Phayathai · Resale · The Creators HQ
Conner Ratchathewi
Resale · in-place lease · ARL-direct
Price from
10.8M THB
Net yield
5.7%
Appreciation
6.2%
p.a.
Khorna Score
A
74/100
Verdict
WAIT
Transit
180m
BTS Ratchathewi · 350m
Vetted 1-bed resale in The Creators HQ's Ratchathewi flagship · completed 2022, currently leased to a corporate-traveller tenant at 38,000 THB until Q4 2026 · day-one cashflow. Owner relocating. Walking access to BTS Ratchathewi + Airport Rail Link Phayathai (25 min to Suvarnabhumi).
Khorna Verdict reasoning · refreshed monthly
Strong project (A, 74/100) but our access price is 11.11111111111111% above current market asks · wait for a phase reset or off-market opportunity.
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 · ฿9,450,000 THB
Gross rent
฿59,063
per month, before any fees
Annualised
฿708,756
After Maison Siam (20%)
฿47,250
all-in mgmt · leasing + ops + tax filing · 6 months free on new builds
Annualised
฿567,005
Net to you · annual
฿480,820
after mgmt + juristic (32,760 THB) + 10% tax
Per month
฿40,068
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.
Area asking median
projected200k THB/sqm
Area-baseline projection · data refresh pending for this listing
-11.1% vs our underwriting (225k)
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 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
5.7%
after fees, taxes, voids
Appreciation
6.2%
p.a. · 5y projection
Occupancy
92%
DTV-weighted
TCO foreign
14.4%
all-in over hold
Detail
- Rental estimate
- 38,000 THB · in-place lease · 1-bed
- Management fee
- 20% of rent
- Price range
- 10.8M THB
- Price per sqm
- 225,000 THB
- BTS / MRT
- 180m to BTS Ratchathewi · 350m to BTS Phayathai (ARL)
- Unit types
- 1 bed · 48 sqm
- Completion year
- 2022
- Current rental
- 38,000 THB / month, leased through Q4 2026
- Owner hold
- 3 years
DTV / LTR fit
Strong DTV / corporate-traveller fit · ARL-direct + dual-BTS walking.
Amenities
Tags
Returns by unit size
Smaller yields more. Bigger appreciates more.
Location · BTS / MRT proximity
Where it sits.
BTS Sukhumvit
Phaya Thai
272m · 4min walk
BTS Sukhumvit
Ratchathewi
347m · 5min walk
ARL
Phaya Thai (ARL)
379m · 5min walk
BTS Silom
National Stadium
975m · 12min walk
Available inventory · Conner Ratchathewi
Want the actual unit numbers and pricing?
Price range
10.8M 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 Conner Ratchathewi?
We send the full underwriting deck, the current foreign-quota allocation, floor-by-floor unit availability, and our specific recommendation for your situation.