Phayathai · New build · Sansiri
XT Phayathai
New build · ARL access · value entry
Sansiri's XT line. 100m to BTS Phayathai with direct Airport Rail Link. Best-positioned for DTV holders flying frequently. Value entry at the lower end of central Bangkok.
Photo via sansiri.com
Khorna Verdict
WAIT
Strong project (A+, 92/100) but market is 23% 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
How we score this unit · the breakdown.
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 today, after fees, after tax · in your currency.
Gross rent
฿32,000
per month, before any fees
Annualised
฿384,000
After Maison Siam (20%)
฿25,600
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿307,200
Net to you · annual
฿221,724
after mgmt + juristic (60,840 THB) + 10% tax
Per month
฿18,477
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.
Available inventory · XT Phayathai
Want the actual unit numbers and pricing?
Price range
8M to 19M THB
Foreign quota
14 units available
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.
Live market data
What the market actually says about this unit.
DDproperty asking
154k THB/sqm
Median across 35 live listings
-23% vs our underwriting (200k)
Within 800m walk
40 F&B venues
- · 20 gyms · 20 malls
- · 20 schools · 20 hospitals
- · 2 BTS/MRT stations · 5 supermarkets
Google Places (May 2026)
Buyer search demand
4,500 /mo
Monthly searches for this project name in Thailand.
60¢ CPC · advertisers paying for this name
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
The numbers, audited.
Net yield (Y1)
5.6%
after fees, taxes, voids
Appreciation
6.5%
p.a. (5y projection)
Occupancy
90%
DTV long-stay weighted
TCO foreign
14.8%
all-in over hold
Detail
- Rental estimate
- 32,000 THB · 1-bed furnished
- Management fee
- 10% of rent
- Price range
- 8M to 19M THB
- Price per sqm
- 200,000 THB
- BTS / MRT
- 100m to BTS Phayathai · ARL airport line
- Unit types
- Studio, 1 bed, 2 bed
- Units available (foreign quota)
- 14
- Completion year
- 2026
DTV suitability
Excellent. ARL access to Suvarnabhumi airport · DTV holders flying every 90 days love this.
Tags
Returns by unit size
Smaller yields more. Bigger appreciates more.
StudioHighest yield, lowest absolute capital growth. Best for cash-flow buyers.
1 bedDTV / digital-nomad sweet spot. Highest demand, fastest re-let.
2 bedFamily + LTR pensioner core. Balance of yield and capital growth.
Location · BTS proximity · walkability
Where it sits.
Brass rings · 5 min (400m) · 10 min (800m) · 15 min (1.2km) walk
Sukhumvit
Phaya Thai
0m · 0 min walk
ARL
Phaya Thai (ARL)
109m · 2 min walk
Sukhumvit
Ratchathewi
607m · 8 min walk
Sukhumvit
Victory Monument
979m · 12 min walk
Request the underwriting
Want the full XT Phayathai deck?
We send the model, comp set, and three follow-on candidates if this one is gone. No spam, no pressure.