Bangkok · Resale · Sansiri (original)
The Aguston Sukhumvit 22 · 2-bed resale
Resale · 95 sqm · refurb candidate
Price from
13.5M THB
Net yield
5.6%
Appreciation
4.5%
p.a.
Khorna Score
B+
66/100
Verdict
FAIR PRICE
Transit
500m
MRT Queen Sirikit National Convention Centre
Mature 2-bed resale on the Sukhumvit 22 / Rama 4 fringe · 95 sqm of usable space at substantially lower per-sqm price than newer Asok / Phrom Phong builds. Currently leased to an executive at 48,000 THB until Q2 2026. Refurb-mode candidate (see /buy-old-refurbish-bangkok).
Khorna Verdict reasoning · refreshed monthly
Solid B-tier (66/100). Our access price is roughly aligned with market · acceptable if your priorities fit the area + spec.
Khorna Score · proprietary 100-point ranking
Last refreshed · May 2026 · methodology
vs portfolio · solid
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
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 · ฿11,076,000 THB
Gross rent
฿64,610
per month, before any fees
Annualised
฿775,320
After Maison Siam (20%)
฿51,688
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿620,256
Net to you · annual
฿503,474
after mgmt + juristic (60,840 THB) + 10% tax
Per month
฿41,956
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
projectedInsufficient live listings · we operate from direct developer data.
Within 800m walk
Amenity data syncing.
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
5.6%
after fees, taxes, voids
Appreciation
4.5%
p.a. · 5y projection
Occupancy
88%
DTV-weighted
TCO foreign
14%
all-in over hold
Detail
- Rental estimate
- 48,000 THB · in-place lease · 2-bed
- Management fee
- 20% of rent
- Price range
- 13.5M THB
- Price per sqm
- 142,000 THB
- BTS / MRT
- 500m to MRT Queen Sirikit National Convention Centre
- Unit types
Returns by unit size
Smaller yields more. Bigger appreciates more.
Location · BTS / MRT proximity
Where it sits.
MRT Blue
Khlong Toei
210m · 3min walk
MRT Blue
Queen Sirikit Convention Centre
497m · 6min walk
MRT Blue
Lumphini
1023m · 13min walk
BTS Sukhumvit
Asok
1519m · 19min walk
Available inventory · The Aguston Sukhumvit 22 · 2-bed resale
Want the actual unit numbers and pricing?
Price range
13.5M 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 The Aguston?
We send the full underwriting deck, the current foreign-quota allocation, floor-by-floor unit availability, and our specific recommendation for your situation.