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Data last updated 28 Sept 2026, 18:47.

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  1. Home
  2. For sale
  3. Yan Nawa
  4. Lumpini Place Water Cliff
  5. ขายพร้อมผู้เช่า ลุมพินี เพลส วอเตอร์คลิฟฟ์ เดินถึงเซ็นทรัลพระราม3 แบบ2Bed พร้อมเฟอร์ฯครบ เพียง 2.79 ล้านบาท
For salePropertyHub

ขายพร้อมผู้เช่า ลุมพินี เพลส วอเตอร์คลิฟฟ์ เดินถึงเซ็นทรัลพระราม3 แบบ2Bed พร้อมเฟอร์ฯครบ เพียง 2.79 ล้านบาท

Lumpini Place Water Cliff→ · Yan Nawa · Google Maps
฿2,790,000฿58,125 / m²Fair price874 days listed
2 beds1 bath48 m²Condo13
฿2,790,000
Fair price
฿58,125 / m²
PropertyHub
View on PropertyHub
฿2,790,000
฿58,125 / m²
View on PropertyHub
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

3% below the median price/m² of 26 comparable listings in this condo.

This listing
฿2,790,000
48 m² · ฿58,125/m²
At the median for 48 m²
฿2,861,648
฿71,648 less than the median
Typical range for this size
฿2,724,000 – ฿2,978,134
Comparables' median asking price: ฿3,145,000

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

Based on 16 rentals in this condo: median ฿332/m² per month × 48 m².

Estimated rent
฿15,942/mo
฿14,316 – ฿17,070/mo
Gross yield
6.9%
6.2% – 7.3%
Median rent of comparables
฿17,000/mo
16 rentals, any size
Rentals of similar size
  • ฿16,500/mo·48 m²·
More details

Address

Address
ยานนาวา กรุงเทพมหานคร
Coordinates
13.69987, 100.53864

Listing history

Listing ID
PropertyHub #4436296
Posted at
7 May 2024
Source updated at
25 Sept 2026, 11:16
First seen
27 Sept 2026, 13:19
Last seen
27 Sept 2026, 13:19
Raw JSON
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  "slug": "ขายพร้อมผู้เช่า-ลุมพินี-เพลส-วอเตอร์คลิฟฟ์-เดินถึงเซ็นทรัลพระราม3-แบบ2bed-พร้อมเฟอร์ฯครบ-เพียง-2-79-ล้านบาท",
  "price": {
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      "monthly": null
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    "forSale": {
      "type": "AMOUNT",
      "price": 2790000
    },
    "forSaleDeposit": {
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      "type": null,
      "profit": null
    },
    "forSaleDownPayment": {
      "paid": null,
      "type": null,
      "profit": null
    }
  },
  "title": "ขายพร้อมผู้เช่า ลุมพินี เพลส วอเตอร์คลิฟฟ์ เดินถึงเซ็นทรัลพระราม3 แบบ2Bed พร้อมเฟอร์ฯครบ เพียง 2.79 ล้านบาท",
  "project": {
    "id": "747",
    "logo": "/pictures/202602/20260218/DmCE215r67Uh7dCWNNTC/bb6e1093.jpg",
    "name": "ลุมพินี เพลส วอเตอร์คลิฟ",
    "slug": "lumpini-place-water-cliff",
    "address": "ยานนาวา กรุงเทพมหานคร",
    "location": {
      "lat": 13.69986575449282,
      "lng": 100.53864423583514
    },
    "nameEnglish": "Lumpini Place Water Cliff",
    "coverPicture": "/pictures/202508/20250813/yz5rK6SJy98C1kHzq2G5/be7210af.jpg"
  },
  "postType": "FOR_SALE",
  "createdAt": "2024-05-07T04:00:08.487Z",
  "updatedAt": "2026-09-25T04:16:59.727Z",
  "modifiedAt": "2025-02-03T03:34:32.997Z",
  "refreshedAt": "2026-09-25T04:16:59.727Z",
  "coverPicture": "/pictures/202405/20240507/WPYRQrGDwDuq7TMxWjNV/be7210af.jpg",
  "propertyType": "CONDO",
  "sponsorPackage": "FREE",
  "roomInformation": {
    "onFloor": "13",
    "roomArea": 48,
    "roomType": "TWO_BED_ROOM",
    "numberOfBed": 2,
    "numberOfBath": 1
  }
}
This listing ฿58,125Median ฿59,618฿56,750 – ฿62,044
Similarly priced nearby
  • ฿2,800,000·48 m²·฿58,333/m²·2 beds
  • ฿3,500,000·60 m²·฿58,333/m²·2 beds
  • ฿2,750,000·48 m²·฿57,292/m²·2 beds
  • ฿3,250,000·55 m²·฿59,091/m²·2 beds
  • ฿3,300,000·55.7 m²·฿59,235/m²·2 beds
  • ฿3,990,000·70 m²·฿57,000/m²·2 beds
2 beds
  • ฿17,000/mo·48 m²·2 beds
  • ฿10,000/mo·48 m²·2 beds
  • ฿17,000/mo·48 m²·2 beds
  • ฿18,000/mo·48 m²·2 beds
  • ฿15,000/mo·47.7 m²·2 beds
  • For sale

    Source details

    Post type
    For sale
    Project name (source)
    ลุมพินี เพลส วอเตอร์คลิฟ

    Location

    Open in Google Maps
    • 482 m to BRT Thanon Chan
    • 843 m to BRT Nararam 3
    • 1.5 km to BRT Technic Krungthep

    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
    ฿47,600/m² × 48 m² = ฿2,284,800
    Treasury Department appraisal for this floor · Registered as: ลุมพินี เพลส วอเตอร์คลิฟ 1, ลุมพินีเพลส วอเตอร์คลิฟ 2
    Asking price is 1.22× the official appraisal
    Valid until 31 Dec 2026 (the next appraisal cycle starts in 2027). Source: Treasury Department (assessprice.treasury.go.th)
    Transfer fee (0.01 % relief)· split฿228
    Stamp duty (0.5 %)· seller฿13,950
    Withholding income tax· seller฿39,984
    You pay on top of the price฿114
    All-in for the buyer฿2,790,114
    Seller's taxes and fees฿54,048

    Relief applies: 0.01 % transfer and mortgage fees for Thai buyers when price and appraisal are ≤ ฿7M (until 30 Jun 2027).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.

    38 sale listings in a 620-unit building

    Net rental yieldWhat's left after the recurring costs of actually letting this unit out, on top of the rental estimate above.No fee reported for this project: estimated from similar buildings nearby.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฿191,298
    Common area fee− ฿20,160
    Vacancy allowance− ฿15,723
    Letting agent fee (1 month/year)− ฿15,942
    Land & Building tax− ฿457
    Furnishing & maintenance allowance− ฿9,565
    Net annual income฿129,452
    Net yield
    4.6%
    4.1% – 5.0%
    vs. 6.9%% gross
    6.9%
    Total investment
    ฿2,790,114
    Price + ฿114 buyer's costs

    Cost of owning: ~฿1,680/mo common fee (฿35/m²/month)

    Flood risk:MediumNearest: ซอย สาธุประดิษฐ์ 15 (documented flood trouble spot) · ~572 mA BMA-documented flood-prone spot is within easy reach of this location.1 documented spot 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
    3 % below market
    vs 26 similar units in this condo
    Net rental yield
    4.6% net yield
    6.9% gross before costs
    Buying costs
    ฿114
    Thai buyer (fee relief); foreign buyer ฿22,848
    Common fee
    ฿1,680/mo
    Estimated, ~฿35/m² per month
    Could rent for
    ฿15,942/mo
    6.9 % gross yield
    Project
    Lumpini Place Water Cliff
    Built
    2002
    Floors
    36
    Units
    620
    Developer
    LPN

    Building facilities24h security · CCTV · Covered parking · Garden · Gym · Keycard access · Lift · Parking · Restaurant · Shops · 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.

    • Sathorn
      Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Sathorn (3 stops)
      ~29 min
    • Silom
      Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Silom (4 stops)
      ~31 min
    • Siam
      Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Siam (6 stops)
      ~35 min
    • Asok / Sukhumvit
      Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → Asok / Sukhumvit (10 stops)
      ~43 min
    • Rama 9
      Walk 8 min → BRT Thanon Chan → BTS Chong Nonsi → MRT Si Lom → Rama 9 (10 stops)
      ~55 min

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    DDproperty
    UnitBedsBathsSizeFloorPricePrice/sqmPosted
    26
    Lumpini Place Water Cliff, bangkok
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    2270 m²—฿3,990,000฿57,00026 Sept 2026
    14
    Lumpini Place Water Cliff, bangkok
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    1132 m²—฿2,150,000฿67,18823 Sept 2026
    35
    Lumpini Place Water Cliff, bangkok
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    33125 m²—฿8,900,000฿71,20022 Sept 2026
    A010515 Lumpini Place Water Cliff
    PropertyHub
    2160 m²24฿2,990,000฿49,83322 Sept 2026
    24
    Lumpini Place Water Cliff, bangkok
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    2160 m²—฿3,400,000฿56,66720 Sept 2026
    11
    Lumpini Place Water Cliff, bangkok
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    2148 m²—฿2,900,000฿60,41718 Sept 2026
    18
    Lumpini Place Water Cliff, bangkok
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    2156 m²—฿3,500,000฿62,97218 Sept 2026
    13
    Lumpini Place Water Cliff, bangkok
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    2256 m²—฿3,300,000฿59,23518 Sept 2026
    17
    Lumpini Place Water Cliff, bangkok
    DDproperty
    2148 m²—฿2,800,000฿58,33316 Sept 2026
    13
    Lumpini Place Water Cliff, bangkok
    DDproperty
    2157 m²—฿3,015,000฿52,89516 Sept 2026
    21
    Lumpini Place Water Cliff, bangkok
    DDproperty
    2148 m²—฿2,990,000฿62,29210 Sept 2026
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    Price history

    Observed atPrice
    27 Sept 2026, 13:19฿2,790,000

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