Bangkok · New build · Pruksa Real Estate
The Esse Asoke
New build · pet-friendly · 9 foreign units
Price from
9M
Net yield
6.1%
Appreciation
6.8%
p.a.
Khorna Score
A+
90/100
Verdict
GOOD ENTRY
Transit
150m
BTS Asok
Pet-friendly luxury at Asoke. 150m to BTS / MRT interchange. Pruksa quality with strong management track record. Move-in ready.
Khorna Verdict reasoning · refreshed monthly
Khorna Score A+ (90/100). Our access price is aligned with DDproperty asking · solid entry point at fair value.
Khorna Score · proprietary 100-point ranking
Last refreshed · May 2026 · methodology
vs portfolio · top tier
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
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 · ฿10,710,000 THB
Gross rent
฿71,400
per month, before any fees
Annualised
฿856,800
After Maison Siam (20%)
฿57,120
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿685,440
Net to you · annual
฿587,412
after mgmt + juristic (32,760 THB) + 10% tax
Per month
฿48,951
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
PSH · SET-listed
Pruksa Real Estate · the balance sheet check.
Largest by units (mostly low-rise / suburban). Bangkok prime via The Esse line. Rock-solid for delivery certainty.
Net D/E
0.85
sector benchmark 1.0-1.5
Transfer rate
98%
completed units transferred
Inventory days
14 mo
unsold completed stock turn
Gross margin
30.2%
pre-tax operating margin
Backlog
42.7B THB
contracted future revenue
Risk view
Default safe
our underwriting stance
Live market data
What the market actually says about this unit.
Area asking median
projectedInsufficient live listings · we operate from direct developer data.
Within 800m walk
40 F&B venues
- · 20 gyms · 20 malls
- · 20 schools · 19 hospitals
- · 3 BTS/MRT stations · 4 supermarkets
Google Places (May 2026)
Buyer search demand
1,600 /mo
Monthly searches for this project name in Thailand.
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
6.1%
after fees, taxes, voids
Appreciation
6.8%
p.a. · 5y projection
Occupancy
92%
DTV-weighted
TCO foreign
14.8%
all-in over hold
Detail
- Rental estimate
- 50,000 THB · 1-bed furnished
- Management fee
- 10% of rent
- Price range
- 9M to 22M THB
- Price per sqm
- 255,000 THB
- BTS / MRT
- 150m to BTS Asok
- Unit types
- 1 bed, 2 bed
Returns by unit size
Smaller yields more. Bigger appreciates more.
Location · BTS / MRT proximity
Where it sits.
MRT Blue
Sukhumvit
25m · 1min walk
BTS Sukhumvit
Asok
89m · 2min walk
BTS Sukhumvit
Nana
715m · 9min walk
BTS Sukhumvit
Phrom Phong
1108m · 14min walk
Available inventory · The Esse Asoke
Want the actual unit numbers and pricing?
Price range
9M to 22M THB
Foreign quota
9 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.
Talk to us
Want a deeper look at The Esse?
We send the full underwriting deck, the current foreign-quota allocation, floor-by-floor unit availability, and our specific recommendation for your situation.