen
26 Sept 2026, 20:25
Raw JSON
{
  "id": 500065967,
  "mrt": {
    "pill": {
      "colors": []
    },
    "nearbyText": ""
  },
  "url": "https://www.ddproperty.com/en/property/%E0%B8%8B%E0%B8%AD%E0%B8%A2%E0%B8%A3%E0%B8%B2%E0%B8%A1%E0%B8%84%E0%B8%B3%E0%B9%81%E0%B8%AB%E0%B8%87-11-bangkok-for-sale-500065967",
  "area": {
    "localeStringValue": "1,212 sqm (land)"
  },
  "agent": {
    "id": 1820342,
    "name": "Sutapat Pariwong",
    "license": null,
    "agencyId": 40406,
    "hasLineId": true,
    "profileUrl": "/en/agent/sutapat-pariwong-1820342",
    "verifiedBadge": {
      "icon": "badge-f",
      "note": "Note: If you believe that you have been scammed by a verified agent/negotiator please <a href=\"https://forms.gle/7rMbvfRiTN6tXqDB9\" target=\"_blank\">report it here</a>",
      "text": "Verified",
      "color": "#008549",
      "popover": {
        "buttonUrl": "#",
        "buttonLabel": "Learn more",
        "description": "Credentials are verified by PropertyGuru"
      },
      "modalSize": "sm",
      "modalTitle": "Verified Agent",
      "explanation": {
        "title": "Who's Verified?",
        "details": [
          {
            "iconName": "postcard-o",
            "description": "<span class=\"pg-font-label-s\">myKAD</span> verified"
          },
          {
            "iconName": "document-with-lines-o",
            "description": "<span class=\"pg-font-label-s\">REN/REA/PEA</span> is active on LPPEH"
          },
          {
            "iconName": "call-o",
            "description": "<span class=\"pg-font-label-s\">Mobile number</span> registered with LPPEH is OTP-verified (REN only)"
          }
        ],
        "subTitle": "What's verified?",
        "description": "Real estate agents and negotiators whose credentials are verified by PropertyGuru."
      },
      "trackingData": {
        "segmentData": {
          "agentId": 1820342,
          "listingId": 500065967
        }
      }
    },
    "hasPhonePretty": false,
    "hasMobilePretty": true,
    "isAgentVerified": true,
    "isMobileAndPhonePrettyDifferent": false
  },
  "price": {
    "type": {
      "code": null,
      "text": null
    },
    "value": 120000000,
    "pretty": "฿120,000,000",
    "currency": "THB",
    "localeStringValue": "120000000"
  },
  "badges": [
    {
      "bg": "neutral",
      "name": "unit_type",
      "text": "Single Detached House",
      "type": "small",
      "variant": "secondary",
      "shouldShowIcon": false
    },
    {
      "bg": "neutral",
      "name": "tenure",
      "text": "Freehold",
      "type": "small",
      "variant": "secondary",
      "shouldShowIcon": false
    }
  ],
  "psfText": "฿99,010 / sqm",
  "recency": {
    "icon": "clock-o",
    "text": "Listed on Sep 08, 2026 (2w ago)",
    "iconName": "clock-circle-o"
  },
  "bedrooms": 5,
  "hasAward": false,
  "postedOn": {
    "text": "8 Sep 2026",
    "unix": 1788837345
  },
  "products": {
    "tier": 0,
    "isBoost": false,
    "isTurbo": false,
    "tracking": {
      "refType": ""
    },
    "isBoosted": false,
    "isNonPaid": false,
    "isPremium": false,
    "isRegular": false,
    "featuredBy": [],
    "isDegraded": false,
    "isFeatured": false,
    "isShowcase": false,
    "isStandard": false,
    "isTurboPro": false,
    "isSpotlight": false,
    "requestType": "listing-search",
    "isAutoRepost": false,
    "isDowngraded": false,
    "isSuperBoost": false,
    "isPremiumPlus": false,
    "isPrimaryGold": false,
    "isMainFeatured": false,
    "isPrimaryBasic": false,
    "isFeaturedListing": false,
    "isGalleryFeatured": false,
    "isPrimaryPlatinum": false,
    "isPromotedListing": false,
    "isRankedSpotlight": false,
    "isPremiumProjectListing": false,
    "isPropertySpecialistListing": false
  },
  "property": {
    "id": 0,
    "typeCode": "SALE",
    "typeText": "For Sale",
    "typeGroup": "B",
    "newProject": false,
    "subTypeText": "Single Detached House",
    "isPremiumProjectListing": false
  },
  "tracking": {
    "refType": ""
  },
  "typeCode": "SALE",
  "typeText": "For Sale",
  "badgeText": "Verified",
  "bathrooms": 5,
  "developer": "Sutapat Pariwong",
  "floorArea": 1200,
  "thumbnail": "https://th1-cdn.pgimgs.com/listing/500065967/UPHO.133042964.V550.jpg",
  "externalId": null,
  "highlights": {
    "items": [],
    "title": "Project Highlights"
  },
  "isVerified": false,
  "listerType": "agent",
  "mediaItems": [
    {
      "icon": "images",
      "text": "10",
      "iconName": "images-1-o",
      "mediaType": "images",
      "tooltipText": "10 Photos"
    },
    {
      "icon": "video-camera-o",
      "text": "1",
      "iconName": "video-camera-2-o",
      "mediaType": "videos",
      "tooltipText": "1 Video"
    }
  ],
  "statusCode": "ACT",
  "fullAddress": "Hua Mak, Bang Kapi, Bangkok",
  "viewedLabel": "Viewed",
  "listedByText": "Listed by",
  "pricePerArea": {
    "localeStringValue": "฿100,000 / sqm"
  },
  "shortAddress": "Hua Mak, Bang Kapi, Bangkok",
  "isPreLaunched": false,
  "isPrioritized": false,
  "mediaCarousel": {
    "previewMedia": {
      "images": {
        "icon": "images",
        "name": {
          "plural": "Photos",
          "singular": "Photo"
        },
        "items": [
          {
            "src": "https://th1-cdn.pgimgs.com/listing/500065967/UPHO.133042964.V800/%E0%B8%8B%E0%B8%AD%E0%B8%A2%E0%B8%A3%E0%B8%B2%E0%B8%A1%E0%B8%84%E0%B8%B3%E0%B9%81%E0%B8%AB%E0%B8%87-11-Bang-Kapi-Thailand.jpg",
            "caption": "ซอยรามคำแหง 11, bangkok, Hua Mak, Bang Kapi, Bangkok, 5 Bedrooms, 1,200 sqm, Single Detached House For Sale, by Sutapat Pariwong, 500065967 - DDproperty.com"
          },
          {
            "src": "https://th1-cdn.pgimgs.com/listing/500065967/UPHO.133042955.V800/%E0%B8%8B%E0%B8%AD%E0%B8%A2%E0%B8%A3%E0%B8%B2%E0%B8%A1%E0%B8%84%E0%B8%B3%E0%B9%81%E0%B8%AB%E0%B8%87-11-Bang-Kapi-Thailand.jpg",
            "caption": "ซอยรามคำแหง 11, bangkok, Hua Mak, Bang Kapi, Bangkok, 5 Bedrooms, 1,200 sqm, Single Detached House For Sale, by Sutapat Pariwong, 500065967 - DDproperty.com"
          },
          {
            "src": "https://th1-cdn.pgimgs.com/listing/500065967/UPHO.133042971.V800/%E0%B8%8B%E0%B8%AD%E0%B8%A2%E0%B8%A3%E0%B8%B2%E0%B8%A1%E0%B8%84%E0%B8%B3%E0%B9%81%E0%B8%AB%E0%B8%87-11-Bang-Kapi-Thailand.jpg",
            "caption": "ซอยรามคำแหง 11, bangkok, Hua Mak, Bang Kapi, Bangkok, 5 Bedrooms, 1,200 sqm, Single Detached House For Sale, by Sutapat Pariwong, 500065967 - DDproperty.com"
          },
          {
            "src": "https://th1-cdn.pgimgs.com/listing/500065967/UPHO.133042973.V800/%E0%B8%8B%E0%B8%AD%E0%B8%A2%E0%B8%A3%E0%B8%B2%E0%B8%A1%E0%B8%84%E0%B8%B3%E0%B9%81%E0%B8%AB%E0%B8%87-11-Bang-Kapi-Thailand.jpg",
            "caption": "ซอยรามคำแหง 11, bangkok, Hua Mak, Bang Kapi, Bangkok, 5 Bedrooms, 1,200 sqm, Single Detached House For Sale, by Sutapat Pariwong, 500065967 - DDproperty.com"
          },
          {
            "src": "https://th1-cdn.pgimgs.com/listing/500065967/UPHO.133042958.V800/%E0%B8%8B%E0%B8%AD%E0%B8%A2%E0%B8%A3%E0%B8%B2%E0%B8%A1%E0%B8%84%E0%B8%B3%E0%B9%81%E0%B8%AB%E0%B8%87-11-Bang-Kapi-Thailand.jpg",
            "caption": "ซอยรามคำแหง 11, bangkok, Hua Mak, Bang Kapi, Bangkok, 5 Bedrooms, 1,200 sqm, Single Detached House For Sale, by Sutapat Pariwong, 500065967 - DDproperty.com"
          },
          {
            "src": "https://th1-cdn.pgimgs.com/listing/500065967/UPHO.133042962.V800/%E0%B8%8B%E0%B8%AD%E0%B8%A2%E0%B8%A3%E0%B8%B2%E0%B8%A1%E0%B8%84%E0%B8%B3%E0%B9%81%E0%B8%AB%E0%B8%87-11-Bang-Kapi-Thailand.jpg",
            "caption": "ซอยรามคำแหง 11, bangkok, Hua Mak, Bang Kapi, Bangkok, 5 Bedrooms, 1,200 sqm, Single Detached House For Sale, by Sutapat Pariwong, 500065967 - DDproperty.com"
          },
          {
            "src": "https://th1-cdn.pgimgs.com/listing/500065967/UPHO.133042966.V800/%E0%B8%8B%E0%B8%AD%E0%B8%A2%E0%B8%A3%E0%B8%B2%E0%B8%A1%E0%B8%84%E0%B8%B3%E0%B9%81%E0%B8%AB%E0%B8%87-11-Bang-Kapi-Thailand.jpg",
            "caption": "ซอยรามคำแหง 11, bangkok, Hua Mak, Bang Kapi, Bangkok, 5 Bedrooms, 1,200 sqm, Single Detached House For Sale, by Sutapat Pariwong, 500065967 - DDproperty.com"
          },
          {
            "src": "https://th1-cdn.pgimgs.com/listing/500065967/UPHO.133042969.V800/%E0%B8%8B%E0%B8%AD%E0%B8%A2%E0%B8%A3%E0%B8%B2%E0%B8%A1%E0%B8%84%E0%B8%B3%E0%B9%81%E0%B8%AB%E0%B8%87-11-Bang-Kapi-Thailand.jpg",
            "caption": "ซอยรามคำแหง 11, bangkok, Hua Mak, Bang Kapi, Bangkok, 5 Bedrooms, 1,200 sqm, Single Detached House For Sale, by Sutapat Pariwong, 500065967 - DDproperty.com"
          },
          {
            "src": "https://th1-cdn.pgimgs.com/listing/500065967/UPHO.133042960.V800/%E0%B8%8B%E0%B8%AD%E0%B8%A2%E0%B8%A3%E0%B8%B2%E0%B8%A1%E0%B8%84%E0%B8%B3%E0%B9%81%E0%B8%AB%E0%B8%87-11-Bang-Kapi-Thailand.jpg",
            "caption": "ซอยรามคำแหง 11, bangkok, Hua Mak, Bang Kapi, Bangkok, 5 Bedrooms, 1,200 sqm, Single Detached House For Sale, by Sutapat Pariwong, 500065967 - DDproperty.com"
          },
          {
            "src": "https://th1-cdn.pgimgs.com/listing/500065967/UPHO.133042948.V800/%E0%B8%8B%E0%B8%AD%E0%B8%A2%E0%B8%A3%E0%B8%B2%E0%B8%A1%E0%B8%84%E0%B8%B3%E0%B9%81%E0%B8%AB%E0%B8%87-11-Bang-Kapi-Thailand.jpg",
            "caption": "ซอยรามคำแหง 11, bangkok, Hua Mak, Bang Kapi, Bangkok, 5 Bedrooms, 1,200 sqm, Single Detached House For Sale, by Sutapat Pariwong, 500065967 - DDproperty.com"
          }
        ]
      },
      "videos": {
        "icon": "video-camera-o",
        "name": {
          "plural": "Live Tours",
          "singular": "Live Tour"
        },
        "items": [
          {
            "caption": "ซอยรามคำแหง 11, bangkok, Hua Mak, Bang Kapi, Bangkok, 5 Bedrooms, 1,200 sqm, Single Detached House For Sale, by Sutapat Pariwong, 500065967 - DDproperty.com",
            "isCover": false,
            "srcList": [
              "https://th1-cdn.pgimgs.com/listing/500065967/UMOV.133044041.mp4",
              "https://th1-cdn.pgimgs.com/listing/500065967/UMOV.133044041.converted.mp4"
            ],
            "embedHtml": null,
            "videoType": "uploaded",
            "thumbnailSrc": "https://th1-cdn.pgimgs.com/listing/500065967/UMOV.133044041.V550.jpg?v=160450865"
          }
        ]
      },
      "sitePlans": {
        "icon": "pgicon-plan-blk",
        "name": {
          "plural": "Site Plans",
          "singular": "Site Plan"
        },
        "items": []
      },
      "floorPlans": {
        "icon": "pgicon-floorplan",
        "name": {
          "plural": "Floor Plans",
          "singular": "Floor Plan"
        },
        "items": []
      },
      "heroVideos": {
        "icon": "",
        "name": {
          "plural": "",
          "singular": ""
        },
        "items": []
      },
      "virtualTours": {
        "icon": "video-clip-o",
        "name": {
          "plural": "Virtual Tours",
          "singular": "Virtual Tour"
        },
        "items": []
      }
    },
    "nextButtonTitle": "Next",
    "previousButtonTitle": "Previous"
  },
  "mediaControls": {
    "hideButtonTitle": "Hide Property",
    "shortlistButtonTitle": "Shortlist Property"
  },
  "additionalData": {
    "tenure": "F",
    "areaCode": "TH100608",
    "areaText": "Hua Mak",
    "regionCode": "TH10",
    "regionText": "Bangkok",
    "districtCode": "TH1006",
    "districtText": "Bang Kapi"
  },
  "localizedTitle": "ซอยรามคำแหง 11, bangkok",
  "accountTypeCode": "NORMAL",
  "listingFeatures": [
    [
      {
        "text": "5+2",
        "iconName": "bed-o",
        "dataAutomationId": "listing-card-v2-bedrooms"
      },
      {
        "text": "5",
        "iconName": "bath-o",
        "dataAutomationId": "listing-card-v2-bathrooms"
      },
      {
        "text": "10",
        "iconName": "car-o",
        "dataAutomationId": "listing-card-v2-parking-slots"
      }
    ],
    {
      "text": "1,200 sqm (floor), 303 sqw (land)",
      "dataAutomationId": "listing-card-v2-area"
    },
    {
      "text": "Single Detached House",
      "dataAutomationId": "listing-card-v2-unit-type"
    },
    {
      "text": "Freehold",
      "dataAutomationId": "listing-card-v2-tenure"
    }
  ],
  "viewProfileText": "View Agent Profile",
  "availabilityInfo": "",
  "contactAgentText": "Contact",
  "crossListingType": "ORIGINAL",
  "isOfficialListing": true,
  "isPhoneOtpEnabled": false,
  "isDeveloperListing": false,
  "isDeveloperUnitListing": false
}
5 baths
1,200 m²
House
฿120,000,000
Good price
฿100,000 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Sutapat Pariwong✓
Agent pageContact on DDproperty ↗
Listed by
Sutapat Pariwong✓
Agent pageContact on DDproperty ↗
This listing ฿100,000Median ฿112,057฿91,584 – ฿118,227
Similarly priced nearby
  • ฿71,999,999·705 m²·฿102,128/m²·5 beds
  • ฿39,000,000·404 m²·฿96,535/m²·5 beds
  • ฿34,900,000·365 m²·฿95,616/m²·5 beds
  • ฿79,000,000·750 m²·฿105,333/m²·5 beds
  • ฿28,959,000·274 m²·฿105,690/m²·5 beds
  • ฿37,000,000·404 m²·฿91,584/m²·5 beds
·5 beds
  • ฿690,000/mo·705 m²·5 beds
  • ฿690,000/mo·705 m²·5 beds
  • ฿790,000/mo·705 m²·5 beds
  • ฿690,000/mo·705 m²·5 beds
  • ฿690,000/mo·705 m²·5 beds
  • For sale

    Source details

    Recency
    Listed on Sep 08, 2026 (2w ago)
    Developer
    Sutapat Pariwong

    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.

    Transfer fee (2 % of appraisal)· split฿2,400,000
    Stamp duty (0.5 %)· seller฿600,000
    Withholding income tax· seller฿12,312,500
    You pay on top of the price฿1,200,000
    All-in for the buyer฿121,200,000
    Seller's taxes and fees฿14,112,500

    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.

    Location

    Open in Google Maps

    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฿11,200,032
    Vacancy allowance− ฿920,551
    Letting agent fee (1 month/year)− ฿933,336
    Land & Building tax− ฿24,000
    Furnishing & maintenance allowance− ฿560,002
    Net annual income฿8,762,144
    Net yield
    7.2%
    5.6% – 9.1%
    vs. 9.3%% gross
    9.3%
    Total investment
    ฿121,200,000
    Price + ฿1,200,000 buyer's costs

    Key facts

    Price vs market
    11 % below market
    vs 69 similar units in Bang Kapi
    Net rental yield
    7.2% net yield
    9.3% gross before costs
    Buying costs
    ฿1,200,000
    Transfer fee & taxes, 50/50 split, cash
    Could rent for
    ฿933,336/mo
    9.3 % gross yield
    Project
    ซอยรามคำแหง 11

    Other units in ซอยรามคำแหง 11

    See all 20 in project
    13
    ฿1,790,000
    2 beds · 64 m²
    For saleDDproperty
    14
    ฿2,000,000
    3 beds · 100 m²
    For saleDDproperty
    7
    ฿799,000
    1 bed · 30 m²
    DDproperty
    20
    ฿2,350,000
    4 beds · 104 m²
    DDproperty
    16
    ฿699,000
    1 bed · 30 m²
    DDproperty
    8
    ฿18,500,000
    Studio
    DDproperty
    4
    ฿105,000,000
    8 beds · 1,200 m²
    DDproperty
    4
    ฿18,800,000
    Studio
    DDproperty
    4
    ฿669,000
    1 bed · 26 m²
    DDproperty
    9
    ฿163,741,250
    Studio
    DDproperty
    20
    ฿7,900,000
    Studio
    DDproperty
    8
    ฿47,000,000
    Studio
    DDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    13
    หมู่บ้านเฉลิมสุขนิเวศน์11, bangkok
    DDproperty
    2264 m²

    Price history

    Observed atPrice
    26 Sept 2026, 20:25฿120,000,000
    —
    ฿1,790,000
    ฿27,969
    25 Sept 2026
    14
    รุ่งกิจวิลล่า 11, bangkok
    DDproperty
    33100 m²—฿2,000,000฿20,00021 Sept 2026
    7
    ขายคอนโดใกล้วชิรถนนพิบูลสงครามวิวแม่น้ำ1ห้องนอน 1ห้องรับแขก, bangkok
    DDproperty
    1130 m²—฿799,000฿26,63319 Sept 2026
    20
    หมู่บ้าน กิตติชัยวิลล่า 11 แขวงคู้ฝั่งเหนือ เขตหนองจอก, bangkok
    DDproperty
    42104 m²—฿2,350,000฿22,59617 Sept 2026
    16
    ขายคอนโดใกล้มหาลัยพระนครเหนือบางซื่อ1ห้องนอน 1ห้องรับแขก, bangkok
    DDproperty
    1130 m²—฿699,000฿23,30017 Sept 2026
    8
    ที่ดิน ซอยอ่อนนุช 11 ตรงข้าม อ่อนนุช พลาซ่า, bangkok
    DDproperty
    Studio0— m²—฿18,500,000—17 Sept 2026
    4
    ซอยพหลโยธิน 11, bangkok
    DDproperty
    891,200 m²—฿105,000,000฿87,50016 Sept 2026
    4
    ขายที่ดินดอนเมืองติดหมู่บ้านนาราวดี ซอยนาวงประชาพัฒนา11, bangkok
    DDproperty
    Studio0— m²—฿18,800,000—14 Sept 2026
    4
    นิรันดร์คอนโดมีเนียม 11, bangkok
    DDproperty
    1126 m²—฿669,000฿25,83013 Sept 2026
    9
    ขาย ที่ดิน สายไหม-วัชรพล-เพิ่มสิน-ออเงิน (เหมาะทำหมู่บ้านจัดสรร + คลังสินค้า) 11 ไร่, bangkok
    DDproperty
    Studio0— m²—฿163,741,250—11 Sept 2026
    20
    ใกล้ตลาดถนอมมิตร ซอยวัชรพลแยก 1/1, bangkok
    DDproperty
    Studio0— m²—฿7,900,000—8 Sept 2026
    8
    ซอยลาซาล 11, bangkok
    DDproperty
    Studio0— m²—฿47,000,000—7 Sept 2026
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale

    Flood risk:MediumNearest: ซอยรามคำแหง 118 แยก 48 (documented flood trouble spot) · ~731 mA BMA-documented flood-prone spot is within easy reach of this location.1 documented spot within 800 mBased 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 hubs

    No BTS/MRT/rail station within a 1.5 km walk — you'd need a bus, taxi or car.