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Data last updated 29 Sept 2026, 02:43.

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

คอนโด 2-ห้องนอน ที่ คอนโด ลุมพินี เพลส วอเตอร์ คลิฟ (รัชดาภิเษก-พระราม 3) ใน ช่องนนทรี

Lumpini Place Water Cliff→ · Yan Nawa, Chong Nonsi · Google Maps
฿2,750,000฿57,292 / m²Fair price1768 days listed
2 beds
฿2,750,000
฿57,292 / 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

Fair price

4% below the median price/m² of 26 comparable listings in this condo.

This listing
฿2,750,000
48 m² · ฿57,292/m²
At the median for 48 m²
฿2,861,648
฿111,648 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
7.0%
6.2% – 7.4%
Median rent of comparables
฿17,000/mo
16 rentals, any size
Rentals of similar size
  • ฿16,500/mo·48 m²·
More details

Address

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

Listing history

Listing ID
PropertyScout #631760
Posted at
25 Nov 2021
Source updated at
24 Sept 2026, 02:00
First seen
26 Sept 2026, 20:15
Last seen
26 Sept 2026, 20:15
Raw JSON
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1 bath
48 m²
Condo
Floor 26 of 36
฿2,750,000
Fair price
฿57,292 / m²
PropertyScout
View on PropertyScout
Listed by
Owner / landlord
Listed by
Owner / landlord
This listing ฿57,292Median ฿59,618฿56,750 – ฿62,044
Similarly priced nearby
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  • ฿3,500,000·60 m²·฿58,333/m²·2 beds
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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

    Availability
    Confirmed available a month ago
    Posted by
    landlord
    TagsRented
    For sale

    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

    38 sale listings in a 620-unit building

    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)

    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
    ฿52,000/m² × 48 m² = ฿2,496,000
    Treasury Department appraisal for this floor · Registered as: ลุมพินี เพลส วอเตอร์คลิฟ 1, ลุมพินีเพลส วอเตอร์คลิฟ 2
    Asking price is 1.10× 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฿250
    Stamp duty (0.5 %)· seller฿13,750
    Withholding income tax· seller฿43,680
    You pay on top of the price฿125
    All-in for the buyer฿2,750,125
    Seller's taxes and fees฿57,555

    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.

    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− ฿17,280
    Vacancy allowance− ฿15,723
    Letting agent fee (1 month/year)− ฿15,942
    Land & Building tax− ฿499
    Furnishing & maintenance allowance− ฿9,565
    Net annual income฿132,289
    Net yield
    4.8%
    4.3% – 5.2%
    vs. 7.0%% gross
    7.0%
    Total investment
    ฿2,750,125
    Price + ฿125 buyer's costs

    Cost of owning: ~฿1,440/mo common fee (฿30/m²/month)

    Key facts

    Price vs market
    4 % below market
    vs 26 similar units in this condo
    Net rental yield
    4.8% net yield
    7.0% gross before costs
    Buying costs
    ฿125
    Thai buyer (fee relief); foreign buyer ฿24,960
    Common fee
    ฿1,440/mo
    Estimated, ~฿30/m² per month
    Could rent for
    ฿15,942/mo
    7.0 % gross yield
    Min. lease
    12 months
    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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    17
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    13
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    For sale
    For sale
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    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

    Price history

    Observed atPrice
    26 Sept 2026, 20:15฿2,750,000

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