Investment
The costs are knowable. The return is not.
We source, check and transfer condominiums for clients buying from abroad. This page sets out every investor-relevant figure our own files support — price per square metre, common fees, transfer costs, payment terms — and states plainly where the evidence stops. We do not project returns.
General information · Not investment advice · No returns projected
What we actually do
One desk, from the shortlist to the deed.
An investor buying from abroad has a coordination problem before they have an investment problem: the price sheets are in Thai, the foreign-quota position in each building changes week to week, the purchase money has to arrive in a documented form, and the transfer itself happens in a Land Department office at a fixed hour. That coordination is the work we do.
We are paid brokerage when a transaction completes. We are not fund managers, we do not hold client money, and we take no share of anything a residence earns afterwards — which is also why nothing on this page is dressed up as a return.
- 01
Sourcing
We read the developers' own price sheets and shortlist against your brief — budget, district, floor plan, holding intent. 22 developments and 1,538 priced residences are on the books today.
- 02
Quota check
Foreign ownership needs quota remaining in that specific building. We confirm the position with the developer before you commit to anything; it is never assumed from a listing, and it is never described as available until it is confirmed.
- 03
Purchase
Reservation, contract and payment schedule on the developer's own terms, translated and explained. 3 of our developments publish those terms on the sheet; the rest quote them at reservation.
- 04
Funds and transfer
Purchase money must arrive from abroad in foreign currency and be documented for the Land Department. We coordinate the timetable and the transfer-day appointment; your bank issues the evidence.
- 05
Legal, if you want it
Due diligence and contract review are a separate engagement with Suwanvara Law Firm at a separate professional fee. Never a condition of buying, and you remain free to appoint any adviser you prefer.
- 06
After the transfer
Handover, common-fee registration and juristic-person paperwork. Where a development runs a rental programme we introduce it; where it does not, we say so rather than imply a tenant.
How the numbers work
Four figures we can compute, and two we cannot.
Everything below is arithmetic over the price sheets we hold. It describes our own stock rather than the market, so it is captioned that way wherever it appears, with the number of developments behind it.
Price per square metre
The figure a Thai buyer compares on first. Across the 22 condominium developments we list, asking prices run from ฿67,468 to ฿251,600 per square metre of built area. Most of that spread is product and location — a studio in a Rangsit student building and a large unit in inner Bangkok are not two points on one curve.
By district, where the base is wide enough
A district figure appears only where two or more of our developments sit in it. 3 of the 18 districts we hold stock in qualify; for the rest, a "district figure" would be one developer's price sheet restated as a benchmark, which is not one.
Across residences we list — not a market index
| District | Developments | Residences | ฿/m² — low to high | Median |
|---|---|---|---|---|
| ChatuchakBangkok | 2 | 182 | ฿105,366 – ฿166,253 | ฿128,496 |
| Bang NaBangkok | 2 | 279 | ฿79,744 – ฿124,530 | ฿100,769 |
| Khlong LuangPathum Thani | 3 | 247 | ฿67,468 – ฿176,682 | ฿89,914 |
Scroll the table sideways to see every column.
Even a qualifying district can be narrow. Where the range is wide, that is usually a difference of product between two buildings rather than a difference of area — the development count beside each row is there so you can see how thin the base is.
By development — condominium stock
Across residences we list — not a market index
| Development | Residences | ฿/m² — low to high | Median | Common fee |
|---|---|---|---|---|
| Modiz Sukhumvit 50Phra Khanong, Bangkok | 30 | ฿134,554 – ฿216,844 | ฿174,768 | — |
| Modiz Collection BangphoBang Sue, Bangkok | 30 | ฿132,143 – ฿251,600 | ฿163,331 | ฿70 |
| Modiz Rhyme RamkhamhaengBang Kapi, Bangkok | 23 | ฿131,614 – ฿153,770 | ฿147,817 | ฿55 |
| Modiz Vault Kaset-SripatumChatuchak, Bangkok | 101 | ฿110,294 – ฿166,253 | ฿132,095 | — |
| Origin Plug & Play Nonthaburi StationMueang Nonthaburi, Nonthaburi | 47 | ฿76,890 – ฿148,064 | ฿126,394 | ฿55 |
| Modiz AvantgardeKhlong Luang, Pathum Thani | 95 | ฿110,965 – ฿176,682 | ฿119,027 | ฿59 |
| Maroon Ratchada 32Chatuchak, Bangkok | 81 | ฿105,366 – ฿139,456 | ฿115,912 | ฿49 |
| Atmoz Palacio Ladprao-WanghinLat Phrao, Bangkok | 92 | ฿98,790 – ฿115,141 | ฿106,639 | — |
| Origin Play Sri Udom StationBang Na, Bangkok | 202 | ฿79,744 – ฿124,530 | ฿101,608 | ฿53 |
| Chewathai Hallmark Ladprao-Chokchai 4 Phase 2Wang Thonglang, Bangkok | 5 | ฿98,279 – ฿99,501 | ฿99,499 | ฿45 |
| Atmoz Kanaal RangsitThanyaburi, Pathum Thani | 29 | ฿74,793 – ฿101,912 | ฿95,547 | ฿50 |
| Atmoz Oasis OnnutSuan Luang, Bangkok | 130 | ฿89,535 – ฿112,747 | ฿95,459 | ฿55 |
| Kave COCO BangsaenMueang Chonburi, Chonburi | 28 | ฿91,379 – ฿98,214 | ฿94,828 | — |
| Atmoz Serene SrirachaSi Racha, Chonburi | 77 | ฿74,750 – ฿136,036 | ฿94,783 | — |
| Atmoz Tropicana BangnaBang Na, Bangkok | 77 | ฿79,896 – ฿102,953 | ฿92,378 | — |
| Kave Genesis Nakhon PathomMueang Nakhon Pathom, Nakhon Pathom | 73 | ฿86,974 – ฿94,564 | ฿90,808 | — |
| Kave WonderlandKhlong Luang, Pathum Thani | 63 | ฿80,451 – ฿100,000 | ฿88,827 | — |
| Atmoz Flow MinburiMin Buri, Bangkok | 62 | ฿79,835 – ฿91,858 | ฿87,623 | ฿49 |
| Atmoz Portrait SrisamarnPak Kret, Nonthaburi | 92 | ฿77,486 – ฿90,989 | ฿83,430 | ฿49 |
| Atmoz Canvas RayongChoeng Noen, Rayong | 88 | ฿80,061 – ฿96,103 | ฿82,682 | — |
| Atmoz Season LadkrabangLat Krabang, Bangkok | 24 | ฿73,406 – ฿90,349 | ฿81,465 | ฿45 |
| KAVE Embryo RangsitKhlong Luang, Pathum Thani | 89 | ฿67,468 – ฿83,794 | ฿78,640 | ฿55 |
Scroll the table sideways to see every column.
Common fee, and the sinking fund nobody publishes
13 of the 22 developments publish a common fee — ฿45 to ฿70 per square metre per month, charged on your unit's area. For the other 9 we leave the annual figure blank rather than fill it with a plausible number, so a residence page that shows no common fee means the sheet published none.
No development in our inventory publishes a numeric sinking fund. Two mention one only as something a promotion covers. We therefore print no sinking-fund figure anywhere on this site — it is a real one-off charge, and inventing a size for it would understate the purchase as surely as ignoring it does.
Transfer costs
Four government charges land on the day of transfer. Every residence page carries an indicative figure computed for its own asking price, and the estimator further down models the whole transaction. All of our stock is developer stock, so the seller is a company: specific business tax and corporate withholding are the developer's and cannot be passed on, and Thai law caps what a developer may pass to a buyer at half of the 2% transfer fee.
Cost of ownershipWhat we cannot tell you
The two things an investor most wants are absent from our files, so they are absent from this site: what a residence will rent for, and what it will be worth later.
We hold no achieved rents, no occupancy or vacancy figures, no tenancy agreements, no rental-pool or guarantee terms, no resale prices and no historical price series. There is therefore no basis here for a rental-income projection, a net yield, or any statement about capital growth — and no form of words would make one safe. We do not project returns, and no figure on this site is verified or endorsed by Suwanvara as one.
Rent evidence
17 of 22 developments publish a rate card.
A yield needs a rent. 17 of our developments publish a rental rate card alongside the price sheet — the only rent evidence in our inventory, and enough to divide by an asking price wherever a unit's own floor plan and area fall inside a card's band. One is shown here in full: Kave Genesis Nakhon Pathom — 5 rows, one per floor plan, each a monthly range. Nothing else in our files carries a rent.
861 of 1,538 sale listings (56.0%) can therefore carry an indicative gross yield. Every other listing carries none — not a lower one, not an estimated one.
The rate card, as published
| Floor plan | Area band | Monthly rate | Residences priced | Indicative gross yield |
|---|---|---|---|---|
| Studio | 21.23-22.20 sqm | ฿8,000 – ฿8,500 | — | — |
| 1 Bedroom | 23.20-24.30 sqm | ฿9,000 – ฿9,500 | 24 | 5.0% – 5.5% |
| 1 Bedroom Exclusive | 26.20-28.30 sqm | ฿10,000 – ฿11,000 | 43 | 4.6% – 5.6% |
| 1 Bedroom Extra | 30.30-30.70 sqm | ฿12,000 – ฿13,000 | — | — |
| 1 Bedroom Plus | 34.90-35.00 sqm | ฿14,000 – ฿15,000 | — | — |
Scroll the table sideways to see every column.
Developer's published rental rate card, September 2023. Transcribed verbatim; two of its rows describe floor plans we hold no sale stock for, so they price nothing.
The arithmetic, in full
Take SWP-KVG-047 — 26.98 sqm, asking ฿2,510,000. The rate card quotes 1 Bedroom Exclusive at ฿10,000 to ฿11,000 a month for units of 26.20-28.30 sqm. Twelve months at the lower rate is ฿120,000; divided by that asking price it is 4.8%. At the upper rate of the same band it is 5.3%. That division is the whole method — no adjustment, no assumption about the market, and no figure borrowed from another building.
Open the residence this was computed from — SWP-KVG-047What that figure assumes
- It is gross. Before common fee, sinking fund, transfer costs, furnishing, letting and management fees, vacancy, repairs, insurance, income tax and any borrowing cost.
- It assumes a full year let at the published rate, with no void between tenants.
- The rate is the developer's asking rate for a rental programme, not an achieved rent. No unit is quoted as tenanted and we hold no occupancy data for the building.
- The denominator is the asking price on the sheet, not a negotiated price and not the Land Department's appraised value.
- The building's completion is expected 2026, and that date came from public listings rather than from a finished building we could verify.
Suwanvara neither verifies nor endorses the result. It is arithmetic on two published numbers — not a forecast, not an expectation and not a promise.
For the other 5 developments
There is no rent evidence, so there is no yield. If rental guidance matters to your decision, ask us: we will approach the developer or a letting agent for that building and send you what they actually say, with its source and its date. What we will not do is model a rent we cannot evidence.
Ask us for rental guidanceForeign ownership
The mechanics, in three articles.
The rules an investor meets are the rules any foreign buyer meets, and the buyer guide already sets them out properly. Rather than restate them here in shorter, looser form:
- Understanding the foreign ownership quotaUp to 49% of a building's saleable area may be foreign-held. The quota belongs to the building, not to you, and it is confirmed unit by unit before anything is signed.
- Sending purchase funds into ThailandThe money must arrive from abroad in foreign currency and be evidenced. That evidence is a condition of registering the transfer into a foreign name — not paperwork to tidy up afterwards.
- Freehold versus leaseholdWhat you are actually acquiring, and why a freehold unit and a leasehold one are not the same asset when it comes time to sell.
Cost of ownership
Purchase, holding, exit.
Three moments, three different sets of cost. The first two are computable from our files and from published rates; the third depends on a price nobody can know today.
- 01
At purchase
- Transfer fee — 2% of the Land Department's appraised value. A developer may pass at most half of it to a buyer, so the customary buyer's share is 1% of the price.
- Specific business tax at 3.3% and corporate withholding at 1% are the developer's on a new-build sale and cannot be passed to you. Stamp duty is not charged as well — it is one or the other.
- Developer promotions differ project by project, and we print each one's wording verbatim rather than summarising it into a claim: most of ours state that transfer-day expenses are free of charge, but the carve-outs are not the same, and one states the opposite outright.
- Reservation, contract and instalment sums on the developer's own terms, which three of our developments print on the sheet.
- 02
While you hold it
- Common fee — published by most, though not all, of our developments and charged monthly on your unit's area. Each residence page shows the first-year figure where the sheet publishes a rate.
- Sinking fund — a genuine one-off charge that no development in our inventory publishes a number for. Budget for it; we will not print a figure we do not hold.
- Everything else — utilities, insurance, letting and management fees if you let, and Thai income tax on rental income — depends on facts about you rather than about the building. That is an accountant's question, and we are not accountants.
- 03
At exit
- The same charges reappear on the other side of the table: transfer fee, then specific business tax within five years of ownership or stamp duty after it, plus withholding on the seller. The estimator models a resale as well as a purchase — switch it to resale and set the years held.
- Foreign quota is part of liquidity, not just of purchase: a unit held in the foreign 49% sells most readily to another foreign buyer, and that pool is smaller than the domestic one.
- What we cannot model is the exit price. We hold no resale or secondary-market data for any of these buildings, so no exit value, no appreciation figure and no total-return number appears anywhere on this site.
Transfer cost estimator
Indicative only
- Transfer fee2% of the appraised value — estimated here on the price enteredA developer may pass at most half to the buyer; promotions often absorb that half
- approximately ฿120,000
- Specific business tax3.3% including municipal tax — always applies to a developer saleCarried by the developer — it cannot be passed to the buyer
- approximately ฿198,000
- Withholding tax1% flat on a company sellerCarried by the developer — it cannot be passed to the buyer
- approximately ฿60,000
Buyer’s customary share
approximately ฿60,000
approximately $1,720
approximately CN¥12,400
approximately €1,600
All charges, both sides
≈ ฿378,000
Indicative rate — July 2026
The split is customary, never fixed by law — every combination exists in practice, and it is negotiated and written into the reservation and sale agreements. Transfer fee, stamp duty and withholding tax are assessed on the Land Department’s appraised value, which is a different figure from the price and usually lower, so the amounts above are a planning ceiling rather than a quotation.
Specific business tax always applies to a sale by a developer, and its withholding is the flat corporate 1% — neither can be passed to a buyer, and stamp duty is not charged as well.
Rates and reliefs change — Thai governments periodically reduce transfer fees to stimulate the market. Confirm the current figures for your own transaction before you commit to anything.
Indicative only — subject to confirmation and legal review. Nothing here is a quotation, a tax opinion or a guarantee.
How Thai transfer fees and taxes workThe estimator opens on a sample price and a developer sale, which is what all of our stock is; change any field to model your own. Charges are assessed on the Land Department's appraised value, which is a different and normally lower figure than the price, so what it shows is a planning ceiling rather than a quotation. Who pays what is custom and is negotiated into the reservation and sale agreements.
Yield & total-return calculator
Indicative only
Enter your own assumptions. Every output shows the arithmetic that produced it — nothing here is forecast, and nothing you type leaves this browser.
Prefilled from Kave Genesis Nakhon Pathom — SWP-KVG-047. Every field is yours to change.
Your assumptions
Prefilled from this development's own published rental rate card (1 Bedroom Exclusive, 26.20-28.30 sqm), September 2023 — an asking rate, not an achieved rent.
This development publishes no common fee, so this starts at zero — enter one if you know it.
Occupancy and the management fee start at placeholder values — they are not market figures, and you should replace them with your own. Whole percentages.
Indicative outputs
Gross yield
4.8%
Monthly rent × 12 ÷ purchase price
Net yield, after modelled costs
4.0%
Annual cash flow ÷ total cash invested
Annual cash flow
฿102,600
Rent collected − common fee − management fee
Rent collected assumes 90% of the year let.
Total cash invested
฿2,535,100
Purchase price + buyer's transfer costs + furnishing & setup
Break-even occupancy
—
Annual common fee ÷ (annual rent × (1 − management fee))
Not modelled — no common fee has been entered, and this development publishes none. With no standing cost the formula returns zero, which would read as breaking even on an empty unit. Enter a common fee to model it.
Cash flow over 5 years
฿513,000
Annual cash flow × holding period, with rent and costs held flat
Includes the buyer's customary transfer cost of ฿25,100 — half of the 2% Land Department transfer fee, from the same estimator used on the fees page. The seller's charges are excluded because a buyer does not pay them.
Not included — Repairs, insurance, income tax on rental income, letting commission, sinking fund where one is charged, any borrowing cost, and the seller's charges at transfer.
Capital growth is not projected. This calculator has no growth field and produces no appreciation figure. It models rent and costs against a price assumed not to change. Nobody can tell you what a Thai condominium will be worth in five years, and a figure that pretends otherwise is worse than no figure at all.
Indicative only — arithmetic over the figures you entered, not a forecast, a valuation or a promise. Rent, occupancy and costs are your own assumptions; pricing and availability are subject to confirmation.
Risk and due diligence
Five risks worth naming.
Not a disclaimer set in a list — these are the ones that decide whether a purchase here works out, each with what our own files do and do not say about it.
Developer and building risk
We publish researched facts about each development with the URL they came from, and leave a field empty where no source was found. That is attribution, not an audit. We do not inspect balance sheets or construction quality, and a developer's price sheet is a sales document before it is anything else.
Completion risk
19 of our 22 developments are completed buildings. Modiz Avantgarde — Under construction, 2027; Kave COCO Bangsaen — Expected 2025; Kave Genesis Nakhon Pathom — Expected 2026. "Expected" is kept separate from "completed" on purpose: a date taken from public listings is not a fact about a finished building, and money paid before completion is exposed to that difference.
Resale liquidity
Thai condominium resale is a slower market than the new-build one, and the foreign 49% is a smaller buyer pool than the Thai side. We hold no resale prices for these buildings, so we can tell you what a unit costs new and nothing at all about what it resells for.
Currency risk
The contract is in baht and the price is a baht price. The rate that applies to your purchase is the one your bank gives on the day the funds land — the conversions shown on this site use an indicative rate set in July 2026 and are a reading aid, never a quotation.
Tenancy risk
No listing on this site is quoted as tenanted, and we hold no occupancy or vacancy figures for any building. A rental rate card is an asking rate; an empty month is a month of common fee with no rent against it, and a gross yield computed on a full year says nothing about that.
What a review would actually cover
Title deed and encumbrances, the seller's authority to transfer, the foreign-quota position in writing, the contract's default and delay terms, and the juristic person's accounts. None of that is done by publishing a listing, and none of it is included in our brokerage service — it is a separate engagement with Suwanvara Law Firm, or with any adviser you appoint.
How legal engagement worksAsk us this
What investors ask before they ask for a shortlist.
The short answer to each, and the note that works it through. Where we hold no data, the answer says so instead of estimating.
- What yield can I expect on a Bangkok condominium?
We do not publish an expected yield, and no figure on this site is a forecast. Some of the developments on our books publish their own rental rate card; where a unit's floor plan and area fall inside that card we show an indicative gross figure with its assumptions, and nowhere else.
Run it on your own numbers →- Can I let the unit out, and how is the rent taxed?
You may let it; the building's own regulations and the Hotel Act B.E. 2547 (2004) rule out stays under thirty days. Rent is assessable income under §40(5) of the Revenue Code at progressive rates, with two filings a year.
How rental income is taxed →- What does a year of ownership cost?
The common fee is the largest recurring item: ฿45 to ฿70 per square metre per month across the 13 of our 23 developments that publish a rate. Land and building tax is assessed annually by the local authority on the appraised value.
Costs, year by year →- Who can I sell to, and what does the exit cost?
Another foreigner (quota-neutral), a Thai buyer, or a foreigner needing quota headroom. At transfer the seller customarily carries specific business tax or stamp duty and withholding tax; there is no separate capital gains tax in Thailand.
What the state takes →- Is off-plan or completed the better buy?
They are different risks, not better and worse. Off-plan spreads payment across years and gives you a contractual right until registration; completed stock gives you accounts, minutes and a view you can stand in.
Where the money sits →- Do you guarantee any return, or offer a rental pool?
No. No development on our books offers a rental guarantee or a rental pool today, and we would print the terms verbatim rather than the headline if one did. We are paid brokerage on completion and take no share of what a residence earns.
How a unit gets managed →
Investor notes
Five notes on the parts a price sheet cannot show.
The figures above are what our own files support. These notes cover the machinery around them — how rent is taxed, what moves a valuation, what off-plan costs in timing, how an exit works, and what a year of ownership costs.
Investor insights
Reading on yield, tax, tenure and exit.
Sourced pieces on how the numbers actually work — each links to the tool or the risk it discusses. None of them is a forecast: worked figures are illustrative and before tax, and no return is projected or guaranteed.
- Gross vs net yield: what actually eats your returnGross yield is the headline; net yield is what is left after the building, the letting and the taxman have taken their share. This note defines both, lists the costs that separate them, and works one deliberately hypothetical example — labelled illustrative and before income tax — so you can read a yield figure for what it is rather than what it looks like.9 min read
- Tax for foreign property investors in ThailandA foreign owner who lets a Thai condominium pays Thai tax on the rent, and taxes fall due again on sale — but the exact bill depends on how long and how you hold the unit, so this is a map of the charges, not a calculation of yours. Here is how rental income is taxed and what is withheld, what arises when you sell, and where your own tax residence starts to matter.10 min read
- The real risks of Bangkok condo investmentA balanced, sourced account of what can actually go wrong: submarket oversupply, developer and completion risk, thin resale liquidity, currency exposure, vacancy, and the foreign quota that applies again when you sell. No forecast, no promise that prices rise.9 min read
- Renting out your condo from abroad: management, duties and getting the rent homeThe realistic options for managing a Thai rental while you live overseas, what a manager does for the fee, and the two obligations that stay yours wherever you are — the TM30 immigration notification and income tax. Sourced to the Immigration Bureau and the Revenue Department.9 min read
- Currency and FX risk when you own a Thai condo from abroadYour Thai unit earns baht, but if you budget, save or spend in another currency, the exchange rate sits between that rent and your real return. What FX movement does to an owner's return, how to remit rent and sale proceeds, and the honest limits of hedging — with no FX or investment advice.8 min read
- Selling and taking your money out: the foreign owner's exitSelling a Thai condominium as a foreign owner is a documented chain: agree a buyer, register the transfer, pay the charges, and remit the proceeds abroad. The most important document was issued the day you bought — here is how the chain connects, from the decision to sell to the money reaching your home account.9 min read
- Freehold vs leasehold for investors: control, resale, financing and successionFor an investor, freehold and leasehold decide four things — control, resale, financing and succession — and the difference is structural. Freehold is a perpetual title; leasehold is a registered right for up to thirty years under section 540 of the Civil and Commercial Code.8 min read
- Direct condo ownership vs a Thai property fund or REIT: which fits you?Owning a condominium and holding units in a Thai property fund or REIT are two different ways into Thai real estate, not close substitutes. This sets them side by side on control, liquidity, entry cost, diversification, income and — for a foreigner — who is allowed to hold what. A comparison, not advice, with no projected returns.9 min read
- Off-plan as an investment: what you are really buyingBuying off-plan trades a lower entry price and a staged payment schedule against construction and completion risk. Here is how the payment plans work, what the law makes the contract protect, why your money is rarely in escrow, and how the cash flow and timing differ from buying a finished unit — with no promise of resale profit.7 min read
- Is renting your Thai condo on Airbnb legal? Short-term letting and the Hotel ActNo — nightly and weekly letting of a Thai condominium is generally a hotel business under the Hotel Act B.E. 2547 (2004) and needs a licence most buildings would never allow; a lease of one month or longer is the lawful route.7 min read
Investor enquiry
Tell us the brief, and we will tell you what the sheets say.
Budget, districts, holding intent and timeline. We reply within one business day, in English, with what is genuinely available, what completing it costs, and where the evidence behind anything we quote comes from.
The enquiry goes to the Suwanvara Property advisory desk. Legal review, if you want it, is a separate engagement with Suwanvara Law Firm at a separate professional fee — never a condition of buying.
Nothing on this page is investment advice, a valuation, a tax opinion or a forecast. Every figure is arithmetic over developer price sheets we hold, is labelled indicative, and is subject to confirmation.
Property information, pricing, promotions, foreign ownership availability and transfer conditions are subject to confirmation. Publication of a property does not constitute legal verification or a guarantee of ownership, condition, investment return or transferability.
Suwanvara Property may receive brokerage compensation when a transaction is completed. Legal services, where requested, are separately provided by Suwanvara Law Firm under a separate engagement. Clients remain free to appoint another legal adviser.
Inventory as of July 2026. Availability and pricing subject to confirmation.