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Data last updated 29 Sept 2026, 02:43.

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  3. Khlong Toei
  4. Focus Ploenchit
  5. Focus Ploenchit, bangkok
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DDproperty

Focus PloenchitAll units in this condo →

Khlong Toei, Khlong Toei · Google Maps
฿11,230,000฿160,406 / m²Above market
2 beds2 baths
฿11,230,000
฿160,406 / 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

11% above the median price/m² of 13 comparable listings in this condo.

This listing
฿11,230,000
70 m² · ฿160,406/m²
At the median for 70 m²
฿10,117,052
฿1,112,948 more than the median
Typical range for this size
฿8,654,014 – ฿11,170,335
Comparables' median asking price: ฿9,500,000

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

Based on 8 rentals in this condo: median ฿645/m² per month × 70 m².

Estimated rent
฿45,171/mo
฿42,814 – ฿47,756/mo
Gross yield
4.8%
4.6% – 5.1%
Median rent of comparables
฿39,000/mo
8 rentals, any size
Rentals of similar size
  • ฿30,000/mo·70 m²·2 beds
More details

Address

Subdistrict
Khlong Toei
Address
Soi Sukhumvit 2, Khlong Toei, Bangkok
Nearest transit
660 m (8 min) from E2 Ploen Chit BTS
Coordinates
13.73974, 100.55186 (approx.)

Listing history

Listing ID
DDproperty #500586107
Posted at
24 Sept 2026
First seen
26 Sept 2026, 20:15
Last seen
26 Sept 2026, 20:15
Raw JSON
70 m²
Condo
฿11,230,000
Above market
฿160,406 / m²
DDpropertyFor sale
View on DDproperty
Listed by
NR AGENT
NR AGENT✓
Noppon Real Estate Co., Ltd.
Agent pageContact on DDproperty ↗
Listed by
NR AGENT
NR AGENT✓
Noppon Real Estate Co., Ltd.
Agent pageContact on DDproperty ↗
This listing ฿160,406Median ฿144,509฿123,611 – ฿159,553
Similarly priced nearby
  • ฿11,230,000·70 m²·฿160,429/m²·2 beds
  • ฿11,300,000·70.8 m²·฿159,695/m²·2 beds
  • ฿11,290,000·70.8 m²·฿159,553/m²·2 beds
  • ฿11,290,000·70.8 m²·฿159,553/m²·2 beds
  • ฿10,900,000·70.8 m²·฿154,042/m²·2 beds
  • ฿7,500,000·51.9 m²·฿144,509/m²·2 beds
  • ฿50,000/mo·70.8 m²·2 beds
  • ฿45,000/mo·73 m²·2 beds
  • ฿45,000/mo·75 m²·2 beds
  • ฿40,000/mo·65 m²·2 beds
  • ฿35,000/mo·51.9 m²·2 beds
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    For sale

    Source details

    Recency
    Listed on Sep 24, 2026 (2d ago)
    Developer
    NR AGENT
    Listing flag
    Corporate
    Agency
    Noppon Real Estate 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
    ฿123,900/m² × 70 m² = ฿8,674,239
    Treasury Department appraisal, building median (฿120,700–฿128,500/m² by floor) · Registered as: โฟคัส เพลินจิต
    Asking price is 1.29× 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฿173,485
    Stamp duty (0.5 %)· seller฿56,150
    Withholding income tax· seller฿255,398
    You pay on top of the price฿86,742
    All-in for the buyer฿11,316,742
    Seller's taxes and fees฿398,290

    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 Focus Ploenchit's location taken from other listings.

    Open in Google Maps
    • 396 m to BTS Nana
    • 482 m to BTS Phloen Chit
    • 966 m to BTS Asok
    • 1.1 km to BTS Chit Lom
    • 1.1 km to MRT Sukhumvit
    • 1.3 km to BTS Ratchadamri

    68 sale listings in a 132-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฿542,054
    Common area fee− ฿46,207
    Vacancy allowance− ฿44,552
    Letting agent fee (1 month/year)− ฿45,171
    Land & Building tax− ฿1,735
    Furnishing & maintenance allowance− ฿27,103
    Net annual income฿377,286
    Net yield
    3.3%
    3.1% – 3.5%
    vs. 4.8%% gross
    4.8%
    Total investment
    ฿11,316,742
    Price + ฿86,742 buyer's costs

    Cost of owning: ~฿3,851/mo common fee (฿55/m²/month)

    Key facts

    Price vs market
    11 % above market
    vs 13 similar units in this condo
    Net rental yield
    3.3% net yield
    4.8% gross before costs
    Buying costs
    ฿86,742
    Transfer fee & taxes, 50/50 split, cash
    Common fee
    ฿3,851/mo
    ฿55/m² per month
    Could rent for
    ฿45,171/mo
    4.8 % gross yield
    Project
    Focus Ploenchit
    Built
    2014
    Floors
    8
    Units
    132

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

    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.

    • Asok / Sukhumvit
      Walk 6 min → BTS Nana → Asok / Sukhumvit (1 stop)
      ~11 min
    • Siam
      Walk 8 min → BTS Phloen Chit → Siam (2 stops)
      ~15 min
    • Silom
      Walk 8 min → BTS Phloen Chit → Silom (4 stops)
      ~19 min
    • Sathorn
      Walk 8 min → BTS Phloen Chit → Sathorn (5 stops)
      ~21 min
    • Rama 9
      Walk 6 min → BTS Nana → MRT Sukhumvit → Rama 9 (3 stops)
      ~24 min

    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)

    Other units in Focus Ploenchit

    See all 134 in project
    17
    ฿4,500,000
    1 bed · 35 m²
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    23
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    2 beds · 71 m²
    For saleDDproperty
    25
    ฿4,900,000
    1 bed · 33 m²
    DDproperty
    19
    ฿4,500,000
    1 bed · 33 m²
    DDproperty
    20
    ฿5,590,000
    1 bed · 48 m²
    DDproperty
    19
    ฿6,290,000
    1 bed · 48 m²
    DDproperty
    ฿4,650,000
    1 bed · 35 m² · Floor 7
    PropertyHubPropertyScout
    19
    ฿9,000,000
    2 beds · 70 m²
    DDproperty
    20
    ฿5,860,000
    1 bed · 48 m²
    DDproperty
    23
    ฿4,650,000
    1 bed · 35 m²
    DDproperty
    20
    ฿4,700,000
    1 bed · 35 m²
    DDproperty
    30
    ฿5,500,000
    1 bed · 34 m²
    DDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    17
    Focus Ploenchit, bangkok
    DDproperty
    1135 m²—฿4,500,000

    Price history

    Observed atPrice
    26 Sept 2026, 20:15฿11,230,000

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

    ListingFloorAgentPostedPrice
    PropertyHubFor Sell Condo FOCUS PLOENCHIT Building 1, Floor 8,2 bed room, Room size 70 sqm↗
    8—14 Dec 2025฿11,230,000
    ฿128,571
    28 Sept 2026
    23
    Focus Ploenchit, bangkok
    DDproperty
    2271 m²—฿11,290,000฿159,55328 Sept 2026
    25
    Focus Ploenchit, bangkok
    DDproperty
    1133 m²—฿4,900,000฿150,44528 Sept 2026
    19
    Focus Ploenchit, bangkok
    DDproperty
    1133 m²—฿4,500,000฿136,36428 Sept 2026
    20
    Focus Ploenchit, bangkok
    DDproperty
    1148 m²—฿5,590,000฿116,99527 Sept 2026
    19
    Focus Ploenchit, bangkok
    DDproperty
    1248 m²—฿6,290,000฿131,64527 Sept 2026
    1-BR Condo at Focus Ploenchit near BTS Nana (ID 3329175)
    PropertyHubPropertyScout×4
    1135 m²7฿4,650,000฿132,85727 Sept 2026
    19
    Focus Ploenchit, bangkok
    DDproperty
    2270 m²—฿9,000,000฿128,57126 Sept 2026
    20
    Focus Ploenchit, bangkok
    DDproperty
    1148 m²—฿5,860,000฿122,64525 Sept 2026
    23
    Focus Ploenchit, bangkok
    DDproperty
    1135 m²—฿4,650,000฿132,85724 Sept 2026
    20
    Focus Ploenchit, bangkok
    DDproperty
    1135 m²—฿4,700,000฿134,28624 Sept 2026
    30
    Focus Ploenchit, bangkok
    DDproperty
    1134 m²—฿5,500,000฿161,76524 Sept 2026
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    For sale

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