Silom · Resale · Pace Development
Ritz-Carlton Residences MahaNakhon
Resale · branded ultra-luxury · MahaNakhon
Price from
28M
Net yield
5.5%
Appreciation
6.5%
p.a.
Khorna Score
A
74/100
Verdict
BUY NOW
Transit
100m
BTS Chong Nonsi
Iconic 77-storey sky residence with branded Ritz-Carlton service standards. Foreign-quota resales surface periodically. Tenant pool: senior global executives and family offices.
Khorna Verdict reasoning · refreshed monthly
Khorna Score A (74/100). DDproperty median asking is 40% above our access price · this is a rare situation (typically off-market, distressed, or pre-launch quota). We commit to negotiating within 5% of our seed price · or we adjust the verdict.
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
Source · Khorna underwriting · area-level baseline + project adjustments
Monthly TH searches for project name
F&B, gyms, malls, transit within walking distance
Source · Google Places API (NEW) · live data
Inventory type + BTS / MRT proximity
Source · Khorna ruleset · resale + BTS proximity bonus
Track record + balance sheet (SET 56-1)
Refresh cadence
Demand · monthly Ahrefs pull. Walkability · monthly Places refresh. Yield + appreciation · re-run quarterly. Quality · annual SET-filing review.
Same methodology, every unit
We don't tilt scores to favour units we want to sell. The formula is public · weights are public · raw data is auditable on /how-we-score.
Conflict policy
Higher-commission projects don't score higher. We surface conflicts in the underwriting deck if relevant. Score is not influenced by our payout.
Cash flow · what you actually keep
Gross rent today, after fees, after tax · in your currency.
Gross rent
฿150,000
per month, before any fees
Annualised
฿1,800,000
After Maison Siam (20%)
฿120,000
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿1,440,000
Net to you · annual
฿1,241,244
after mgmt + juristic (60,840 THB) + 10% tax
Per month
฿103,437
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.
DDproperty asking
449k THB/sqm
Median across 19 live listings
+40% vs our underwriting (320k)
Within 800m walk
40 F&B venues
- · 20 gyms · 20 malls
- · 20 schools · 20 hospitals
- · 1 BTS/MRT station · 14 supermarkets
Google Places (May 2026)
Buyer search demand
20 /mo
Monthly searches for this project name in Thailand.
Ahrefs (May 2026)
The numbers above are live · pulled from DDproperty 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
6.5%
p.a. · 5y projection
Occupancy
88%
DTV-weighted
TCO foreign
17%
all-in over hold
Detail
- Rental estimate
- 150,000 THB · 2-bed furnished
- Management fee
- 12% of rent
- Price range
- 28M to 280M THB
- Price per sqm
- 320,000 THB
- BTS / MRT
- 100m to BTS Chong Nonsi
- Unit types
- 1 bed, 2 bed, 3 bed, Penthouse
- Completion year
- 2016
DTV / LTR fit
Premium fit. Branded service appeals to wealthy long-stay tenants.
Amenities
Tags
Returns by unit size
Smaller yields more. Bigger appreciates more.
Location · BTS / MRT proximity
Where it sits.
BTS Silom
Chong Nonsi
0m · 0min walk
BTS Silom
Saint Louis
695m · 9min walk
BTS Silom
Sala Daeng
775m · 10min walk
MRT Blue
Si Lom
845m · 11min walk
Available inventory · Ritz-Carlton Residences MahaNakhon
Want the actual unit numbers and pricing?
Price range
28M to 280M 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 Ritz-Carlton Residences?
We send the full underwriting deck, the current foreign-quota allocation, floor-by-floor unit availability, and our specific recommendation for your situation.