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Studio
Khlong Luang, Pathum Thani · SRT Dark Red Line extension - Thammasat University / Chiang Rak stations (planned; ~5 min to Thammasat University Rangsit Gate 1)
View project — Modiz Avantgarde0 bed · 22.7 sqm · Floors 15–19 · Unfurnished
Listed by Suwanvara Property · in partnership with DDCondo
Studio of 22.7 sqm at Modiz Avantgarde in Khlong Luang, Pathum Thani (floors 15–19). Nearest transit: SRT Dark Red Line extension - Thammasat University / Chiang Rak stations (planned; ~5 min to Thammasat University Rangsit Gate 1). Developer stock — availability, final pricing and foreign-quota position are confirmed when you enquire with the public reference.
Can a foreigner hold this in their own name?
Under section 19 bis of the Condominium Act B.E. 2522, foreigners may together hold no more than 49% of the total floor area of all units in a condominium. Where that ceiling has been reached, a foreign buyer cannot be registered as freehold owner in their own name, whatever a sales office says.
We have not checked this building yet
The firm has not yet written to this building's juristic person, so we have no figure for it — and we will not publish an estimate in place of one. Ask us, and we will write and ask, and tell you what we are told.
We publish only what we were told, by whom, and on what date. We do not estimate a quota figure, and there is no default number.
This is the position of the whole building, not of this residence on its own.
Suwanvara Property lists the residence. Writing to the juristic person and checking the quota is legal work, carried out by Suwanvara Law Firm under a separate engagement; the property desk does not advise on it.
How the 49% rule worksProperty 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.
Illustrative layout for this unit type — dimensions to be confirmed on the developer’s contract drawings.
See all layouts for this developmentNearest transitSRT Dark Red Line extension - Thammasat University / Chiang Rak stations(from project facts)
Building locationThe map above is Google's own record of the building. The distances below are measured from Khlong Luang, not from that building.
Only a district-level location is available for this residence, so no pinpoint map is shown. The nearby places below are within the wider area.
Google's own record of this addressModiz Avantgarde — Everything on the place card — photographs, opening hours, ratings and reviews — is Google's content, not ours.
Place data © OpenStreetMap contributors, ODbL 1.0
Distances are straight-line from Khlong Luang — the reference point this list is measured from — not from the development itself, and never travel times.
Transfer-day costs covered by the developer (excl. mortgage registration fee) — valid to 30 Aug 2026
As stated on the developer’s price sheet: Free expenses on ownership-transfer day, except mortgage registration fee (โปรโมชั่น ฟรีค่าใช้จ่าย ณ วันโอนกรรมสิทธิ์ ยกเว้นจดจำนอง). Terms and conditions apply; subject to change without prior notice. Some units include a free 'Oly By Olivia living' package (แถม Oly By Olivia living).
Indicative
approximately $76,400
approximately CN¥548,000
approximately €70,700
The developer’s current promotion states that transfer-day costs are covered — read the exact wording and its limits in the promotion section above before relying on it.
The transfer fee is charged on the Land Department’s appraised value, not on the price agreed — and the appraised value is normally the lower of the two. The figure above is therefore a planning ceiling rather than a quotation, and who pays it is a negotiated term.
Not included: legal fees (a separate engagement, if you choose one), mortgage registration if you finance the purchase, and the taxes customarily borne by the seller — specific business tax, stamp duty and withholding tax, which depend on the seller’s own position.
Figures are arithmetic on the published price list, not a quotation, and are subject to confirmation.
Indicative only
Prefilled from Modiz Avantgarde — SWP-MAV-057. Change any field to model a different transaction.
Buyer’s customary share
approximately ฿26,600
approximately $764
approximately CN¥5,480
approximately €707
All charges, both sides
≈ ฿167,580
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.
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 workIndicative
| Comparison | Price per m² |
|---|---|
| This residence | ฿117,181/sqm |
| Development median1.6% below | ฿119,027/sqm |
| District median30.3% above | ฿89,914/sqm |
| Kave Wonderland4.7 km · Khlong Luang | ฿88,827/sqm |
| Atmoz Kanaal Rangsit9.4 km · Thanyaburi | ฿95,547/sqm |
| KAVE Embryo Rangsit15.2 km · Khlong Luang | ฿78,640/sqm |
Computed on this asking price at the estimator's rates. The charges are assessed on the Land Department's appraised value, which is normally lower, so treat these as a planning ceiling rather than a quotation.
5.0% – 5.4%
Developer's published rent, ฿11,000 – ฿12,000 a month
12 months of the developer's published rent (฿132,000 – ฿144,000 a year) ÷ this asking price (฿2,660,000).
Computed from this development's own published rental rate card (Studio, 22.30-23.10 sqm), September 2023. Before costs.
Gross means gross: before common fee, sinking fund, transfer costs, furnishing, letting and management fees, vacancy, repairs, insurance, income tax and any borrowing cost, and assuming a full year let at an asking rate that is not an achieved rent. Suwanvara neither verifies nor endorses it.
Indicative only
Prefilled from Modiz Avantgarde — SWP-MAV-057. Every field is yours to change.
Prefilled from this development's own published rental rate card (Studio, 22.30-23.10 sqm), September 2023 — an asking rate, not an achieved rent.
Published rate × this unit's area × 12 months.
Occupancy and the management fee start at placeholder values — they are not market figures, and you should replace them with your own. Whole percentages.
Gross yield
5.0%
Monthly rent × 12 ÷ purchase price
Net yield, after modelled costs
3.6%
Annual cash flow ÷ total cash invested
Annual cash flow
฿96,788
Rent collected − common fee − management fee
Rent collected assumes 90% of the year let.
Total cash invested
฿2,686,600
Purchase price + buyer's transfer costs + furnishing & setup
Break-even occupancy
12.8%
Annual common fee ÷ (annual rent × (1 − management fee))
Cash flow over 5 years
฿483,940
Annual cash flow × holding period, with rent and costs held flat
Includes the buyer's customary transfer cost of ฿26,600 — 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.
Identity Verified
Listed by Suwanvara Property · in partnership with DDCondo
The company responsible for the listing is identified on the listing itself. Every residence on this site is offered by Suwanvara Property, sourced from developer inventory and coordinated in partnership with DDCondo — there are no anonymous private listers and no unverified third-party uploads.
What it is not: It says nothing about the property itself — not its title, not its condition, and not whether the seller is free to transfer it.
All three badges explainedAvailability Confirmed · August 2026
Listed as available on the developer's current price list. Not an ownership or encumbrance check.
The unit appeared as available on the developer's own price list, and the badge carries the date of that list. Where the list we hold is older than the site's current as-of month, the badge degrades to “Last confirmed …” with the real date rather than implying freshness it does not have.
What it is not: Availability is not ownership verification. It is not a check of title, encumbrances, mortgages or the project's foreign quota position, and it is not a reservation — a unit can be taken between the price list and your enquiry, which is why we reconfirm every unit before a viewing.
All three badges explainedLegal Documents Reviewed
Not held for this residence. A document review is commissioned separately, by you.
How to request a reviewA lawyer has examined defined documents for that residence under a written scope, and the scope and date are recorded against the listing.
What it is not: No residence on this site currently carries this badge, and publication of a property is never legal verification of it. Where you see the tier explained but not awarded, no document review has taken place.
A review is commissioned by you, from Suwanvara Law Firm, under a separate engagement and a separate professional fee — or from any other legal adviser you prefer. It is never a condition of enquiring or buying.
All three badges explainedAvailability & Disclaimer
Status: Available · Inventory as of August 2026 · Last updated 1 Aug 2026
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.
Inventory as of July 2026. Availability and pricing subject to confirmation.
If something here is wrong, tell us and we will check it with the developer. Your message goes to the property desk with the reference already filled in.
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Quote reference SWP-MAV-057. We reply within one business day, in English. Saved residences stay in this browser — nothing is sent to us until you enquire.
Legal review available for this property under a separate engagement with Suwanvara Law Firm — document verification, contract review and transfer support.
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