Sathorn · Resale · Asian Property Development (original)
The Empire Place · 2-bed resale
Resale · 95 sqm · in-place lease · refurb candidate
Price from
17.5M THB
Net yield
5.5%
Appreciation
4.8%
p.a.
Khorna Score
A
72/100
Verdict
BUY NOW
Transit
190m
BTS Chong Nonsi
Vetted 2-bed resale in The Empire Place · BTS Chong Nonsi within 200m. 95 sqm of family-grade space rare in newer Sathorn builds at this price point. Currently leased to a senior banking expat at 62,000 THB until Q1 2027. Refurb-mode candidate.
Khorna Verdict reasoning · refreshed monthly
Khorna Score A (72/100). DDproperty median asking is 54.891304347826086% 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.
Unit type · changes the model
2 bed purchase price · ฿14,352,000 THB
Gross rent
฿82,225
per month, before any fees
Annualised
฿986,700
After Maison Siam (20%)
฿65,780
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿789,360
Net to you · annual
฿655,668
after mgmt + juristic (60,840 THB) + 10% tax
Per month
฿54,639
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
projected285k THB/sqm
Area-baseline projection · data refresh pending for this listing
+54.9% vs our underwriting (184k)
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
5.5%
after fees, taxes, voids
Appreciation
4.8%
p.a. · 5y projection
Occupancy
90%
DTV-weighted
TCO foreign
14.6%
all-in over hold
Detail
- Rental estimate
- 62,000 THB · in-place lease · 2-bed
- Management fee
- 20% of rent
- Price range
- 17.5M THB
- Price per sqm
- 184,000 THB
- BTS / MRT
- 190m to BTS Chong Nonsi
- Unit types
- 2 bed · 95 sqm
- Completion year
- 2009
- Current rental
- 62,000 THB / month, leased through Q1 2027
- Owner hold
- 15 years
DTV / LTR fit
Senior expat / family fit. Larger layouts than newer Sathorn builds.
Amenities
Tags
Returns by unit size
Smaller yields more. Bigger appreciates more.
Location · BTS / MRT proximity
Where it sits.
BTS Silom
Chong Nonsi
98m · 2min walk
BTS Silom
Saint Louis
630m · 8min walk
BTS Silom
Sala Daeng
854m · 11min walk
MRT Blue
Si Lom
924m · 12min walk
Available inventory · The Empire Place · 2-bed resale
Want the actual unit numbers and pricing?
Price range
17.5M 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 Empire?
We send the full underwriting deck, the current foreign-quota allocation, floor-by-floor unit availability, and our specific recommendation for your situation.