Phra Khanong · Off-plan · MQDC
Cloud Eleven Residences
Off-plan · Cloud 11 catalyst · 2028 delivery
Price from
8.2M
Net yield
5.9%
Appreciation
9.2%
p.a.
Khorna Score
B+
64/100
Verdict
FAIR PRICE
Transit
180m
BTS Phra Khanong
MQDC's flagship Cloud 11 mixed-use district · the largest creative-industry development in Bangkok with Disney / Apple / global creator infrastructure adjacent. Phase-1 pricing captures the catalyst before the district matures (2028+).
Khorna Verdict reasoning · refreshed monthly
Solid B-tier (64/100). 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
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
1 bed purchase price · ฿9,870,000 THB
Gross rent
฿63,744
per month, before any fees
Annualised
฿764,928
After Maison Siam (20%)
฿50,995
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿611,942
Net to you · annual
฿521,264
after mgmt + juristic (32,760 THB) + 10% tax
Per month
฿43,439
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
Insufficient 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 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
5.9%
after fees, taxes, voids
Appreciation
9.2%
p.a. · 5y projection
Occupancy
88%
DTV-weighted
TCO foreign
15.8%
all-in over hold
Detail
- Rental estimate
- 44,000 THB · 1-bed furnished
- Management fee
- 20% of rent
- Price range
- 8.2M to 32M THB
- Price per sqm
- 235,000 THB
- BTS / MRT
- 180m to BTS Phra Khanong
- Unit types
- 1 bed, 2 bed, 3 bed
- Expected delivery
- 2028-12-01
- Presale phase
- Phase 1
DTV / LTR fit
Top-tier. Cloud 11 district is engineered for creative-class / DTV / digital-nomad tenants.
Amenities
Tags
Returns by unit size
Smaller yields more. Bigger appreciates more.
Location · BTS / MRT proximity
Where it sits.
BTS Sukhumvit
On Nut
778m · 10min walk
BTS Sukhumvit
Phra Khanong
865m · 11min walk
BTS Sukhumvit
Ekkamai
1644m · 20min walk
BTS Sukhumvit
Bang Chak
1913m · 24min walk
Available inventory · Cloud Eleven Residences
Want the actual unit numbers and pricing?
Price range
8.2M to 32M THB
Foreign quota
Phase-pricing live
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 Cloud Eleven?
We send the full underwriting deck, the current foreign-quota allocation, floor-by-floor unit availability, and our specific recommendation for your situation.