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Data last updated 29 Sept 2026, 00:22.

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  1. Home
  2. For sale
  3. Yan Nawa
  4. Lumpini Place Water Cliff
  5. คอนโด 3-ห้องนอน ที่ คอนโด ลุมพินี เพลส วอเตอร์ คลิฟ (รัชดาภิเษก-พระราม 3) ใน ช่องนนทรี
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PropertyScout

คอนโด 3-ห้องนอน ที่ คอนโด ลุมพินี เพลส วอเตอร์ คลิฟ (รัชดาภิเษก-พระราม 3) ใน ช่องนนทรี

Lumpini Place Water Cliff→ · Yan Nawa, Chong Nonsi · Google Maps
฿5,200,000฿67,929 / m²Above market357 days listed
฿5,200,000
฿67,929 / m²
View on PropertyScout
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

12% above the median price/m² of 37 comparable listings in this condo, all layouts.

This listing
฿5,200,000
76.6 m² · ฿67,929/m²
At the median for 76.6 m²
฿4,624,896
฿575,104 more than the median
Typical range for this size
฿4,385,677 – ฿4,883,362
Comparables' median asking price: ฿3,190,000

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 this condo: median ฿390/m² per month × 76.6 m².

Estimated rent
฿29,825/mo
฿25,516 – ฿30,377/mo
Gross yield
6.9%
5.9% – 7.0%
Median rent of comparables
฿30,000/mo
5 rentals, any size
Rentals of similar size
  • ฿30,000/mo·77 m²·
More details

Address

Subdistrict
Chong Nonsi
Address
Chong Nonsi, Yan Nawa, Bangkok
Coordinates
13.70031, 100.53800

Listing history

Listing ID
PropertyScout #2341530
Posted at
6 Oct 2025
Source updated at
17 Sept 2026, 11:31
First seen
26 Sept 2026, 20:25
Last seen
26 Sept 2026, 20:25
Raw JSON
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3 beds
2 baths
77 m²
Condo
Floor 15 of 36
฿5,200,000
Above market
฿67,929 / m²
PropertyScout
View on PropertyScout
Listed by
Agent
Listed by
Agent
This listing ฿67,929Median ฿60,417฿57,292 – ฿63,793
Similarly priced nearby
  • ฿3,200,000·47 m²·฿68,085/m²·1 bed
  • ฿2,150,000·32 m²·฿67,188/m²·1 bed
  • ฿2,200,000·31.5 m²·฿69,841/m²·1 bed
  • ฿7,000,000·108 m²·฿64,815/m²·3 beds
  • ฿4,980,000·70 m²·฿71,143/m²·1 bed
  • ฿8,900,000·125 m²·฿71,200/m²·3 beds
3 beds
  • ฿26,000/mo·78 m²·3 beds
  • ฿30,000/mo·108 m²·3 beds
  • ฿65,000/mo·126 m²·3 beds
  • ฿50,000/mo·126 m²·3 beds
    • For sale

    Source details

    Availability
    Availability upon request
    Posted by
    agent
    For sale

    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
    ฿48,300/m² × 76.6 m² = ฿3,697,365
    Treasury Department appraisal for this floor · Registered as: ลุมพินี เพลส วอเตอร์คลิฟ 1, ลุมพินีเพลส วอเตอร์คลิฟ 2
    Asking price is 1.41× 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฿370
    Stamp duty (0.5 %)· seller฿26,000
    Withholding income tax· seller฿64,704
    You pay on top of the price฿185
    All-in for the buyer฿5,200,185
    Seller's taxes and fees฿90,889

    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฿357,896
    Common area fee− ฿32,151
    Vacancy allowance− ฿29,416
    Letting agent fee (1 month/year)− ฿29,825
    Land & Building tax− ฿739
    Furnishing & maintenance allowance− ฿17,895
    Net annual income฿247,870
    Net yield
    4.8%
    4.0% – 4.9%
    vs. 6.9%% gross
    6.9%
    Total investment
    ฿5,200,185
    Price + ฿185 buyer's costs

    Cost of owning: ~฿2,679/mo common fee (฿35/m²/month)

    Location

    Open in Google Maps
    • 451 m to BRT Thanon Chan
    • 928 m to BRT Nararam 3
    • 1.4 km to BRT Technic Krungthep
    • 1.9 km to BRT Arkan Songkhro

    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)

    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

    Key facts

    Price vs market
    12 % above market
    vs 37 similar units in this condo, all layouts
    Net rental yield
    4.8% net yield
    6.9% gross before costs
    Buying costs
    ฿185
    Thai buyer (fee relief); foreign buyer ฿36,974
    Common fee
    ฿2,679/mo
    Estimated, ~฿35/m² per month
    Could rent for
    ฿29,825/mo
    6.9 % gross yield
    Furnishing
    Fully furnished
    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

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

    Observed atPrice
    26 Sept 2026, 20:25฿5,200,000