Not a teaser — the whole structure. 8 sections, 52,000+ condos filtered to a Golden 5. Real buildings, real prices, real gross yields. Only the net yields and listing URLs are withheld.
// 00 · Roadmap
Scope & Method
How the list was built
Area Overview
Districts ranked
Top 10 by Net ROI
Pure yield filter
Top 10 by Appreciation
5-year growth filter
The Golden 5
The shortlist you act on
City-Wide Building Scan
The market reference set
How to Use This Report
From PDF to offer
Scope & Limits
What this is, and isn't
// 01 · Scope & Method
Built fresh from a live cross-source scan of Bangkok condo inventory. Single-source rent estimates are noise; every yield in this report uses cross-platform consensus rents and cohort-capped pricing to filter out agent inflation. The Golden 5 are what survives the full 5-step protocol — net yield, appreciation, age, structural FQ-slot availability, verifiable URL.
// Scope
Active Bangkok condo inventory across PropertyHub, Lazudi, Thailand-Property, FazWaz and Sansiri/AP/Origin developer sites. 52,000+ raw listings filtered to in-budget eligibles. BTS/MRT-line cohorts priced separately — Asoke rent assumptions never bleed into Bang Na valuations.
// Math
Gross rent − 15% vacancy buffer − 12% management − CAM − Land & Building tax. No "prestige" weighting, no best-case short-let headline. Net is the conservative long-term-tenant assumption you can underwrite to.
// Verification
Same-building rents checked across two or more portals. Outliers thrown out; consensus rent used. Every Golden 5 ships with the public listing URL plus secondary cross-source links so you verify price, size and tenure yourself.
// Legal
Every shortlisted unit verified as available under the 49% Foreign Quota at scan time. FQ slots move; the report is a dated snapshot. Re-confirm the building’s FQ position before offer — never trust a stale tag.
// 02 · Area Overview
13 areas with eligible inventory in the 3M–12M THB band. Sorted by 5-year CAGR projection. Median prices are real; the conservative area-level net yield is the figure withheld.
NoteBangkok is the resale-anchored liquidity leg of a portfolio. Net yields cluster 4–6% after conservative deductions — well below Phuket. You buy Bangkok for exit liquidity and CAGR (Thonglor/Ekkamai, Ari) — not for headline yield. Areas flagged 'thin sample' have fewer than three eligible buildings; medians are real but inventory is narrow.
| # | Area | Median ฿/m² | Rent ฿/m²/mo | Gross | Net (low) | Read |
|---|---|---|---|---|---|---|
| 1 | Thonglor / Ekkamai | ฿6.00M | — | 5.16% | ████ | Defensible CAGR |
| 2 | Ari / Saphan Khwai | ฿5.39M | — | 4.72% | ████ | Supply-constrained |
| 3 | Huai Khwang / Cultural | ฿4.60M | — | 5.00% | ████ | MRT catalyst |
| 4 | On Nut / Bang Chak | ฿4.95M | — | 5.08% | ████ | Lower-Suk discount |
| 5 | Asoke / Phrom Phong | ฿6.80M | — | 4.83% | ████ | Prime CBD liquidity |
| 6 | Ratchaprarop / Pratunam | ฿4.40M | — | 6.71% | ████ | Mass-market value (thin) |
| 7 | Chatuchak / Lat Phrao | ฿4.79M | — | 5.26% | ████ | Northern value-trap risk |
| 8 | Bang Na / Srinakarin | ฿4.42M | — | 5.37% | ████ | Yield-only (thin) |
| 9 | Silom / Sathorn | ฿7.00M | — | 4.96% | ████ | Mature CBD |
| 10 | Ratchada / Rama 9 | ฿4.75M | — | 4.92% | ████ | Cashflow leg |
| 11 | Siam / Chit Lom | ฿6.50M | — | 4.62% | ████ | Retail/transit hub |
| 12 | Rama 3 | ฿8.65M | — | 3.36% | ████ | Slow gentrification (thin) |
| 13 | Bangkok — unassigned | ฿6.50M | — | 4.70% | ████ | Address-unmatched |
// 03 · Filter layer · Pure net ROI
First filter on the path to the Golden 5. Ranked strictly on net yield after every deduction — no appreciation, no prestige.
NoteBangkok 3M–12M THB condo net yields structurally cluster 4–6% after the conservative deductions. The 8–11% gross headlines a buyer may see on broker brochures collapse once vacancy, management, CAM and L&B tax are applied to realistic long-term-tenant rents. This is the resale-anchored leg of a portfolio — Phuket carries the higher current yield.
Gross yields are real research estimates from this scan — they are not promises and not net of vacancy, management, CAM or property tax. The conservative net yield each unit underwrites to is the figure withheld here; that is what you commission the report to receive.
| # | Building | Area | Size | Price | ฿/m² | Gross | Net (low) | Score | Why it ranks | Listing |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | C Ekkamai | Thonglor / Ekkamai | 44m² | ฿3.20M | ฿72,727 | 9.15% | █████ | Excellent | Composite winner; structural land scarcity | In custom |
| 2 | U Delight @ Huay Kwang Station | Huai Khwang / Cultural | 65m² | ฿3.86M | ฿59,500 | 8.82% | █████ | Excellent | MRT Blue + Orange line catalyst | In custom |
| 3 | Garden Asoke - Rama 9 | Ratchada / Rama 9 | 79m² | ฿4.55M | ฿57,595 | 8.80% | █████ | Excellent | Cashflow leg; deep tenant pool | In custom |
| 4 | Supalai Wellington II | Huai Khwang / Cultural | 42m² | ฿3.00M | ฿71,429 | 8.65% | █████ | Excellent | Cheapest entry to MRT catalyst zone | In custom |
| 5 | Eastwood Park | On Nut / Bang Chak | 200m² | ฿7.50M | ฿37,500 | 8.37% | █████ | Excellent | Lower Sukhumvit per-m² floor | In custom |
| 6 | Walden Asoke | Asoke / Phrom Phong | 55m² | ฿6.29M | ฿115,392 | 8.36% | █████ | Excellent | Prime CBD per-m² premium; brand resale | In custom |
| 7 | Ratchada City Condo | Huai Khwang / Cultural | 68m² | ฿3.50M | ฿51,471 | 8.33% | █████ | Excellent | MRT-line value tier | In custom |
| 8 | Plus 67 | Thonglor / Ekkamai | 48m² | ฿3.19M | ฿66,458 | 8.21% | █████ | Excellent | Cheapest Thonglor entry; land-scarcity hedge | In custom |
| 9 | Maestro 39 Sukhumvit 39 | Asoke / Phrom Phong | 30m² | ฿3.29M | ฿109,667 | 8.07% | █████ | Excellent | Compact CBD; brand-prestige scarcity | In custom |
| 10 | Baan Sathorn Chaopraya | Silom / Sathorn | 60m² | ฿4.90M | ฿81,667 | 7.99% | █████ | Very good | Mature CBD; office-tenant demand | In custom |
// 04 · Filter layer · Appreciation
Second filter. Ranked by projected appreciation: supply constraint, infrastructure spend, ecosystem density. Five-year CAGR is the area-level projection. Buildings appearing on both this list and Section 03 are the dual qualifiers — Thonglor/Ekkamai dominates.
| # | Building | Area | Price | 5-yr CAGR | Gross | Net (low) | Tier | Catalyst | Listing |
|---|---|---|---|---|---|---|---|---|---|
| 1 | THE MUVE Pradipat | Ari / Saphan Khwai | ฿3.50M | 4.0% | 5.18% | █████ | Highest | Supply-constrained; low-rise zoning | In custom |
| 2 | Noble Around Ari | Ari / Saphan Khwai | ฿4.50M | 4.0% | 5.91% | █████ | Highest | Thai owner-occupier demand floor | In custom |
| 3 | Denim Jatujak | Ari / Saphan Khwai | ฿3.50M | 4.0% | 6.39% | █████ | Highest | Strongest yield + CAGR in Ari | In custom |
| 4 | THE BASE Phetchaburi - Thonglor | Thonglor / Ekkamai | ฿7.50M | 4.0% | 5.92% | █████ | Highest | Land scarcity; F&B ecosystem deepening | In custom |
| 5 | Vela de Residence | Ari / Saphan Khwai | ฿3.15M | 4.0% | 4.39% | █████ | Highest | Cheapest Ari entry | In custom |
| 6 | Savvi Phahol 2 | Ari / Saphan Khwai | ฿10.00M | 4.0% | 5.00% | █████ | Highest | Premium Ari; brand resale | In custom |
| 7 | RHYTHM Ekkamai Estate | Thonglor / Ekkamai | ฿6.19M | 4.0% | 4.15% | █████ | Highest | Brand-prestige; vacancy 4-5% | In custom |
| 8 | AESTIQ Thonglor | Thonglor / Ekkamai | ฿8.50M | 4.0% | 3.06% | █████ | Highest | Premium Thonglor; growth lever priced in | In custom |
| 9 | MARU EKKAMAI 2 | Thonglor / Ekkamai | ฿9.50M | 4.0% | 6.47% | █████ | Highest | Highest yield in Thonglor band | In custom |
| 10 | Chewathai Residence Thonglor | Thonglor / Ekkamai | ฿4.86M | 4.0% | 6.68% | █████ | Highest | Cheapest brand Thonglor; dual qualifier | In custom |
// 05 · The main deliverable
The shortlist you act on. Each survived all five steps; each ships with a public listing URL in the real report. Bangkok's picks lean CAGR-heavy — the city's job in a portfolio is exit liquidity, not headline yield.
Rank #1 · Composite winner
Thonglor / Ekkamai · 7y old · 1BR · 44m²
Why it survivedStrongest defensible CAGR (4.0%). Structural land scarcity — developers can't get sites. Lifestyle/F&B ecosystem deepening. Prime luxury vacancy 4.2–5% vs city 26.5%.// area-level signal · Thonglor / Ekkamai
Rank #2 · Custom pick
Huai Khwang / Cultural · 10y old · Studio · 42m²
Why it survivedREIC's fastest-appreciating BKK submarket in 3-5M THB band. MRT Blue Line + Orange Line catalyst.// area-level signal · Huai Khwang / Cultural
Rank #3 · Custom pick
On Nut / Bang Chak · 1y old · 1BR · 46m²
Why it survivedLower Sukhumvit corridor. 25–40% discount to Asoke + 15-min BTS access. 5–6.5% gross yield band.// area-level signal · On Nut / Bang Chak
Rank #4 · Custom pick
Huai Khwang / Cultural · 15y old · 1BR · 65m²
Why it survivedMRT-station-anchored value play. REIC's fastest-appreciating 3-5M band; transit catalyst priced in.// area-level signal · Huai Khwang / Cultural
Rank #5 · Custom pick
Thonglor / Ekkamai · 14y old · Studio · 43m²
Why it survivedStrongest defensible CAGR (4.0%). Land scarcity; lifestyle ecosystem deepening. Mature Thonglor brand.// area-level signal · Thonglor / Ekkamai
// 06 · Bonus · City-wide scan
Reference catalog. The top 50 Bangkok buildings in the 3M–12M THB band, deduped to one row per project, ranked by gross yield. Per-m² rent + per-m² buy price let you compare across unit sizes directly. Score buckets the conservative Low Net into market-standard tiers.
| # | Building | Area | Rent ฿/m²/mo | Price ฿/m² | Gross | Net (low) | Score | Listing |
|---|---|---|---|---|---|---|---|---|
| 1 | C Ekkamai | Thonglor / Ekkamai | ฿554 | ฿72,727 | 9.15% | █████ | Excellent | In custom |
| 2 | U Delight @ Huay Kwang Station | Huai Khwang / Cultural | ฿437 | ฿59,500 | 8.82% | █████ | Excellent | In custom |
| 3 | Garden Asoke - Rama 9 | Ratchada / Rama 9 | ฿422 | ฿57,595 | 8.80% | █████ | Excellent | In custom |
| 4 | Supalai Wellington II | Huai Khwang / Cultural | ฿515 | ฿71,429 | 8.65% | █████ | Excellent | In custom |
| 5 | Eastwood Park | On Nut / Bang Chak | ฿262 | ฿37,500 | 8.37% | █████ | Excellent | In custom |
| 6 | Walden Asoke | Asoke / Phrom Phong | ฿804 | ฿115,392 | 8.36% | █████ | Excellent | In custom |
| 7 | Ratchada City Condo | Huai Khwang / Cultural | ฿357 | ฿51,471 | 8.33% | █████ | Excellent | In custom |
| 8 | Plus 67 | Thonglor / Ekkamai | ฿455 | ฿66,458 | 8.21% | █████ | Excellent | In custom |
| 9 | Maestro 39 Sukhumvit 39 | Asoke / Phrom Phong | ฿738 | ฿109,667 | 8.07% | █████ | Excellent | In custom |
| 10 | Baan Sathorn Chaopraya | Silom / Sathorn | ฿544 | ฿81,667 | 7.99% | █████ | Very good | In custom |
| 11 | Aspire Sukhumvit - Rama 4 | On Nut / Bang Chak | ฿539 | ฿82,609 | 7.83% | █████ | Very good | In custom |
| 12 | Estella Ekkamai | Thonglor / Ekkamai | ฿596 | ฿90,698 | 7.88% | █████ | Very good | In custom |
| 13 | Click Condo Sukhumvit 65 | Thonglor / Ekkamai | ฿483 | ฿74,074 | 7.83% | █████ | Very good | In custom |
| 14 | Lumpini Place Rama 9 - Ratchada | Ratchada / Rama 9 | ฿403 | ฿62,727 | 7.71% | █████ | Very good | In custom |
| 15 | Saranjai Mansion | Asoke / Phrom Phong | ฿485 | ฿75,758 | 7.69% | █████ | Very good | In custom |
| 16 | Lumpini Suite Phetchaburi - Makkasan | Asoke / Phrom Phong | ฿475 | ฿74,545 | 7.65% | █████ | Very good | In custom |
| 17 | Aspire Asoke-Ratchada | Ratchada / Rama 9 | ฿481 | ฿75,556 | 7.64% | █████ | Very good | In custom |
| 18 | Quintara MHy'GEN Ratchada 17 | Ratchada / Rama 9 | ฿412 | ฿65,000 | 7.61% | █████ | Very good | In custom |
| 19 | The Met Sathorn | Silom / Sathorn | ฿784 | ฿123,846 | 7.59% | █████ | Very good | In custom |
| 20 | Centric Sathorn - St. Louis | Silom / Sathorn | ฿509 | ฿80,377 | 7.59% | █████ | Very good | In custom |
| 21 | Q Asoke | Asoke / Phrom Phong | ฿783 | ฿123,896 | 7.59% | █████ | Very good | In custom |
| 22 | RHYTHM Asoke 2 | Asoke / Phrom Phong | ฿611 | ฿96,667 | 7.59% | █████ | Very good | In custom |
| 23 | Lumpini Park Riverside-Rama 3 | Rama 3 | ฿425 | ฿67,213 | 7.59% | █████ | Very good | In custom |
| 24 | RHYTHM Sukhumvit 36-38 | Thonglor / Ekkamai | ฿590 | ฿93,478 | 7.58% | █████ | Very good | In custom |
| 25 | Maestro 14 Siam-Ratchathewi | Siam / Chit Lom | ฿644 | ฿102,260 | 7.56% | █████ | Very good | In custom |
| 26 | Lumpini Suite Phetchaburi | Asoke / Phrom Phong | ฿443 | ฿70,408 | 7.55% | █████ | Very good | In custom |
| 27 | Aspire Sukhumvit 48 | On Nut / Bang Chak | ฿485 | ฿77,200 | 7.54% | █████ | Very good | In custom |
| 28 | Knightsbridge Prime Sathorn | Silom / Sathorn | ฿788 | ฿126,316 | 7.49% | █████ | Very good | In custom |
| 29 | Ideo Sukhumvit 93 | On Nut / Bang Chak | ฿511 | ฿82,000 | 7.48% | █████ | Very good | In custom |
| 30 | Mirage Sukhumvit 27 | Asoke / Phrom Phong | ฿733 | ฿117,857 | 7.47% | █████ | Very good | In custom |
| 31 | The Address Sukhumvit 28 | Thonglor / Ekkamai | ฿723 | ฿117,073 | 7.41% | █████ | Very good | In custom |
| 32 | RHYTHM Sathorn | Silom / Sathorn | ฿714 | ฿116,667 | 7.34% | █████ | Very good | In custom |
| 33 | The Lofts Asoke | Asoke / Phrom Phong | ฿781 | ฿128,205 | 7.31% | █████ | Very good | In custom |
| 34 | Maestro 02 Ruamruedee | Siam / Chit Lom | ฿775 | ฿127,083 | 7.32% | █████ | Very good | In custom |
| 35 | Aspire Sukhumvit-Onnut | On Nut / Bang Chak | ฿403 | ฿66,667 | 7.25% | █████ | Very good | In custom |
| 36 | The Lumpini 24 | Thonglor / Ekkamai | ฿836 | ฿138,710 | 7.23% | █████ | Very good | In custom |
| 37 | Lumpini 24 - Sukhumvit | Thonglor / Ekkamai | ฿836 | ฿138,710 | 7.23% | █████ | Very good | In custom |
| 38 | Sky Walk Condominium | On Nut / Bang Chak | ฿481 | ฿79,861 | 7.22% | █████ | Very good | In custom |
| 39 | Beatniq Sukhumvit 32 | Thonglor / Ekkamai | ฿814 | ฿135,135 | 7.23% | █████ | Very good | In custom |
| 40 | Aguston Sukhumvit 22 | Asoke / Phrom Phong | ฿660 | ฿110,167 | 7.19% | █████ | Very good | In custom |
| 41 | The XXXIX by Sansiri | Asoke / Phrom Phong | ฿870 | ฿146,250 | 7.14% | █████ | Very good | In custom |
| 42 | Hyde Sukhumvit 13 | Siam / Chit Lom | ฿727 | ฿122,807 | 7.10% | █████ | Very good | In custom |
| 43 | The Diplomat Sathorn | Silom / Sathorn | ฿784 | ฿132,653 | 7.09% | █████ | Very good | In custom |
| 44 | Park 24 | Asoke / Phrom Phong | ฿660 | ฿111,864 | 7.08% | █████ | Very good | In custom |
| 45 | Ideo Mobi Sukhumvit Eastpoint | On Nut / Bang Chak | ฿404 | ฿68,852 | 7.04% | █████ | Very good | In custom |
| 46 | Aspire Erawan Suvarnabhumi | Bang Na / Srinakarin | ฿291 | ฿49,667 | 7.04% | █████ | Very good | In custom |
| 47 | Niche Mono Sukhumvit-Bearing | Bang Na / Srinakarin | ฿291 | ฿49,667 | 7.04% | █████ | Very good | In custom |
| 48 | Ideo Q Chula-Samyan | Siam / Chit Lom | ฿741 | ฿126,761 | 7.02% | █████ | Very good | In custom |
| 49 | Noble Solo | Thonglor / Ekkamai | ฿706 | ฿120,690 | 7.02% | █████ | Very good | In custom |
| 50 | Park Origin Phromphong | Asoke / Phrom Phong | ฿775 | ฿132,727 | 7.01% | █████ | Very good | In custom |
Every row in the delivered report is traceable to a master spreadsheet row. The net yield column you see redacted here is the figure you commission for.
// 07 · How to use this report
// 08 · Scope & limits
Independent research, not brokerage. Brinkman Data does not represent sellers, take commission, or introduce parties. Listing URLs are public verification sources, nothing more.
Yields are conservative estimates. Every net figure assumes a long-term tenant after vacancy, management, CAM and tax — not a best-case short-let headline. They are research estimates, not guarantees.
Built fresh, dated. Inventory and foreign-quota availability move. The report is a snapshot at scan time and must be re-confirmed at offer.
Same engine, your budget and your shortlist. The Golden 5, the listing URLs, every line of math — delivered in 5 days.
Commission — $339Or run the math yourself with the $20 Protocol →
Brinkman Data Analytics is an independent research service. Not financial, investment, tax, or legal advice. All yield figures are estimates based on historical research data and are not guaranteed. International real estate carries risk of partial or total loss of capital.