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Data last updated 28 Sept 2026, 18:47.

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  3. Pathum Wan
  4. The Seed Memories Siam
  5. The Seed Memories Siam, bangkok
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DDproperty

The Seed Memories SiamAll units in this condo →

Pathum Wan, Wang Mai · Google Maps
฿7,590,000฿159,220 / m²Fair price
1 bed1 bath
฿7,590,000
฿159,220 / 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

9% above the median price/m² of 25 comparable listings in this condo.

This listing
฿7,590,000
47.7 m² · ฿159,220/m²
At the median for 47.7 m²
฿6,964,471
฿625,529 more than the median
Typical range for this size
฿6,532,556 – ฿8,361,576
Comparables' median asking price: ฿6,500,000

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

Based on 66 rentals in this condo: median ฿548/m² per month × 47.7 m².

Estimated rent
฿26,108/mo
฿23,305 – ฿27,904/mo
Gross yield
4.1%
3.7% – 4.4%
Median rent of comparables
฿22,000/mo
66 rentals, any size
Rentals of similar size
  • ฿22,000/mo·47.7 m²·
More details

Address

Subdistrict
Wang Mai
Address
60 Kasem San 2 Alley, Wang Mai, Pathum Wan, Bangkok
Nearest transit
220 m (3 min) from W1 National Stadium BTS
Coordinates
13.74792, 100.52828 (approx.)

Listing history

Listing ID
DDproperty #500485583
Posted at
22 Sept 2026
First seen
26 Sept 2026, 20:22
Last seen
26 Sept 2026, 20:22
Raw JSON
48 m²
Condo
฿7,590,000
Fair price
฿159,220 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Suchada Yodyiem
Suchada Yodyiem✓
Property Scout Brokerage (Thailand) Co., Ltd.
Agent pageContact on DDproperty ↗
Listed by
Suchada Yodyiem
Suchada Yodyiem✓
Property Scout Brokerage (Thailand) Co., Ltd.
Agent pageContact on DDproperty ↗
This listing ฿159,220Median ฿146,098฿137,037 – ฿175,405
Similarly priced nearby
  • ฿7,590,000·47.7 m²·฿159,220/m²·1 bed
  • ฿5,500,000·36 m²·฿152,778/m²·1 bed
  • ฿7,500,000·51 m²·฿147,059/m²·1 bed
  • ฿5,990,000·41 m²·฿146,098/m²·1 bed
  • ฿7,500,000·51.5 m²·฿145,603/m²·1 bed
  • ฿6,500,000·37.5 m²·฿173,333/m²·1 bed
1 bed
  • ฿20,000/mo·47.4 m²·1 bed
  • ฿20,000/mo·47.4 m²·1 bed
  • ฿22,000/mo·47.4 m²·1 bed
  • ฿20,000/mo·47 m²·1 bed
  • ฿20,000/mo·47 m²·1 bed
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    For sale

    Source details

    Recency
    Reposted on Sep 22, 2026 (4d ago)
    Developer
    Suchada Yodyiem
    Agency
    Property Scout Brokerage (Thailand) Co., Ltd.

    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
    ฿106,000/m² × 47.7 m² = ฿5,053,020
    Treasury Department appraisal, building median (฿102,700–฿110,800/m² by floor) · Registered as: เดอะซี้ด เมมโมรี่ สยาม
    Asking price is 1.50× 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฿101,060
    Stamp duty (0.5 %)· seller฿37,950
    Withholding income tax· seller฿101,856
    You pay on top of the price฿50,530
    All-in for the buyer฿7,640,530
    Seller's taxes and fees฿190,336

    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.

    42 sale listings in a 303-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฿313,292
    Common area fee− ฿22,882
    Vacancy allowance− ฿25,750
    Letting agent fee (1 month/year)− ฿26,108
    Land & Building tax− ฿1,011
    Furnishing & maintenance allowance− ฿15,665
    Net annual income฿221,878
    Net yield
    2.9%
    2.6% – 3.1%
    vs. 4.1%% gross
    4.1%
    Total investment
    ฿7,640,530
    Price + ฿50,530 buyer's costs

    Cost of owning: ~฿1,907/mo common fee (฿40/m²/month)

    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)

    LocationApproximate: this source doesn't publish coordinates, so this is The Seed Memories Siam's location taken from other listings.

    Open in Google Maps
    • 179 m to BTS National Stadium
    • 563 m to BTS Ratchathewi
  • 680 m to MRT Ratchathewi
  • 691 m to BTS Siam
  • 1.2 km to BTS Phaya Thai
  • Key facts

    Price vs market
    9 % above market
    vs 25 similar units in this condo
    Net rental yield
    2.9% net yield
    4.1% gross before costs
    Buying costs
    ฿50,530
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿1,907/mo
    ฿40/m² per month
    Could rent for
    ฿26,108/mo
    4.1 % gross yield
    Project
    The Seed Memories Siam
    Built
    2011
    Floors
    8
    Units
    303

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

    Other units in The Seed Memories Siam

    See all 135 in project

    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.

    • Siam
      Walk 3 min → BTS National Stadium → Siam (1 stop)
      ~8 min
    • Silom
      Walk 3 min → BTS National Stadium → Silom (3 stops)
      ~12 min
    • Sathorn
      Walk 3 min → BTS National Stadium → Sathorn (4 stops)
      ~14 min
    • Asok / Sukhumvit
      Walk 3 min → BTS National Stadium → Asok / Sukhumvit (5 stops)
      ~16 min
    • Rama 9
      Walk 3 min → BTS National Stadium → MRT Sukhumvit → Rama 9 (7 stops)
      ~28 min
    5
    ฿8,800,000
    2 beds · 66 m²
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    15
    ฿6,490,000
    1 bed · 37 m²
    For saleDDproperty
    18
    ฿8,900,000
    2 beds · 66 m²
    DDproperty
    11
    ฿11,000,000
    2 beds · 65 m²
    DDproperty
    16
    ฿6,490,000
    1 bed · 37 m²
    DDproperty
    10
    ฿10,800,000
    2 beds · 65 m²
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    11
    ฿7,400,000
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    DDproperty
    ฿11,000,000
    2 beds · 65 m² · Floor 4
    PropertyHubPropertyScout
    ฿9,730,000
    2 beds · 66 m²
    PropertyHub
    9
    ฿4,469,000
    -1 beds · 29 m²
    DDproperty
    10
    ฿8,799,000
    2 beds · 65 m²
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    8
    ฿4,449,000
    1 bed · 37 m²
    DDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    5
    The Seed Memories Siam, bangkok
    DDproperty
    2266 m²—฿8,800,000
    ฿133,333
    22 Sept 2026
    15
    The Seed Memories Siam, bangkok
    For saleDDproperty
    1137 m²—฿6,490,000฿175,40522 Sept 2026
    18
    The Seed Memories Siam, bangkok
    For saleDDproperty
    2266 m²—฿8,900,000฿135,15621 Sept 2026
    11
    The Seed Memories Siam, bangkok
    For saleDDproperty
    2265 m²—฿11,000,000฿169,23118 Sept 2026
    16
    The Seed Memories Siam, bangkok
    For saleDDproperty
    1137 m²—฿6,490,000฿175,40518 Sept 2026
    10
    The Seed Memories Siam, bangkok
    For saleDDproperty
    2265 m²—฿10,800,000฿166,15416 Sept 2026
    11
    The Seed Memories Siam, bangkok
    For saleDDproperty
    1154 m²—฿7,400,000฿137,03715 Sept 2026
    100m To BTS National Stadium, 2-BR Condo At The Seed Memories Siam (ID 2918546)
    For salePropertyHubPropertyScout×3
    2265 m²4฿11,000,000฿169,23114 Sept 2026
    ✨ For Sale: The Seed Memories Siam Condo ✨💰 Only 9,730,000 THB
    For salePropertyHub
    2166 m²—฿9,730,000฿147,42410 Sept 2026
    9
    The Seed Memories Siam, bangkok
    For saleDDproperty
    -1129 m²—฿4,469,000฿154,1039 Sept 2026
    10
    The Seed Memories Siam, bangkok
    For saleDDproperty
    2265 m²—฿8,799,000฿135,3699 Sept 2026
    8
    The Seed Memories Siam, bangkok
    For saleDDproperty
    1137 m²—฿4,449,000฿120,2439 Sept 2026
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale
    For sale

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

    ListingFloorAgentPostedPrice
    PropertyHub1-BR Condo at The Seed Memories Siam near BTS National Stadium (ID 867323)↗
    6—1 Dec 2023฿7,590,000
    PropertyScoutคอนโด 1-ห้องนอน ที่ เดอะ ซี้ดเ มมโมรีย์ สยาม ใกล้ BTS รถไฟฟ้าสนามกีฬาแห่งชาติ↗
    6landlord26 Jul 2022฿7,590,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:22฿7,590,000
    Stations under construction nearbyExpected opening as last announced by the operator; these dates often slip. Source
    • Orange Line coming to Ratchathewi (expected ~2030) · ~680 m

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