Phrom Phong · Resale · Sansiri (original)
The Pano · 2-bed resale
Resale · in-place lease · Phrom Phong family-size
Price from
16.8M THB
Net yield
5.6%
Appreciation
5.8%
p.a.
Khorna Score
B
55/100
Verdict
FAIR PRICE
Transit
650m
BTS Phrom Phong
Vetted 2-bed resale in Sansiri's Phrom Phong tower. Currently leased to a senior expat family at 55,000 THB until Q4 2026 · day-one cash flow. Owner relocating to Singapore. Larger 88-sqm layout uncommon in newer Phrom Phong builds.
Khorna Verdict reasoning · refreshed monthly
Solid B-tier (55/100). 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 · average
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 · ฿14,898,000 THB
Gross rent
฿86,905
per month, before any fees
Annualised
฿1,042,860
After Maison Siam (20%)
฿69,524
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿834,288
Net to you · annual
฿696,103
after mgmt + juristic (60,840 THB) + 10% tax
Per month
฿58,009
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 (original) · 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.
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
5.6%
after fees, taxes, voids
Appreciation
5.8%
p.a. · 5y projection
Occupancy
92%
DTV-weighted
TCO foreign
14.8%
all-in over hold
Detail
- Rental estimate
- 55,000 THB · in-place lease · 2-bed
- Management fee
- 20% of rent
- Price range
- 16.8M THB
- Price per sqm
- 191,000 THB
- BTS / MRT
- 650m to BTS Phrom Phong
- Unit types
- 2 bed · 88 sqm
- Completion year
- 2014
- Current rental
- 55,000 THB / month, leased through Q4 2026
- Owner hold
- 11 years
DTV / LTR fit
Strong family fit. 88 sqm rare for under 17M THB in Phrom Phong.
Amenities
Tags
Returns by unit size
Smaller yields more. Bigger appreciates more.
Location · BTS / MRT proximity
Where it sits.
BTS Sukhumvit
Phrom Phong
360m · 5min walk
BTS Sukhumvit
Thong Lo
1079m · 13min walk
MRT Blue
Queen Sirikit Convention Centre
1313m · 16min walk
BTS Sukhumvit
Asok
1387m · 17min walk
Available inventory · The Pano · 2-bed resale
Want the actual unit numbers and pricing?
Price range
16.8M 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 Pano?
We send the full underwriting deck, the current foreign-quota allocation, floor-by-floor unit availability, and our specific recommendation for your situation.