Not a teaser — the whole structure. 9 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.
// 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. 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 − 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% | ████ | 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 · Top 10 by Net ROI
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 | 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 · 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 | 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 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 | 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 · 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 — same blur policy 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.