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Data last updated 29 Sept 2026, 01:44.

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DDproperty

Watermark ChaophrayaAll units in this condo →

Khlong San, Bang Lam Phu Lang · Google Maps
฿14,900,000฿145,850 / m²Above market
2 beds2 baths
฿14,900,000
฿145,850 / 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

22% above the median price/m² of 41 comparable listings in this condo.

This listing
฿14,900,000
102.2 m² · ฿145,850/m²
At the median for 102.2 m²
฿12,242,314
฿2,657,686 more than the median
Typical range for this size
฿10,702,476 – ฿13,325,217
Comparables' median asking price: ฿12,000,000

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

Based on 71 rentals in this condo: median ฿411/m² per month × 102.2 m².

Estimated rent
฿41,940/mo
฿39,788 – ฿43,783/mo
Gross yield
3.4%
3.2% – 3.5%
Median rent of comparables
฿40,000/mo
71 rentals, any size
Rentals of similar size
  • ฿37,000/mo·102.2 m²·
More details

Address

Subdistrict
Bang Lam Phu Lang
Address
Soi Charoennakorn 39-41, Charoennakorn Road, Bang Lam Phu Lang, Khlong San, Bangkok
Coordinates
13.71160, 100.50025 (approx.)

Listing history

Listing ID
DDproperty #500490525
Posted at
25 Sept 2026
First seen
26 Sept 2026, 20:15
Last seen
26 Sept 2026, 20:15
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102 m²
Condo
฿14,900,000
Above market
฿145,850 / m²
DDpropertyFor sale
View on DDproperty
Listed by
CBRE (Thailand) Co.,Ltd
CBRE (Thailand) Co.,Ltd✓
Agent page
Listed by
CBRE (Thailand) Co.,Ltd
CBRE (Thailand) Co.,Ltd✓
Agent page
This listing ฿145,850Median ฿119,835฿104,762 – ฿130,435
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  • ฿45,000/mo·102.2 m²·2 beds
  • ฿45,000/mo·102.2 m²·2 beds
  • ฿45,000/mo·102.2 m²·2 beds
  • ฿45,000/mo·103 m²·2 beds
    1. Home
    2. For sale
    3. Khlong San
    4. Watermark Chaophraya
    5. Watermark Chaophraya, bangkok
    For sale

    Source details

    Recency
    Reposted on Sep 25, 2026 (1d ago)
    Developer
    CBRE (Thailand) Co.,Ltd
    Listing flag
    Corporate
    Agency
    CBRE (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
    ฿90,700/m² × 102.2 m² = ฿9,265,912
    Treasury Department appraisal, building median (฿77,700–฿109,000/m² by floor) · Registered as: วอเตอร์มาร์ค เจ้าพระยา ริเวอร์
    Asking price is 1.61× 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฿185,318
    Stamp duty (0.5 %)· seller฿74,500
    Withholding income tax· seller฿286,460
    You pay on top of the price฿92,659
    All-in for the buyer฿14,992,659
    Seller's taxes and fees฿453,619

    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 Watermark Chaophraya's location taken from other listings.

    Open in Google Maps
    • 1.1 km to BTS Krung Thon Buri
    • 1.2 km to BTS Wongwian Yai
    • 1.7 km to BTS Saphan Taksin
    • 1.8 km to BTS Pho Nimit

    Flood risk:MediumNearest: บริเวณโรงเหล็ก ซอยเจริญนคร 39 (documented flood trouble spot) · ~340 mA BMA-documented flood-prone spot is within easy reach of this location.5 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)

    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.

    • Sathorn
      Walk 18 min → BTS Krung Thon Buri → Sathorn (4 stops)
      ~29 min
    • Silom
      Walk 18 min → BTS Krung Thon Buri → Silom (5 stops)
      ~31 min
    • Siam
      Walk 18 min → BTS Krung Thon Buri → Siam (7 stops)
      ~35 min
    • Asok / Sukhumvit
      Walk 18 min → BTS Krung Thon Buri → Asok / Sukhumvit (11 stops)
      ~43 min
    • Rama 9
      Walk 18 min → BTS Krung Thon Buri → MRT Si Lom → Rama 9 (11 stops)
      ~54 min
    1 unit(s) in this building at auction or sold by banks, from ฿14,800,000building median ฿123,967/m²See all

    252 sale listings in a 486-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฿503,277
    Common area fee− ฿49,037
    Vacancy allowance− ฿41,365
    Letting agent fee (1 month/year)− ฿41,940
    Land & Building tax− ฿1,853
    Furnishing & maintenance allowance− ฿25,164
    Net annual income฿343,918
    Net yield
    2.3%
    2.2% – 2.4%
    vs. 3.4%% gross
    3.4%
    Total investment
    ฿14,992,659
    Price + ฿92,659 buyer's costs

    Cost of owning: ~฿4,086/mo common fee (฿40/m²/month)

    Key facts

    Price vs market
    22 % above market
    vs 41 similar units in this condo
    Net rental yield
    2.3% net yield
    3.4% gross before costs
    Buying costs
    ฿92,659
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿4,086/mo
    ฿40/m² per month
    Could rent for
    ฿41,940/mo
    3.4 % gross yield
    Pets
    Small pets, by building rules
    Project
    Watermark Chaophraya
    Built
    2009
    Floors
    52
    Units
    486
    Developer
    Major Development

    Building facilities24h security · BBQ area · CCTV · Clubhouse · Covered parking · Garden · Gym · Lift · Mini golf range · Parking · Playground · Reception · +4 more

    Price history

    Observed atPrice
    26 Sept 2026, 20:15฿14,900,000

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    		34144 m²—฿16,900,000฿117,36128 Sept 2026
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    		45284 m²—฿35,900,000฿126,58728 Sept 2026
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    Watermark Chaophraya, bangkok
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    		2299 m²—฿13,990,000฿141,71427 Sept 2026
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    Watermark Chaophraya, bangkok
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    		2295 m²—฿8,500,000฿89,47427 Sept 2026
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    Watermark Chaophraya, bangkok
    DDproperty
    		2295 m²—฿13,990,000฿147,26327 Sept 2026
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