Bangkok · Resale · Pace Development
Park Hyatt Residences Bangkok
Resale · Park Hyatt branded · 2017
Building · 4 photos
Price from
45M
Net yield
5.5%
Appreciation
7.8%
p.a.
Khorna Score
A
76/100
Verdict
WAIT
Transit
200m
BTS Thong Lo
Park Hyatt-branded residences in the heart of Thonglor. 200m to BTS, walkable to The Commons + EmQuartier. Hotel-branded operations + Origin / Major delivery track record.
Khorna Verdict reasoning · refreshed monthly
Strong project (A, 76/100) but our access price is 46% above current market asks · wait for a phase reset or off-market opportunity.
· Catalyst-adjacent · ICS · ICONSIAM Phase 2 (2027)
Khorna Score · proprietary 100-point ranking
Last refreshed · May 2026 · methodology
vs portfolio · top tier
Six components, weighted by what drives outcomes.
Yield + appreciation are 50% of the score (weighted to what foreign investors actually underwrite). The remaining 50% is liquidity, demand, walkability, and developer quality · the data that distinguishes a good unit from a great one. Same methodology across the entire portfolio · A+ means the same thing in Mandarin Oriental Residences as in Tela Thonglor. Read the full methodology →
Cash yield after juristic, mgmt, tax
Source · Khorna underwriting · 10-year DCF
Expected % p.a. over 5-year hold
Source · Khorna underwriting · area-level baseline + project adjustments
Cash flow · what you actually keep
Gross rent today, after fees, after tax · in your currency.
Unit type · changes the model
2 bed purchase price · ฿31,200,000 THB
Gross rent
฿178,750
per month, before any fees
Annualised
฿2,145,000
After Maison Siam (20%)
฿143,000
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿1,716,000
Net to you · annual
฿1,489,644
after mgmt + juristic (60,840 THB) + 10% tax
Per month
฿124,137
FX rate: 1 THB = 0.0307 THB · refreshed 2026-04-30. Tax assumes 10% effective for Thai-domiciled foreign rental income · treaty crediting against home-country tax often reduces this further.
How Bangkok compares
Net rental yield, prime condo · global capital cities.
TH · Bangkok prime
6%
net yield p.a.
Entry: ~$280K
SG · Singapore prime
2.5%
net yield p.a.
Entry: ~$1400K
HK · Hong Kong prime
2%
net yield p.a.
Entry: ~$2100K
JP · Tokyo prime
4%
net yield p.a.
Entry: ~$800K
UK · London prime
2.5%
net yield p.a.
Entry: ~$1500K
FR · Paris prime
2.5%
net yield p.a.
Entry: ~$900K
US · New York prime
3.5%
net yield p.a.
Entry: ~$1200K
AU · Sydney prime
3%
net yield p.a.
Entry: ~$950K
Bangkok prime delivers 2.4x the net yield of Singapore / Paris / London prime and at roughly a fifth of the entry price. The yield gap is structural · Bangkok is still being priced as a yesterday-Asia city, not the safe-haven capital it has become. See our analysis.
Live market data
What the market actually says about this unit.
Area asking median
216k THB/sqm
Median across 24 live market listings
-46.0% vs our underwriting (400k)
Within 800m walk
40 F&B venues
- · 20 gyms · 19 malls
- · 20 schools · 15 hospitals
- · 1 BTS/MRT station · 10 supermarkets
Google Places (May 2026)
Buyer search demand
Below indexable threshold · this is a quiet/exclusive listing.
Ahrefs (May 2026)
The numbers above are live · pulled from public listings, Google Places, and Ahrefs search-volume data, refreshed monthly. We do not invent comps or wave away weak signals.
Underwriting · the numbers
What we model before shortlisting.
Net yield Y1
5.5%
after fees, taxes, voids
Appreciation
7.8%
p.a. · 5y projection
Occupancy
90%
DTV-weighted
TCO foreign
17.8%
all-in over hold
Detail
- Rental estimate
- 200,000 THB · 2-bed furnished
- Management fee
- 12% of rent
- Price range
- 45M to 240M THB
- Price per sqm
- 400,000 THB
- BTS / MRT
- 200m to BTS Thong Lo
- Unit types
- 2 bed, 3 bed, Penthouse
Returns by unit size
Smaller yields more. Bigger appreciates more.
Location · BTS / MRT proximity
Where it sits.
BTS Sukhumvit
Thong Lo
0m · 0min walk
BTS Sukhumvit
Ekkamai
869m · 11min walk
BTS Sukhumvit
Phrom Phong
1426m · 18min walk
BTS Sukhumvit
Phra Khanong
1648m · 20min walk
Available inventory · Park Hyatt Residences Bangkok
Want the actual unit numbers and pricing?
Price range
45M to 240M THB
Foreign quota
Status updated weekly
Gated inside · request to unlock
- · Currently available units (specific floor + unit numbers)
- · Exact asking prices per unit
- · Floor plans and unit dimensions
- · Foreign-quota allocation by unit
- · Phase pricing trajectory + best-value picks
- · Direct developer / owner contact path
Why we gate this · unit-level inventory changes weekly. We send you the version that's live this week, with our active recommendation on which unit fits your profile. No sales pressure, no copy-paste reply · Alexandre or Etienne respond directly within 24 hours.
Talk to us
Want a deeper look at Park Hyatt?
We send the full underwriting deck, the current foreign-quota allocation, floor-by-floor unit availability, and our specific recommendation for your situation.