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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
฿45,000,000฿158,674 / m²Above market
4 beds5 baths
฿45,000,000
฿158,674 / 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

13% above the median price/m² of 50 comparable listings in this condo.

This listing
฿45,000,000
283.6 m² · ฿158,674/m²
At the median for 283.6 m²
฿39,871,901
฿5,128,099 more than the median
Typical range for this size
฿34,904,859 – ฿45,282,000
Comparables' median asking price: ฿37,000,000

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

Based on 151 rentals in this condo, all layouts: median ฿426/m² per month × 283.6 m².

Estimated rent
฿120,680/mo
฿113,440 – ฿126,262/mo
Gross yield
3.2%
3.0% – 3.4%
Median rent of comparables
฿55,000/mo
151 rentals, any size
Rentals of similar size
  • ฿190,000/mo·283 m²
More details

Address

Subdistrict
Bang Lam Phu Lang
Address
Soi Charoennakorn 39-41, Charoennakorn Road, Bang Lam Phu Lang, Khlong San, Bangkok
Coordinates
13.71054, 100.50085

Listing history

Listing ID
DDproperty #500569314
Posted at
18 Sept 2026
First seen
26 Sept 2026, 20:24
Last seen
26 Sept 2026, 20:24
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    "areaText": "Bang Lam Phu Lang",
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    "districtCode": "TH1018",
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  "localizedTitle": "Watermark Chaophraya, bangkok",
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284 m²
Condo
฿45,000,000
Above market
฿158,674 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Thanyalak Ajmera
Thanyalak Ajmera✓
PROPERTY SCOUT BROKERAGE (THAILAND)
Agent pageContact on DDproperty ↗
Listed by
Thanyalak Ajmera
Thanyalak Ajmera✓
PROPERTY SCOUT BROKERAGE (THAILAND)
Agent pageContact on DDproperty ↗
This listing ฿158,674Median ฿140,592฿123,078 – ฿159,669
Similarly priced nearby
  • ฿45,000,000·283.6 m²·฿158,674/m²·4 beds
  • ฿45,000,000·283.6 m²·฿158,674/m²·4 beds
  • ฿88,000,000·550 m²·฿160,000/m²·4 beds
  • ฿38,500,000·238 m²·฿161,765/m²·4 beds
  • ฿22,500,000·145 m²·฿155,172/m²·4 beds
  • ฿22,500,000·145 m²·฿155,172/m²·4 beds
·4 beds
  • ฿200,000/mo·283 m²·4 beds
  • ฿200,000/mo·285 m²·4 beds
  • ฿145,000/mo·268 m²·3 beds
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  • ฿150,000/mo·265 m²·3 beds
    1. Home
    2. For sale
    3. Khlong San
    4. Watermark Chaophraya
    5. Watermark Chaophraya, bangkok
    For sale

    Source details

    Recency
    Listed on Sep 18, 2026 (1w ago)
    Developer
    Thanyalak Ajmera
    Listing flag
    Corporate
    Agency
    PROPERTY SCOUT BROKERAGE (THAILAND)

    Location

    Open in Google Maps
    • 1.2 km to BTS Krung Thon Buri
    • 1.3 km to BTS Wongwian Yai
    • 1.7 km to BTS Saphan Taksin
    • 1.9 km to BRT Rama III Bridge

    252 sale listings in a 486-unit building

    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

    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)

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    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    Condo for sale: Watermark Chaophraya River (242.5 sq m.), 3 bedrooms, 4 bathrooms, river view in every room.
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    DDproperty
    		2295 m²—฿13,990,000฿147,26327 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
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    For sale
    For sale
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    For sale

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

    ListingFloorAgentPostedPrice
    PropertyHub4-BR 283 Sqm For sale, Watermark Chaophraya, BTS Krung Thon Buri (ID 2440995)↗
    		——22 Nov 2025฿45,000,000
    PropertyScoutคอนโด 4-ห้องนอน ที่ วอเตอร์มาร์ค เจ้าพระยาริเวอร์ ใกล้ BTS กรุงธนบุรี↗
    		—agent18 Nov 2025฿45,000,000

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    1 unit(s) in this building at auction or sold by banks, from ฿14,800,000building median ฿123,967/m²See all

    Price history

    Observed atPrice
    26 Sept 2026, 20:24฿45,000,000

    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 × 283.6 m² = ฿25,722,520
    Treasury Department appraisal, building median (฿77,700–฿109,000/m² by floor) · Registered as: วอเตอร์มาร์ค เจ้าพระยา ริเวอร์
    Asking price is 1.75× 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฿514,450
    Stamp duty (0.5 %)· seller฿225,000
    Withholding income tax· seller฿1,613,221
    You pay on top of the price฿257,225
    All-in for the buyer฿45,257,225
    Seller's taxes and fees฿2,095,446

    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฿1,448,164
    Common area fee− ฿136,128
    Vacancy allowance− ฿119,027
    Letting agent fee (1 month/year)− ฿120,680
    Land & Building tax− ฿5,145
    Furnishing & maintenance allowance− ฿72,408
    Net annual income฿994,776
    Net yield
    2.2%
    2.0% – 2.3%
    vs. 3.2%% gross
    3.2%
    Total investment
    ฿45,257,225
    Price + ฿257,225 buyer's costs

    Cost of owning: ~฿11,344/mo common fee (฿40/m²/month)

    Key facts

    Price vs market
    13 % above market
    vs 50 similar units in this condo
    Net rental yield
    2.2% net yield
    3.2% gross before costs
    Buying costs
    ฿257,225
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿11,344/mo
    ฿40/m² per month
    Could rent for
    ฿120,680/mo
    3.2 % 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