Lumpini · Resale · Sansiri
98 Wireless
Resale · trophy asset · Wireless Road
Building · 4 photos
Price from
65M
Net yield
4.8%
Appreciation
6%
p.a.
Khorna Score
A+
81/100
Verdict
BUY NOW
Transit
600m
BTS Phloen Chit
Sansiri's flagship boutique luxury tower on Wireless Road, embassy district. Limestone facade, Italian craftsmanship. Foreign-quota resales rare and command premiums.
Khorna Verdict reasoning · refreshed monthly
Khorna Score A+ (81/100). DDproperty median asking is 28% 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.
· Catalyst-adjacent · One Bangkok · Rama 4 (2026)
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
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.
Unit type · changes the model
2 bed purchase price · ฿42,120,000 THB
Gross rent
฿210,600
per month, before any fees
Annualised
฿2,527,200
After Maison Siam (20%)
฿168,480
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿2,021,760
Net to you · annual
฿1,764,828
after mgmt + juristic (60,840 THB) + 10% tax
Per month
฿147,069
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.
Developer financial health · 2024 56-1 filing
SIRI · SET-listed
Sansiri · the balance sheet check.
Largest pure-play residential developer in Thailand. Conservative leverage, strong margins, deep backlog. Default safe pick for off-plan.
Net D/E
1.05
sector benchmark 1.0-1.5
Transfer rate
96%
completed units transferred
Inventory days
19 mo
unsold completed stock turn
Gross margin
33.5%
pre-tax operating margin
Backlog
65.2B THB
contracted future revenue
Risk view
Default safe
our underwriting stance
Live market data
What the market actually says about this unit.
Area asking median
692k THB/sqm
Median across 24 live market listings
+28.0% vs our underwriting (540k)
Within 800m walk
40 F&B venues
- · 20 gyms · 20 malls
- · 16 schools · 20 hospitals
- · 2 BTS/MRT stations · 12 supermarkets
Google Places (May 2026)
Buyer search demand
2,400 /mo
Monthly searches for this project name in Thailand.
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
4.8%
after fees, taxes, voids
Appreciation
6%
p.a. · 5y projection
Occupancy
90%
DTV-weighted
TCO foreign
16.5%
all-in over hold
Detail
- Rental estimate
- 260,000 THB · 2-bed furnished
- Management fee
- 12% of rent
- Price range
- 65M to 350M THB
- Price per sqm
- 540,000 THB
- BTS / MRT
- 600m to BTS Phloen Chit
- Unit types
- 2 bed, 3 bed, Penthouse
- Completion year
- 2017
DTV / LTR fit
Top-of-market. Tenant pool: ambassadors, regional CEOs, family offices.
Amenities
Tags
Returns by unit size
Smaller yields more. Bigger appreciates more.
Location · BTS / MRT proximity
Where it sits.
BTS Sukhumvit
Phloen Chit
119m · 2min walk
BTS Sukhumvit
Chit Lom
636m · 8min walk
BTS Sukhumvit
Nana
789m · 10min walk
BTS Silom
Ratchadamri
832m · 11min walk
Available inventory · 98 Wireless
Want the actual unit numbers and pricing?
Price range
65M to 350M 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 98 Wireless?
We send the full underwriting deck, the current foreign-quota allocation, floor-by-floor unit availability, and our specific recommendation for your situation.