Riverside · Resale · Magnolia Quality (MQDC)
Magnolias Waterfront Residences (ICONSIAM)
Resale · ICONSIAM riverside · trophy
MQDC's flagship riverside development at ICONSIAM. Direct mall access, marina pier, Magnolias gardens. Tenant pool: long-stay luxury tourists, regional executives.
Photo via magnoliaresidences.com
Khorna Score · proprietary
vs portfolio · solid
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.
Gross rent
160,000 THB
per month, before any fees
Annualised
1,920,000 THB
After 10% mgmt fee
140,800 THB
per month after Maison Siam · 6 months free for new buys
Annualised
1,689,600 THB
Net to you · annual
1,465,884 THB
after mgmt + juristic (60,840 THB) + 10% tax
Per month
122,157 THB
Numbers are estimates based on our underwriting model. Actual rent depends on unit size, floor, view, and timing. Juristic fee uses 65 THB/sqm/month average. Tax assumes 10% effective for Thai-domiciled foreign rental income · treaty crediting against home-country tax may reduce this further. We model your specific situation in the shortlist.
Live market data
What the market actually says about this unit.
DDproperty asking
326k THB/sqm
Median across 169 live listings
-14% vs our underwriting (380k)
Within 800m walk
40 F&B venues
- · 9 gyms · 20 malls
- · 18 schools · 14 hospitals
- · 0 BTS/MRT stations · 6 supermarkets
Google Places (May 2026)
Buyer search demand
200 /mo
Monthly searches for this project name in Thailand.
45¢ 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%
after fees, taxes, voids
Appreciation
6.5%
p.a. (5y projection)
Occupancy
85%
DTV long-stay weighted
TCO foreign
17.5%
all-in over hold
Detail
- Rental estimate
- 160,000 THB · 2-bed furnished
- Management fee
- 12% of rent
- Price range
- 35M to 220M THB
- Price per sqm
- 380,000 THB
- BTS / MRT
- Charoen Nakhon BTS · ICONSIAM Pier
- Unit types
- 2 bed, 3 bed, Penthouse
- Completion year
- 2018
DTV suitability
Strong for premium DTV / LTR. Lifestyle play, walkable to ICONSIAM.
Tags
Returns by unit size
Smaller yields more. Bigger appreciates more.
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
Where it sits.
Brass rings · 5 min (400m) · 10 min (800m) · 15 min (1.2km) walk
Silom
Krung Thon Buri
801m · 10 min walk
Silom
Saphan Taksin
976m · 12 min walk
Silom
Surasak
1029m · 13 min walk
Blue
Hua Lamphong
1394m · 17 min walk
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