Many times, TERRABKK receives private messages asking why their condos aren't selling. Can you help find a buyer or is anyone interested in buying? The truth is, there are buyers out there, but is your price too high? Everyone often insists, "Oh, it's not expensive! I'm selling it at cost!" But how do we determine if it's expensive or not? It's simple. Just go to Google or various property listing websites and search for similar projects that are competing with yours. Check their selling prices, room sizes, and floor levels. You can even call to see if they have sold yet and how long they've been on the market. This will give you a rough idea of what price you should set to sell. But today, you don't need to waste time. If you have a condo for sale in the Phahol-Chatuchak area, the team at TERRABKK has surveyed 10 prominent projects in the area to determine which prices sell and which don't.

Starting with projects launched in 2006, such as Lumpini Ville Phahol-Suthisan and Lumpini Place Phahol-Saphankwai, both launched at prices of only 30,000-40,000 baht per square meter. Ten years later, many units are listed for sale at prices ranging from 75,000 to 95,000 baht per square meter, with the selling price being... not exceeding 85,000 baht per square meter

Next, we look at the Ideo Mix Phaholyothin, which launched in the Phahol-Chatuchak area in 2007 at a price of 80,000 baht per square meter. Currently, units are being sold at prices between 125,000 and 145,000 baht per square meter, with the selling price being... not exceeding 135,000 baht per square meter

Now, let's move to the Jatujak side, where condos are rarely developed near Mo Chit, such as the U Delight at Jatujak, which launched in 2009. At that time, finding a condo near Mo Chit was very difficult, making this project sell out quickly. Currently, the second-hand units are listed at around 85,000-100,000 baht per square meter, with the selling price being... not exceeding 87,000 baht per square meter. This project is interesting because the price that sells and the price that doesn't is quite clear; if it's below 87,000 baht per square meter, it sells quickly, but if it's above that, it may sell but takes longer, with most listings dating back to early 2016.

In 2010, two more projects launched: Onyx Phaholyothin and Rhythm Phahol-Ari, both starting at around 90,000 baht per square meter. However, Onyx Phaholyothin, being closer to the BTS station at Saphan Khwai, currently has second-hand prices higher than Rhythm, at around 140,000-150,000 baht per square meter. However, the team found that only 2 units have sold at 140,000 baht per square meter, while the unsold units have been listed since early 2016. Rhythm's market price is around 120,000-140,000 baht per square meter, but the selling price is 120,000 baht per square meter. From this, readers can see a subtle signal from the Onyx project that its price is approaching that of new projects in the area.

Continuing to 2014 with the project Chapter One the Campus Ladprao, which launched at 87,000 baht per square meter. Currently, the market price is around 95,000-130,000 baht per square meter, with the selling price being... not exceeding 110,000 baht per square meter.

Now, let's talk about the THE LINE family on both the Jatujak and Saphan Khwai sides, which launched a year apart. Starting with the elder sibling, THE LINE Jatujak-Mochit, which shocked everyone with its launch price of 160,000 baht per square meter. Not only that, but it sold out on the day of the pre-sale (let's give a round of applause!). Two years later, those who queued to book are now the ones selling their units at prices between 175,000 and 190,000 baht per square meter, with the selling price being... not exceeding 185,000 baht per square meter (these units have been listed since mid-2016).

Next is the younger sibling, THE LINE Phahol-Pradipat, which just launched last year at a starting price of 135,000 baht per square meter. Currently, some units are being sold at around 165,000 baht per square meter (this price is almost the same for all units), and some have already sold, listed since late last year (but this project still has new units available for sale at 168,000 baht per square meter).

Finally, the last project that launched around the same time as THE LINE is IDEO Phaholyothin-Chatuchak, which debuted at a price of 150,000 baht per square meter. Currently, units are being sold at prices between 155,000 and 170,000 baht per square meter, with the selling price being... not exceeding 160,000 baht per square meter (this project still has new units available for sale at 165,000 baht per square meter).

To summarize, the graph below shows the yellow points as “Price on Launch Day”, the dark red points as “Market Prices”, and the pink-red points as “Actual Selling Prices”.

Seeing this, take a moment to reflect on your own unit. Is it not selling because of the project or the price? The information presented by TERRABKK may not need to be taken at face value, as there are many other factors that can affect a unit's sale, such as direction, floor, view, and decoration. However, TERRABKK encourages everyone selling condos or even houses to survey their competitors and see which prices sell and which don't.