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Data last updated 29 Sept 2026, 03:47.

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  3. Suan Luang
  4. Nirvana Beyond Rama 9
  5. Nirvana Beyond Rama 9, bangkok
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DDproperty

Nirvana Beyond Rama 9All units in this condo →

Suan Luang, Suan Luang · Google Maps
฿17,490,000฿69,960 / m²Fair price27+ days listed
3 beds3 baths
฿17,490,000
฿69,960 / 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

4% below the median price/m² of 20 comparable listings in Suan Luang.

This listing
฿17,490,000
250 m² · ฿69,960/m²
At the median for 250 m²
฿18,218,750
฿728,750 less than the median
Typical range for this size
฿17,500,001 – ฿23,437,500
Comparables' median asking price: ฿17,700,000

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

Based on 5 rentals in Suan Luang: median ฿288/m² per month × 250 m².

Estimated rent
฿72,115/mo
฿58,410 – ฿75,640/mo
Gross yield
4.9%
4.0% – 5.2%
Median rent of comparables
฿60,000/mo
5 rentals, any size
Rentals of similar size
  • ฿75,000/mo·260 m²·3 beds
More details

Address

Subdistrict
Suan Luang
Address
Suan Luang, Bangkok
Coordinates
13.74369, 100.61353 (approx.)

Listing history

Listing ID
DDproperty #60088234
Posted at
1 Sept 2026
First seen
26 Sept 2026, 20:26
Last seen
26 Sept 2026, 20:26
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250 m²
House
฿17,490,000
Fair price
฿69,960 / m²
DDpropertyFor sale
View on DDproperty
Listed by
Connex Propert
Connex Propert✓
Connex Property
Agent pageContact on DDproperty ↗
Listed by
Connex Propert
Connex Propert✓
Connex Property
Agent pageContact on DDproperty ↗
This listing ฿69,960Median ฿72,875฿70,000 – ฿93,750
Similarly priced nearby
  • ฿16,900,000·240 m²·฿70,417/m²·3 beds
  • ฿16,500,000·240 m²·฿68,750/m²·3 beds
  • ฿25,000,000·350 m²·฿71,429/m²·3 beds
  • ฿17,490,000·240 m²·฿72,875/m²·3 beds
  • ฿17,490,000·240 m²·฿72,875/m²·3 beds
  • ฿17,490,000·240 m²·฿72,875/m²·3 beds
฿59,000/mo·195 m²·3 beds
  • ฿60,000/mo·158 m²·3 beds
  • ฿75,000/mo·350 m²·3 beds
  • ฿25,000/mo·107 m²·3 beds
  • For sale

    Source details

    Recency
    Listed on Sep 02, 2026 (3w ago)
    Developer
    Connex Propert
    Listing flag
    Corporate
    Agency
    Connex Property

    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฿349,800
    Stamp duty (0.5 %)· seller฿87,450
    Withholding income tax· seller฿892,875
    You pay on top of the price฿174,900
    All-in for the buyer฿17,664,900
    Seller's taxes and fees฿1,155,225

    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฿865,380
    Vacancy allowance− ฿71,127
    Letting agent fee (1 month/year)− ฿72,115
    Land & Building tax− ฿3,498
    Furnishing & maintenance allowance− ฿43,269
    Net annual income฿675,371
    Net yield
    3.8%
    3.1% – 4.0%
    vs. 4.9%% gross
    4.9%
    Total investment
    ฿17,664,900
    Price + ฿174,900 buyer's costs

    Flood risk:MediumNearest: ถนนกำแพงเพชร 7 (documented flood trouble spot) · ~495 mA BMA-documented flood-prone spot is within easy reach of this location.2 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)

    Key facts

    Price vs market
    4 % below market
    vs 20 similar units in Suan Luang
    Net rental yield
    3.8% net yield
    4.9% gross before costs
    Buying costs
    ฿174,900
    Transfer fee & taxes, 50/50 split, cash
    Could rent for
    ฿72,115/mo
    4.9 % gross yield
    Project
    Nirvana Beyond Rama 9

    LocationApproximate: this source doesn't publish coordinates, so this is Nirvana Beyond Rama 9's location taken from other listings.

    Open in Google Maps
    • 1.4 km to ARL Ramkhamhaeng

    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 23 min → ARL Ramkhamhaeng → MRT Phetchaburi → Asok / Sukhumvit (2 stops)
      ~43 min
    • Rama 9
      Walk 23 min → ARL Ramkhamhaeng → MRT Phetchaburi → Rama 9 (2 stops)
      ~43 min
    • Siam
      Walk 23 min → ARL Ramkhamhaeng → BTS Phaya Thai → Siam (5 stops)
      ~50 min
    • Silom
      Walk 23 min → ARL Ramkhamhaeng → MRT Phetchaburi → Silom (6 stops)
      ~52 min
    • Sathorn
      Walk 23 min → ARL Ramkhamhaeng → BTS Phaya Thai → Sathorn (8 stops)
      ~56 min

    Other units in Nirvana Beyond Rama 9

    See all 3 in project
    9
    ฿22,500,000
    4 beds · 370 m²
    For saleDDproperty
    9
    ฿75,000/mo
    4 beds · 370 m²
    For rentDDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    9
    Nirvana Beyond Rama 9, bangkok
    DDproperty
    44370 m²—฿22,500,000฿60,8113 Sept 2026
    9
    Nirvana Beyond Rama 9, bangkok
    DDproperty
    4
    4
    370 m²
    —
    ฿75,000/mo
    ฿203
    3 Sept 2026
    For sale
    For rent

    Price history

    Observed atPrice
    26 Sept 2026, 20:26฿17,490,000
    Stations under construction nearbyExpected opening as last announced by the operator; these dates often slip. Source
    • Future station Ramkhamhaeng 12 (Orange Line, expected late 2027) · ~974 m