If you are interested in being informed of the Pattaya real estate market, you will want to read this. Whether you want to buy, sell or rent a condo or house in Pattaya, this is a must read. New project announcements and updates are provided, and look carefully for great resale values. Click to translate to your preferred language.
Properties offering rental guaranty - a good investment or just a gimmick?
In recent months, we have written that we expect to see Chinese property investors start to buy in larger numbers in Pattaya in the coming years. In anticipation of this several developers have devised rental guaranty programs which apparently are popular with Chinese investors in other countries. Are such rental guaranty offers good, sound investments?
One well known developer on Pratumnak Hill offers 10% rental guaranty on all their projects for 5 years. Other projects in the area offer as high as 10% guaranty for 10 years. Are rental guaranty programs like these too good to be true? I believe the answer is "yes, too good to be true".
When evaluating whether an investment property offering a high rental guaranty is a sound, safe investment, always ask the following questions:
How does the market value of the property compare to similar units in the same neighborhood?
Does the rent amount required to satisfy the guaranty amount reflect market rental prices?
Given expected future demand for rental properties of this type in this neighborhood, is it feasible that the occupancy rates will be high?
Has this developer offered similar programs in the past? What is their track record in paying investors?
The guaranty amount is normally a gross amount. What is the amount for maintenance and other costs?
If I prefer to pass on the guaranty program, what is the cash price?
What reserve amount will be set aside by the developer to fund the rental guaranty program?
Have you calculated the total cost to acquire the investment property?
Don't be fooled - do the math carefully
In my opinion, the best rental guaranty is when you have a long-term, happy tenant in place. You know what to expect in rent and normal expenses each month, so it is easy to calculate your net yield and ROI associated with your investment.
The investment basis of your property is a critical number for you to be aware of. The "guaranty" percentage is applied to your purchase price. Your investment is actually higher than the purchase price; you need to add transfer tax, sinking fund and other up front costs to the purchase price in order to calculate an accurate return on investment (ROI).
I'm not saying that rental guaranties are bad. On the contrary some are interesting and worth some consideration. A recent example is a Pattaya city center project which is nearing completion. One of the buildings is a hotel, and the hotel operator expects to have a need for overflow rooms. The developer has offered a 7% rental guaranty on remaining units as a result. In addition to the rental guaranty, buyers also get a turnkey unit and 3 free nights stay in the hotel each year.
The image above says it all. As always it is prudent to exercise common sense in considering investment offers that appear to be too optimistic; and don't be greedy.
As a seasoned real estate agent here in Pattaya, if you choose us to assist you with your pro[perty search, we'll help you consider all factors in making a decision.
The Base: "You're 5 minutes walk to everywhere"
The first thing that comes to mind when one thinks of The Base Pattaya is location and convenience. Ditch the car and slip on your walking shoes. Go due west for 5 minutes and you're at Pattaya Beach.5 minutes south and you're at Avenue Mall. A brisk 5 minute walk and you're at Central Festival. And we almost forgot to mention that soi LK Metro is just around the corner and Walking Street is also close by. So enjoy the nightlife and make your way home without worry.
Sansiri service and quality can't be beat For Thais and foreigners alike, when property buyers hear the name Sansiri there is an immediate sense of trust. Since their first project completion in Hua Hin in 1988 Sansiri has delivered dozens of projects around Thailand. With 50 condo and 27 detached home projects currently underway, you begin to get a sense of Sansiri's size, scale and capabilities.
The value of a property is largely driven by the quality of building maintenance and resident services. As with all Sansiry projects, The Base owners will benefit from well maintained buildings and facilities, property management and concierge services, and Sansiri Family privileges and member benefits.
Units are sold complete with furniture package
All units at The Base Pattaya are sold with furniture package including the following:
Fully fitted kitchen and bath room
Built in wardrobe, built in side table
Built in 5 foot bed with mattress
TV cabinet in bed room and living room
Sofa, coffee table, dining table and chairs
Air conditioning unit in bed rooms and lounge
Developer: Sansiri PLC Rating: Luxury Average price: 104,000 / sqm Other developer projects: dozens of successful condo and house project completions across Thailand Location: Pattaya 2nd RoadScale: high-rise condo Land size: 3 rai # of buildings: 2 # of floors: 31 # of residences: 1,112 Status: under construction Completion: Q2 2016
Developer sold out in days - only resales available!
In case you're not aware, Sansiri sold this project out within days after the initial launch severl years ago. The only way to buy into this project is to find resale contracts from private sellers. We have worked hard to obtain quality resale contracts, so contact us for the best availability on the market today. Don't wait or you'll be disappointed.
Investors - we need well positioned units at The Base
If you were an early investor at The Base, please contact us if you want to resell your contract. We have many prospective buyers looking to buy realistically priced units in this building. With the USD at a 10-year high now could be a good time to sell your property.
+6689-685-2198 Line: bigmangomike
We've been hard at work sourcing some exceptional properties for our clients. You will see some of the best values on the market today. I hope you like what you see here.
Why I like it:This brand new house is light, bright, modern and has a private swimming pool. Location is up and coming Huay Yai, close to Utapao Airport which is being expanded. The same house 10 minutes north of this location would sell for several million baht more. Take advantage of this "summer sale" and use the 350,000 baht savings for furniture and electronics.
Why I like it: This Foreign quota studio at Nova Mirage is available for a ridiculous low price. Ok so it has a "vintage" TV, and maybe could stand for some other updates. But who cares at this price? You're all in cost will be not more than 2 million THB, and you can lock in on investment returns of approximately 8%. Or buy as a modestly priced residence for yourself.
Why I like it: The name Northshore Condo is synonymous with luxury. This north facing unit is fully and tastefully furnished. Until just days ago, a corporate tenant has been happily renting here so it is now available for sale and rent. The Pattaya Beach Road location is central and only steps to the beach. You'll love the sea views from the unit and the 5-star amenities of this building.
Why I like it: Nicely renovated, fully furnished house is ready to move in. Located in a secure estate on Pattanakarn Rd. this home is in pristine condition. Fully furnished, 4 aircons, flat screen TV in every room. The estate has communal pool, tennis, and even a basketball court. All this for only 3.9 million THB, or approximately $110,000 USD.
Why I like it:This condo is a very nice unit in a very nice building. The Axis condo is located at the top of Thappraya Road at the east end to Pratumnak Road. The location is ideal in that it is on the public transportation route about halfway between Pattaya Beach and Jomtien Beach. It also offers convenient access to Pratumnak Hill and area beaches there.
Why I like it:if you're looking for a tidy investment, why not look at this well maintained 2 bed room in this popular East Pattaya gated community? One long-term tenant moved out 2 weeks ago and a new tenant signed a 1-year lease 5 days later. So is the rental history with this house. Try to find conservative investment options with this kind of yield, and you'll choose this one.
Why I like it: As with any off plan project, the closer the project is to completion the stronger the demand for units. We have 2 units in Tower 1 facing inward overlooking the pool. The floor is high enough so you will also enjoy nice sea views from the balcony. These are two of our better positioned resale contracts, and the price for this position is very modest. Don't wait!
Why I like it:If you're a night owl and like to party all night, this is for you. The unit is positioned on the northeast corner, so city view is what you get. And there may be a bit of noise from the bars at LK Metero. But for 30% less for the same unit at the front of the building, and in Foreign quota, it is well worth buying for pricing alone. Especially if you're partying all night at LK Metro!
2 bed pool villa with room to add another bed room
Why I like it:Siam Royal View pool villa under $240,000 USD? Read carefully, this is not a misprint; Big Mango Properties has it! This pool villa is currently configured as a 2 bed room, and could easily be modified to add a 3rd bed room. This estate is arguably Pattaya's most exclusive, rarely available at this price. Sold in Thai Company name, so easy share transfer.
Why I like it:This house has a very homey feel to it, yet it is built like a fortress. With pilings 70% larger than code, 3.5 meter high ceilings, and double brick insulated walls, the place oozes of top quality. Five bed rooms, 7 baths, large lounge with pool table opening onto the poolside terrace, and a home bar, this was built to entertain guests. Oh yes, 1/2 rai of premium land is included.
If you have recently relocated to the Pattaya area or are planning to do so, we still have many good choices for you. The list assembled below is just a small selection of condos and homes we have available for rent in and around Pattaya. Whether you want to rent a condo or a house in Pattaya, check with us for the latest selection
Prime location just steps to Pattaya Beach Road
Also for sale at only 7.9 million THB (52,666 per sqm)
The paint is still drying on this spacious and newly renovated 2 bed room unit located just steps from Pattaya Beach Road and Pattaya 2nd Road. Despite the central location, this building is on a tree lined residential street in the heart of Pattaya Beach. You can walk to dining, shopping, entertainment and public transport.
Both bed rooms are spacious enough to serve as master bed rooms, both have newly renovated en-suite bath room and generous sized wardrobes. The master bed room has a new mattress valued at over 60,000 THB, so you're assured of a good night's sleep.
You will love the living room, furnished with a brand new sofa and lounge chair. The lounge nicely blends the new, modern furniture with more traditional teak wood furniture. There is also a large flat screen TV provided for your viewing pleasure.
If you like to entertain guests, the fully fitted kitchen has western oven, cooking hob and everything you need to create a delicious gourmet meal. Your guests can spread out and enjoy their meal at the 8-seat dining table on the newly upholstered chairs.
If you are considering buying a condo, this unit is also for sale at only 7.9 million THB. Replacement cost for real estate in this prime location is well over twice the cost. Why not lease for a year and try before you buy?
Northshore 268 sqm, 3 bed, 120,000 / month
Tightly held front 3 bed room unit
This month's "New Projects News" will be short and sweet. One reason is there have been no interesting project launches lately. This is in part because buyers are more cautious about buying projects that have not begun construction. Many prefer to buy new builds that are further along or nearing completion.
City Garden Pratumnak is well on it's way to completion
Global Top are quietly nearing completion on another luxury condo, this one located on Pratumnak Hill near Cosy Beach. With two 8-story buildings and 157 units, this will be a nice resort style condo.
Golden Tulip Residence by Tulip Group is surging ahead
Although The Base got the nod for this month's featured project, Tulip Group's Golden Tulip Residence also deserves mention as a quality project. With 6 condo blocks and a 200 key hotel, and the ever popular Soi Buakhao steps away, this is an ideal project for those who want to be in the center everything. As I write this, only 120 sqm of foreign quota remain, so be quick to reserve your unit.
The photos which follow were taken from The Base construction site yesterday. As you'll see, the buildings are now topped off. The scheduled completion date of Q2 2016 looks very real based on these photos. Contact us for the best units.
"Summer sale" at The Huay Yai Riverside - 550 - 900K discount
Last month we referenced Huay Yai as an up and coming neighborhood. One of the hidden gems in Huay Yai is The Huay Yai Riverside, a small community of only five private homes.
Buy now and receive a discount of 550K to 900K Thai Baht. Only 5 homes to choose from, so don't wait. 7% rental guaranty for 3 years
Centara Avenue Residence & Suites will be ready to move in by end of this year. Location of this project is in the center of Pattaya Beach just off of Soi Buakhao, and the project includes a 4-star hotel with all the usual services and amenities.
Remaining units are available for sale and will include the following promotion:
7% rental guaranty for 3 years
Free furniture package, inclusive of electronics, curtains & appliances.
First year maintenance fee paid by the developer.
7 nights free at the Centara Avenue Hotel for the next 3 years
Big Mango Properties is preferred agent for all projects featured here as well as many others. We are authorized to sell for all the major developers, so contact us if there is a project you're interested in that is not featured here. We also have the best resale contracts in these and many others on the market today in Pattaya.
Living in Thailand for as long as I have now, I have come to respect this country as being very resilient. Despite the tragic events in Bangkok earlier this month, life is marching on. As always, people here stop and reflect on events of the day, and then continue forward. Friends who've been coming here for years every winter are still booking their flights. There are some good values out there for airfares and hotels, so why not visit us and find out what makes Thailand and Pattaya such a special place to visit?
It is truly amazing how quickly time flies. We've been in our "new" East Pattaya office for over a year now, and neighbors now know us and are listing more quality homes with us. If you live in the area and want to sell or rent your home or condo, stop by to see us. We've just hung new signs and improved the positioning so it's easier to see and find us. Come on in for a cup of coffee next time you're around.