When an Italian expat living in Asia approached me to invest in Bangkok, the objective was to select a property suitable for longer-term tenants, rather than competing in the most crowded segment of compact one-bedroom units.
I suggested focusing on Bearing, along the Sukhumvit corridor, and specifically on a larger One Bedroom Plus layout offering more flexibility for couples, families and remote workers.
Why BTS Bearing?
The property is located in Bearing, close to True Digital Park and Cloud 11, with BTS Bearing accessible in around five minutes by shuttle, MoveMi or motorbike, and approximately 20 minutes on foot.
The project is a low-rise condominium developed by a high-level developer, combining accessibility to Sukhumvit with a quieter residential environment.
For this investment, the key point was not only location but also unit scarcity. Larger apartments are relatively limited in Bangkok, where much of the new condominium supply is concentrated in smaller layouts.
The Investment
The investor purchased a 45 sqm One Bedroom Plus for:
- €77,931 (2,948,000 THB)
Furniture and interior design added:
- €10,045 (380,000 THB)
Bringing the total investment to:
- €87,977 (3,328,000 THB)
The second room was designed as a flexible space that can work as a child’s room, guest room or home office.
A custom bunk-bed solution allows the room to serve multiple functions, while tenants can also request internal curtains on the doors for additional privacy.
The apartment was further differentiated through wallpaper, carefully selected furniture and a pool view, making it visually stronger than many standard rental units in the same price range.
Market Entry and Results
The property was offered for long-term rental and attracted immediate interest. The complex has a swimming pool, a large gym, coworking space, a meeting room, a supermarket and a large garden.
With the right positioning and marketing, seven viewings were organized within a few days, followed quickly by an offer and immediate deposit.
The apartment was rented for one year to a remote workers foreign couple at:
- €476/month (18,000 THB)
- €5,712/year (216,000 THB)
Management costs are limited to 8% of annual rent, equivalent to one month of rent paid to the rental agent.
ROI Calculation
- Acquisition price: €77,931 (2,948,000 THB)
- Furniture and interior design: €10,045 (380,000 THB)
- Total investment: €87,977 (3,328,000 THB)
- Monthly rental income: €476 (18,000 THB)
- Annual rental income: €5,712 (216,000 THB)
- Gross Yield: 216,000 ÷ 3,328,000 = 6.5% per year
- Net rental income after agency commission: 198,000 THB/year
- Net ROI: 6.0% per year
- Assumed rental growth: 5% per year
- Assumed property appreciation: 4% per year
- Estimated 10-year IRR: 11.23%
The investment thesis here is based on a 10-year horizon, rather than a short-term resale strategy.
The larger layout creates a structural advantage in a market where units above the standard compact one-bedroom format are relatively scarce. At the same time, the flexible second room broadens the tenant pool to couples, families, guests and remote workers.
This case shows how scarcity, unit functionality and tenant positioning can be as important as location. The objective is not simply to maximize the first-year rent, but to hold an asset with relatively limited supply and stronger long-term appreciation potential.