Focus at Ploenchit

Gross rental yield at Focus at Ploenchit is 4.69%, computed as (12 × median monthly rent) ÷ median sale price across our active listings. Versus the current Thai MRR of 7.10%, that is a -2.41pp spread. This is a pre-tax, pre-vacancy figure — net yield is typically 1.5–3pp lower.

Focus at Ploenchit has a RealData Bubble Index of 199 — that is 99% above the median price-per-sqm of the Pathum Wan district, which we classify as bubble suspect.

Focus at Ploenchit sits in a district with a RealData Flood Risk Level of 2/5 — occasional puddling. Risk is district-level, drawn from Bangkok Metropolitan Administration Drainage Department records, JICA reports, and the 2011 great-flood inundation map. Individual buildings may still flood ground-level parking even in lower-risk districts.

Latest WAQI air quality reading near Focus at Ploenchit is 50 — Moderate. This is the index value from the closest World Air Quality Index station; PM2.5 levels in Bangkok swing seasonally and can spike during burn season (Feb–April).

Focus at Ploenchit has a RealData Resale Liquidity Score of 55/100 — liquid — resale demand is healthy. 5% of the for-sale supply we tracked here cleared the market. Listings that sold did so in about 76 days. We compute this by tracking every listing from the day it appears to the day it leaves the market, so it reflects how much supply actually clears and how fast — not just the asking price. It is an availability signal, not a guarantee of sale price.

Focus at Ploenchit sits in a district with a RealData Ground Stability (land-subsidence) level of 2/5 — low (largely stabilised). Bangkok rests on soft marine clay and sank as fast as ~120mm/year in the 1980s from groundwater over-extraction; regulation has since cut inner-city rates to near zero, but the eastern belt and coastal south keep sinking. This is a district-level estimate from published InSAR and groundwater-monitoring studies, and it compounds the same areas' monsoon-flood risk over a 10–20 year horizon — not a per-building survey.

Focus at Ploenchit scores 93/100 on RealData's Retiree Suitability Score — an excellent fit for a retirement-visa buyer. There are 8 hospital/clinics within 1km, and the latest air quality reads 50 AQI. The score weights nearby healthcare and clean air most heavily, then car-free transit access and daily errands — the priorities that matter to retirees rather than young investors.

Every figure is computed from live listing data we re-crawl across hipflat, dotproperty, ddproperty, and fazwaz (daily for Bangkok, weekly for the full Thailand sweep). District medians come from the same dataset, the mortgage benchmark is Bank of Thailand BTWS_STAT, and flood / livability layers are pinned to government and OpenStreetMap sources. We accept no payment from developers and no building can buy its way up a ranking — advertising on this page is sold by a third-party network that never sees the data.