🏢

Under construction

AP ThaiCondominium🚉 BTS Phra Khanong 🚆 BTS Sukhumvit Line

Life Sukhumvit - Rama 4

LIFE สุขุมวิท - พระราม 4

Sukhumvit - Rama 4 area near BTS Phra Khanong, Khlong Toei, Bangkok · Phra Khanong

Starting from

฿3.49M

27.2-60.2 sqm

2028

✦ 1,054 units, 27.2-60.2 sqm, from ฿2.99M
✦ 550 m to BTS Phra Khanong
✦ 3.8 km to Emporium

Unit types

1BR1BR Plus2BR

Construction progress

18%

Expected completion 2028

Starting from

฿3.49M

Est. rent: ฿14K–฿18K/month

Unit sizes

27.2-60.2 sqm

Price / sqm

฿110K

Total units

1,054

Floors

Completion

2028

District

Phra Khanong

Status

Under construction

🔥 Value analysis

41% below area median

This project (per sqm)฿110K

Area median (per sqm)฿185K

Based on 21 comparable Condominium projects within 5 km.

Official land value here

฿295K per sq.wah

≈ ฿74K per m² of land

District median (Phra Khanong)฿125K

Pricier land than 98% of tracked locations

Official zone appraisal by the Treasury Department (2023-2026 cycle), median of 113 land parcels within 150 m of the project pin. Land value, not unit price; government appraisals typically sit below open-market prices.

What the city plan allows here

High-density residentialY9-26

Floor area ratio (FAR)7

A plot in this zone may hold 7 times its own area in floor space.

Open space required4.5%

Bangkok comprehensive plan, the 2013 regulation in force. These are zone rules, not plot rules: setbacks, road width and the project's own EIA conditions apply on top.

Around the address

109 amenities mapped within 800 m

Cafés & restaurants 74Convenience 17Clinics 5Schools 3Markets 2

Nearest flood point the city monitors: 474 m away. 3 monitored points sit within 1.5 km.

Amenities from OpenStreetMap. Flood points are road locations the BMA drainage department monitors, not a risk rating for this building.

View on AP Thai website ↗

🤖 AI investment score & projected yield

70See the full analysis below ↓

Tracking history

Tracked since August 19, 2026. Price, construction and status are checked every two days.

2026-08-19Price: ฿2.99M → ฿3.49M

AI Investment Insights

/100

Investment score

Location7/10

Value7/10

Developer8/10

Transit8/10

Est. gross rental yield: 4.8–6.2% per yearGrowth outlook: ModerateSuits: Rental investor · Own-stay buyer

Life Sukhumvit - Rama 4 offers solid BTS connectivity and a reasonable entry price in a moderately growing Phra Khanong location, making it attractive for rental-focused investors. However, the early construction stage (18% complete, 2028 completion) and large unit count add timeline and supply-side risk worth weighing.

Strengths

Only 550m from BTS Phra Khanong, offering strong connectivity along the Sukhumvit-Rama 4 growth corridor
AP Thai is a SET-listed developer with a strong track record in transit-oriented condos
Entry price (~฿2.99M, ฿109,900/sqm) is competitive relative to nearby Sukhumvit-adjacent supply
Small efficient unit sizes (27.2-60.2 sqm) are well-suited to rental demand from young professionals

Watch out for

Early-stage construction (only 18% progress) with completion not until 2028 carries execution and timeline risk
Large scale (1,054 units) means significant supply competition at resale/rental within the same project
Small unit sizes limit appeal for families or long-term own-stay buyers seeking space

AI analysis · claude-sonnet-5 · September 29, 2026 · AI-generated analysis based on public data. Not investment advice, verify with the developer before deciding.

🧮 True-cost & yield calculator

For foreign buyers paying cash. Adjust any assumption, estimates only.

✨ Prefilled from this project's AI analysis

Purchase price (฿)Unit size (sqm)Furniture budget (฿)FX transfer cost (%)Sinking fund (฿/sqm)Common fee (฿/sqm/mo)Common fee prepaid (months)Gross rental yield (%)Occupancy (%)Management fee (%)Effective rental tax (%)Annual price growth (%)

Developer splits the 2% transfer fee 50/50

Tax is simplified, confirm with a tax adviser.

Total acquisition cost

฿3.59M

Purchase price฿3.49M

Transfer fee฿35K

Sinking fund฿16K

Common fee prepay฿20K

Furniture฿0

FX transfer cost฿26K

Net annual rental income

฿122K