What it costs to own at TC Green Rama 9, and what the rent numbers say

The asking price is the number people look at first. The numbers that stay with you for a decade are the monthly costs and the ones that land on transfer day. This piece puts both sides of TC Green Rama 9 in one place, the costs and the rent, so you can run the arithmetic yourself before booking a viewing.

Start with the firmest figures. The common fee is 35 baht per square metre per month, which works out at about 2,065 baht a month for a 59 sqm unit. The other project charge is the sinking fund, 350 baht per square metre paid once at transfer, about 20,650 baht for the same unit. Both are set by the project rather than negotiated between buyer and seller.

We put these out in the open because a buyer who has done the full arithmetic early decides faster and does not have to reopen the negotiation a week before transfer.

The monthly bill and the sinking fund

Thirty-five baht per square metre per month is a sensible level for a project with two pools, a gym, a sauna, a ground-level garden and round-the-clock security. Having 1,760 units to spread the running costs across helps, which is an advantage buyers rarely count. Beyond the common fee, the recurring costs are metered water and electricity and whichever internet package you choose.

Common fee

35 baht per sqm per month

Common fee on 59 sqm

About 2,065 baht a month

Sinking fund

350 baht per sqm, one-off

Sinking fund on 59 sqm

About 20,650 baht

Government appraisal, Phase 1

59,500 to 75,800 baht per sqm

Government appraisal, Phase 2

60,800 to 78,800 baht per sqm

What happens on transfer day

The fees the Land Department charges are calculated from the government appraisal value, not from the sale price. In the Treasury Department 2024 cycle, residential units in this project are appraised at 59,500 to 75,800 baht per square metre in Phase 1 and 60,800 to 78,800 baht per square metre in Phase 2. The range reflects differences in floor, tower and layout.

• Transfer fee, 2 percent of the appraised value
• Specific business tax at 3.3 percent, or stamp duty at 0.5 percent, depending on how long the seller has held the unit
• Withholding tax, calculated under Revenue Department rules
• Sinking fund of 350 baht per sqm, paid to the juristic person
• Common fee in advance, as the juristic person requires

In practice these taxes and fees are commonly split between buyer and seller, or folded into the price negotiation. There is no fixed formula. What matters is writing into the contract who pays what, then waiting for the actual figures from the Land Department on the day, because the final calculation comes from that unit paperwork at that moment rather than from an estimate made in advance.

What the building rents for

On the income side, the rental market inside the project is steady and well documented, because there are always units being let. Studios of 28 to 33 sqm let at 12,000 to 12,500 baht a month. One-bedrooms of 30 to 42 sqm run from 12,000 to 20,000 baht, with most of the market sitting at 15,000 to 15,700. Two-bedrooms of 53 to 62 sqm run 20,000 to 30,000 baht, with a typical figure around 24,750.

• Studio, 28 to 33 sqm: 12,000 to 12,500 baht a month
• One bedroom, 30 to 42 sqm: 12,000 to 20,000 baht, typically 15,000 to 15,700
• Two bedrooms, 53 to 62 sqm: 20,000 to 30,000 baht, typically about 24,750

What the yields say

Set those rents against asking prices in the project and gross yields land at about 6.2 to 6.7 percent a year on a one-bedroom and about 5.7 to 5.8 percent on a 59 sqm two-bedroom. These are gross figures, before the common fee, land and building tax, maintenance and vacant months.

The reason one-bedrooms come out ahead is not that they rent better. It is that two-bedroom asking prices in this building carry a per-square-metre premium while rent does not rise in the same proportion. Tenants do pay more for the second bedroom, just less than a buyer pays to acquire that space. The pattern is common across Bangkok condominiums rather than particular to this project.

Asking prices across the project

For anyone who wants the whole-project picture, across 126 live sale listings owners are asking between 57,239 and 120,482 baht per square metre, with a median of 79,394. Looking only at two-bedrooms of 53 to 61 sqm, the median is 86,966 baht per square metre.

A range that wide is not unusual. Price per square metre inside a single building varies with floor, direction, view, tower, the state of the unit after renovation and what comes with it. A renovated high-floor corner unit and an untouched low-floor unit do not belong on the same line. We publish the figures as information. Deciding which unit is worth it to you is best done after you have stood in it.

Every figure here can be checked against the sources below. For an estimate of transfer-day costs on a specific unit, or to look at lease terms and letting history in the project, contact Honey on 064-135-7958.