Iris Westgate Bangyai

Iris Westgate Bangyai is located in Bang Rak Phatthana, Bang Bua Thong, Nonthaburi 11110, in a residential area near the Westgate zone with convenient access to Kanchanaphisek Road and Rattanathibet Road. The project is a Low Rise condominium comprising 8 residential buildings, each 8 storeys high, with approximately 1,879 units in total and parking space for around 30% of the units.

Unit types include studio, 1-bedroom, and 2-bedroom layouts, with sizes starting from about 22-45 square meters, suitable for both owner-occupiers and investors seeking rental demand. Facilities include a swimming pool, fitness room, landscaped garden, on-site shops, and common areas for daily living. The security system includes 24-hour security guards, key card access, and CCTV surveillance.

The project was completed around 2016 and developed by Iris Group, with juristic management in place to oversee common area maintenance and daily operations. A key location advantage is its proximity to the MRT Purple Line, Khlong Bang Phai Station, at approximately 2.5 kilometers. It is also close to Central Westgate, IKEA Bang Yai, local markets, and employment hubs in the Bang Bua Thong area. For a nearby project comparison, see Sammakorn S9 Condominium.

Iris Westgate Bangyai (Bang Rak Phatthana, Bang Bua Thong) remains a budget-friendly condo in 2026, supported by rental demand from commuters using MRT Purple Line. The project is about 3.2 km from MRT Talad Bang Yai and around 3.8 km from MRT Sam Yaek Bang Yai, which helps keep occupancy stable even when the resale market is not overly aggressive.

• Resale price per unit (1-bedroom 26-30 sq.m.): THB 1.35-1.65 million
• Average price: ~THB 55,000 per sq.m. (range 50,000-60,000)
• Average rent: THB 6,500-7,500 per month (basic furnishing)

Rental Yield (gross) quick math: buy at THB 1.50M and rent at THB 7,000 per month - annual rent = 7,000 x 12 = THB 84,000. Yield = 84,000 / 1,500,000 = 5.6% per year. This level is relatively attractive for the Westgate corridor, where rents tend to move slowly but entry prices are more stable.

Capital Gain outlook: assuming a modest market appreciation of 2-3% per year from 2024-2025 levels, 2026 upside is likely moderate rather than sharp, roughly THB 30,000-45,000 per unit per year. The better strategy is to secure a unit below market price, prioritize good condition and easy access to the Westgate retail and employment area, and treat the asset primarily as a yield play instead of a short-term flip.