Not a teaser — the whole structure. 9 sections, 12,097 listings screened to a Golden 5. Prices, sizes, districts and gross figures are the real delivered output. Building names and net yields are blocked out — the names are what you commission. Yours ships with every block filled in and a live listing link on every row.
// The same engine, off the shelf
This report was commissioned for one buyer. The guide is the standing Bangkok file the same engine produces: 89 named buildings, 907 rent-validated units, the 1 June 2026 pull.
The Bangkok Condo Buyer’s Guide — $99// Other reports from the same engine
// The report
Each section is what ships in the delivered PDF — alongside the full raw Excel workbook: every property analysed with its live listing link, ranked sheets by net yield, appreciation and district. Tap any section — the Golden 5 is the main deliverable.
// 01 · Scope & Method
Click to expand → The 5-step filter, the formula, the verification chain
Built fresh from a live cross-source scan of Bangkok condo inventory. Cross-platform consensus rents and cohort-capped pricing filter out agent inflation. Survivors clear all five steps: net yield, appreciation, age, FQ availability, verifiable URL.
// Scope
Active Bangkok condo inventory across PropertyHub, Lazudi, Thailand-Property, FazWaz and Sansiri/AP/Origin developer sites. 12,097 sale listings collected, 2,092 in the in-budget band. BTS/MRT-line cohorts priced separately — Asoke rent assumptions never bleed into Bang Na valuations.
// Math
Gross rent − 15% vacancy − 12% management − CAM − L&B tax. Conservative long-term-tenant assumption — not airbnb.
// Verification
Same-building rents checked across 2+ portals. Outliers thrown out. Every Golden 5 ships with the public listing URL plus cross-source links.
// Legal
Every shortlist unit verified under the 49% Foreign Quota at scan time. FQ slots move — re-confirm before offer.
// 02 · Area Overview
Click to expand → 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. Eight of these catchments are ranked in public, with per-area asking, rent and sample-size numbers, in the Bangkok best-areas ranking.
| # | Area | Median asking price | 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% | ████ | Tenant-depth 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 · Top 10 by Net yield
Click to expand → Ranked on net yield after every deduction. Bangkok 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 | ██████████ | Thonglor / Ekkamai | 44m² | ฿3.20M | ฿72,727 | 9.15% | █████ | Excellent | Composite winner; structural land scarcity | In custom |
| 2 | ██████████ | Huai Khwang / Cultural | 65m² | ฿3.86M | ฿59,500 | 8.82% | █████ | Excellent | MRT Blue + Orange line catalyst | In custom |
| 3 | ██████████ | Ratchada / Rama 9 | 79m² | ฿4.55M | ฿57,595 | 8.80% | █████ | Excellent | Tenant-depth leg; deep tenant pool | In custom |
| 4 | ██████████ | Huai Khwang / Cultural | 42m² | ฿3.00M | ฿71,429 | 8.65% | █████ | Excellent | Cheapest entry to MRT catalyst zone | In custom |
| 5 | ██████████ | On Nut / Bang Chak | 200m² | ฿7.50M | ฿37,500 | 8.37% | █████ | Excellent | Lower Sukhumvit per-m² floor | In custom |
| 6 | ██████████ | Asoke / Phrom Phong | 55m² | ฿6.29M | ฿115,392 | 8.36% | █████ | Excellent | Prime CBD per-m² premium; brand resale | In custom |
| 7 | ██████████ | Huai Khwang / Cultural | 68m² | ฿3.50M | ฿51,471 | 8.33% | █████ | Excellent | MRT-line value tier | In custom |
| 8 | ██████████ | Thonglor / Ekkamai | 48m² | ฿3.19M | ฿66,458 | 8.21% | █████ | Excellent | Cheapest Thonglor entry; land-scarcity hedge | In custom |
| 9 | ██████████ | Asoke / Phrom Phong | 30m² | ฿3.29M | ฿109,667 | 8.07% | █████ | Excellent | Compact CBD; brand-prestige scarcity | In custom |
| 10 | ██████████ | Silom / Sathorn | 60m² | ฿4.90M | ฿81,667 | 7.99% | █████ | Very good | Mature CBD; office-tenant demand | In custom |
// 04 · Top 10 by Appreciation
Click to expand → Projected appreciation: supply constraint + infrastructure + ecosystem. 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 | ██████████ | Ari / Saphan Khwai | ฿3.50M | 4.0% | 5.18% | █████ | Highest | Supply-constrained; low-rise zoning | In custom |
| 2 | ██████████ | Ari / Saphan Khwai | ฿4.50M | 4.0% | 5.91% | █████ | Highest | Thai owner-occupier demand floor | In custom |
| 3 | ██████████ | Ari / Saphan Khwai | ฿3.50M | 4.0% | 6.39% | █████ | Highest | Strongest yield + CAGR in Ari | In custom |
| 4 | ██████████ | Thonglor / Ekkamai | ฿7.50M | 4.0% | 5.92% | █████ | Highest | Land scarcity; F&B ecosystem deepening | In custom |
| 5 | ██████████ | Ari / Saphan Khwai | ฿3.15M | 4.0% | 4.39% | █████ | Highest | Cheapest Ari entry | In custom |
| 6 | ██████████ | Ari / Saphan Khwai | ฿10.00M | 4.0% | 5.00% | █████ | Highest | Premium Ari; brand resale | In custom |
| 7 | ██████████ | Thonglor / Ekkamai | ฿6.19M | 4.0% | 4.15% | █████ | Highest | Brand-prestige; vacancy 4-5% | In custom |
| 8 | ██████████ | Thonglor / Ekkamai | ฿8.50M | 4.0% | 3.06% | █████ | Highest | Premium Thonglor; growth lever priced in | In custom |
| 9 | ██████████ | Thonglor / Ekkamai | ฿9.50M | 4.0% | 6.47% | █████ | Highest | Highest yield in Thonglor band | In custom |
| 10 | ██████████ | Thonglor / Ekkamai | ฿4.86M | 4.0% | 6.68% | █████ | Highest | Cheapest brand Thonglor; dual qualifier | In custom |
// 05 · The Golden 5
Click to expand → 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 · City-Wide Building Scan
Click to expand → 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 | ██████████ | Thonglor / Ekkamai | ฿554 | ฿72,727 | 9.15% | █████ | Excellent | In custom |
| 2 | ██████████ | Huai Khwang / Cultural | ฿437 | ฿59,500 | 8.82% | █████ | Excellent | In custom |
| 3 | ██████████ | Ratchada / Rama 9 | ฿422 | ฿57,595 | 8.80% | █████ | Excellent | In custom |
| 4 | ██████████ | Huai Khwang / Cultural | ฿515 | ฿71,429 | 8.65% | █████ | Excellent | In custom |
| 5 | ██████████ | On Nut / Bang Chak | ฿262 | ฿37,500 | 8.37% | █████ | Excellent | In custom |
| 6 | ██████████ | Asoke / Phrom Phong | ฿804 | ฿115,392 | 8.36% | █████ | Excellent | In custom |
| 7 | ██████████ | Huai Khwang / Cultural | ฿357 | ฿51,471 | 8.33% | █████ | Excellent | In custom |
| 8 | ██████████ | Thonglor / Ekkamai | ฿455 | ฿66,458 | 8.21% | █████ | Excellent | In custom |
| 9 | ██████████ | Asoke / Phrom Phong | ฿738 | ฿109,667 | 8.07% | █████ | Excellent | In custom |
| 10 | ██████████ | Silom / Sathorn | ฿544 | ฿81,667 | 7.99% | █████ | Very good | In custom |
| 11 | ██████████ | On Nut / Bang Chak | ฿539 | ฿82,609 | 7.83% | █████ | Very good | In custom |
| 12 | ██████████ | Thonglor / Ekkamai | ฿596 | ฿90,698 | 7.88% | █████ | Very good | In custom |
| 13 | ██████████ | Thonglor / Ekkamai | ฿483 | ฿74,074 | 7.83% | █████ | Very good | In custom |
| 14 | ██████████ | Ratchada / Rama 9 | ฿403 | ฿62,727 | 7.71% | █████ | Very good | In custom |
| 15 | ██████████ | Asoke / Phrom Phong | ฿485 | ฿75,758 | 7.69% | █████ | Very good | In custom |
| 16 | ██████████ | Asoke / Phrom Phong | ฿475 | ฿74,545 | 7.65% | █████ | Very good | In custom |
| 17 | ██████████ | Ratchada / Rama 9 | ฿481 | ฿75,556 | 7.64% | █████ | Very good | In custom |
| 18 | ██████████ | Ratchada / Rama 9 | ฿412 | ฿65,000 | 7.61% | █████ | Very good | In custom |
| 19 | ██████████ | Silom / Sathorn | ฿784 | ฿123,846 | 7.59% | █████ | Very good | In custom |
| 20 | ██████████ | Silom / Sathorn | ฿509 | ฿80,377 | 7.59% | █████ | Very good | In custom |
| 21 | ██████████ | Asoke / Phrom Phong | ฿783 | ฿123,896 | 7.59% | █████ | Very good | In custom |
| 22 | ██████████ | Asoke / Phrom Phong | ฿611 | ฿96,667 | 7.59% | █████ | Very good | In custom |
| 23 | ██████████ | Rama 3 | ฿425 | ฿67,213 | 7.59% | █████ | Very good | In custom |
| 24 | ██████████ | Thonglor / Ekkamai | ฿590 | ฿93,478 | 7.58% | █████ | Very good | In custom |
| 25 | ██████████ | Siam / Chit Lom | ฿644 | ฿102,260 | 7.56% | █████ | Very good | In custom |
| 26 | ██████████ | Asoke / Phrom Phong | ฿443 | ฿70,408 | 7.55% | █████ | Very good | In custom |
| 27 | ██████████ | On Nut / Bang Chak | ฿485 | ฿77,200 | 7.54% | █████ | Very good | In custom |
| 28 | ██████████ | Silom / Sathorn | ฿788 | ฿126,316 | 7.49% | █████ | Very good | In custom |
| 29 | ██████████ | On Nut / Bang Chak | ฿511 | ฿82,000 | 7.48% | █████ | Very good | In custom |
| 30 | ██████████ | Asoke / Phrom Phong | ฿733 | ฿117,857 | 7.47% | █████ | Very good | In custom |
| 31 | ██████████ | Thonglor / Ekkamai | ฿723 | ฿117,073 | 7.41% | █████ | Very good | In custom |
| 32 | ██████████ | Silom / Sathorn | ฿714 | ฿116,667 | 7.34% | █████ | Very good | In custom |
| 33 | ██████████ | Asoke / Phrom Phong | ฿781 | ฿128,205 | 7.31% | █████ | Very good | In custom |
| 34 | ██████████ | Siam / Chit Lom | ฿775 | ฿127,083 | 7.32% | █████ | Very good | In custom |
| 35 | ██████████ | On Nut / Bang Chak | ฿403 | ฿66,667 | 7.25% | █████ | Very good | In custom |
| 36 | ██████████ | Thonglor / Ekkamai | ฿836 | ฿138,710 | 7.23% | █████ | Very good | In custom |
| 37 | ██████████ | Thonglor / Ekkamai | ฿836 | ฿138,710 | 7.23% | █████ | Very good | In custom |
| 38 | ██████████ | On Nut / Bang Chak | ฿481 | ฿79,861 | 7.22% | █████ | Very good | In custom |
| 39 | ██████████ | Thonglor / Ekkamai | ฿814 | ฿135,135 | 7.23% | █████ | Very good | In custom |
| 40 | ██████████ | Asoke / Phrom Phong | ฿660 | ฿110,167 | 7.19% | █████ | Very good | In custom |
| 41 | ██████████ | Asoke / Phrom Phong | ฿870 | ฿146,250 | 7.14% | █████ | Very good | In custom |
| 42 | ██████████ | Siam / Chit Lom | ฿727 | ฿122,807 | 7.10% | █████ | Very good | In custom |
| 43 | ██████████ | Silom / Sathorn | ฿784 | ฿132,653 | 7.09% | █████ | Very good | In custom |
| 44 | ██████████ | Asoke / Phrom Phong | ฿660 | ฿111,864 | 7.08% | █████ | Very good | In custom |
| 45 | ██████████ | On Nut / Bang Chak | ฿404 | ฿68,852 | 7.04% | █████ | Very good | In custom |
| 46 | ██████████ | Bang Na / Srinakarin | ฿291 | ฿49,667 | 7.04% | █████ | Very good | In custom |
| 47 | ██████████ | Bang Na / Srinakarin | ฿291 | ฿49,667 | 7.04% | █████ | Very good | In custom |
| 48 | ██████████ | Siam / Chit Lom | ฿741 | ฿126,761 | 7.02% | █████ | Very good | In custom |
| 49 | ██████████ | Thonglor / Ekkamai | ฿706 | ฿120,690 | 7.02% | █████ | Very good | In custom |
| 50 | ██████████ | 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 · The Raw Workbook
Click to expand → Ships with every report. Every listing analysed for this market, unredacted, a live listing link on every row — ranked by net yield, appreciation and district — so you can verify why the Golden 5 made the Golden 5.
The PDF is the conclusion. The workbook is the evidence: every Bangkok listing that entered the funnel, each with its live listing URL, the full cost-stack math on every row, and separate ranked sheets — by net yield, by appreciation signals, by district. The client can re-sort, re-filter, and challenge any number.
| # | Building | District | m² | Asking | Net math | Listing |
|---|---|---|---|---|---|---|
| 1 | ███████ | Thonglor / Ekkamai | 44 | ฿3.2M | ███ | ↗ |
| 2 | ███████ | Huai Khwang / Cultural | 65 | ฿3.9M | ███ | ↗ |
| 3 | ███████ | On Nut / Bang Chak | 48 | ฿3.2M | ███ | ↗ |
| ⋮ | every listing that entered the funnel — delivered unredacted, with live links | |||||
Illustrative rows, redacted here. The delivered workbook is unredacted — names, math, links, every sheet.
// 08 · How to use
// 09 · Scope & limits
Research, not brokerage. No commission, no introductions. Listing URLs verify; they don’t represent.
Yields are conservative estimates. Net assumes a long-term tenant after every deduction. Not a guarantee.
Dated snapshot. Inventory and FQ availability move. Re-confirm at offer.
// Same engine, different city
The exact same 5-step underwriting, applied to two other markets. Real buildings, real prices, real gross yields — names redacted, same as this one.
Same engine, your budget and your shortlist. The Golden 5, the listing URLs, every line of math — delivered in 5 days.
Commission — $499Or 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.