Thonglor · Off-plan · Origin · Major Development
Off-plan · Park Hyatt branded · 2027
Park Hyatt-branded residences in the heart of Thonglor. 200m to BTS, walkable to The Commons + EmQuartier. Hotel-branded operations + Origin / Major delivery track record.
Photo via hyatt.com
Khorna Verdict
WAIT
Strong project (A, 77/100) but market is 46% below our seed · wait for resale stock or a phase-pricing reset.
Confidence · medium · refreshed monthly from live DDproperty + Ahrefs data
Khorna Score · proprietary
vs portfolio · top tier
Six components, weighted to reflect what actually drives foreign-investor outcomes in Bangkok property. Yield + appreciation are 50% of the score. The rest is the data that distinguishes a good unit from a great one. Read the methodology →
Cash yield after fees and taxes
Expected capital gains p.a.
Monthly searches in Thailand
F&B, gyms, malls within 800m
Resale exit speed + BTS access
Track record + balance sheet
Cash flow · what you actually keep
Gross rent
฿200,000
per month, before any fees
Annualised
฿2,400,000
After Maison Siam (20%)
฿160,000
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿1,920,000
Net to you · annual
฿1,673,244
after mgmt + juristic (60,840 THB) + 10% tax
Per month
฿139,437
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
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.
Available inventory · Park Hyatt Residences Bangkok
Price range
45M to 240M THB
Foreign quota
Phase-pricing live
Gated inside · request to unlock
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.
Live market data
DDproperty asking
216k THB/sqm
Median across 24 live listings
-46% vs our underwriting (400k)
Within 800m walk
40 F&B venues
Google Places (May 2026)
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 · Khorna model
Net yield (Y1)
5.5%
after fees, taxes, voids
Appreciation
7.8%
p.a. (5y projection)
Occupancy
90%
DTV long-stay weighted
TCO foreign
17.8%
all-in over hold
Detail
DTV suitability
Premium fit. Hotel-branded ops, lifestyle district. DTV / LTR top-tier.
Tags
Returns by unit size
2 bedFamily + LTR pensioner core. Balance of yield and capital growth.
3 bedFamily expat tenants on long postings. Lower yield, stronger capital growth.
PenthouseTrophy stock. Strongest capital growth, thinnest tenant pool, longest re-let.
Location · BTS proximity · walkability
Brass rings · 5 min (400m) · 10 min (800m) · 15 min (1.2km) walk
Sukhumvit
Thong Lo
0m · 0 min walk
Sukhumvit
Ekkamai
869m · 11 min walk
Sukhumvit
Phrom Phong
1426m · 18 min walk
Sukhumvit
Phra Khanong
1648m · 20 min walk
Request the underwriting
We send the model, comp set, and three follow-on candidates if this one is gone. No spam, no pressure.