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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.
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"Do you have any Russians anxious to sell their property?"
For those of us in the real estate business here in Pattaya, this is one of the most common questions we get. The question does not lend itself to a simple "yes" or "no" answer. Before we answer that question, let’s discuss what’s going on with the value of the Thai Baht relative to select foreign currencies, as this has a stong impact on property sales here. 

Last month Thailand’s central bank cut its one-day bond repurchase rate for a second straight time, reducing it by 0.25% to 1.5%. This along with a 1% drop in the Stock Exchange of Thailand (SET) index have contributed to the Baht

weakening to its lowest level against the US Dollar in over 5 years. Many finance experts believe this weakening is by design, as both exports and domestic consumption are in the midst of a slump and the Finance Ministry is looking for ways to stimulate growth.

While the US Dollar has strengthened by 2% so far this year, the Ruble has gained 18.5% on the Baht during this same period (see chart). Since the end of last year, we have also seen the Pound Sterling grow by about 1.4% against the Baht, while the Euro (-8.1%), Australian (-2.3%) and Canadian Dollars (-3.7%) have all weakened against the Baht.

So what about “desperate” Russians?They are “motivated” sellers, but this is not reserved to just Russians. It is definitely a Buyer’s market, so sellers of all nationalities are more open to offers and creative terms and conditions.

With the gains made by the Ruble so far this year, Russian sellers seem inclined to continue to ride it out. Remember that Jomtien and parts of Pratumnak Hill are areas which have been more popular with Russian buyers at the lower end of the market, where we are seeing the biggest supply in resales. Wongamat has been a popular area for Russians as well, but at the higher end of the market. Owners of these units have been willing to discuss some discounting, but none are giving their properties away.
So “what is selling these days” you may ask? Resale contracts in off plan condos nearing completion have been popular, particularly those in central locations. We have seen exceptionally strong interest in The Base, Centara Avenue Residences, Centric Sea and Unixx condos. These are all located in the central Pattaya and all are from known, branded developers.

Investors have been actively looking for good values which offer rental returns of 7% to 10%. Detached homes and larger sized condos with long term tenants have seen strong demand. Given the  stronger currency values and some softening in prices, smart investors are buying now to lock in a solid return on investment. Investors see these currency trends and understand that further strengthening of foreign currencies may lead to increased demand and increased prices,
 
Unixx Condo South Pattaya

We are also seeing a significant increase in sellers offering favorable terms and conditions. Recent deals have included rent with option to buy, seller financing, and even a swap including a house in exchange for a condo and cash. As it is difficult and expensive for foreigners to obtain financing here, sellers willing to extend private financing find this to be a strong tool which can enable a sale.
 
Bliss House - Huay Yai
Investors have shown strong interest in detached homes over the past several months. There is more demand for such homes from tenants, particularly 3 to 4 bed room homes with private pool priced between 35,000 to 50,000 baht. It is the norm for modern homes in a desirable location convenient to the motorway to be rented within a matter of days of hitting the market. Many properties offered here reflect what is currently in high demand.
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Price reduced by 2.55 million (18%) - below cost!
When it comes to a quality, luxury home such as this award-winning The Vineyard, I normally don't focus on price. But the fact is that at this new price, the home is one of the top values on the market today. There are only 2 other homes for sale at the moment, and this is by far the lowest and most attractively priced of all.
 
Boutique residence & a great family neighborhood
With only 21 luxury homes on 9 rai of land, this is a low density residence. The plot size for this home is just over one-half rai. You will also love the privacy offered by the mature, plush tropical gardens & fruit trees. You will hardly notice that you have neighbors. 

And the Mabprachan neighborhood can't be beat, as you are about halfway between Regent's and Pattana international schools. You are also a short commute to industrial estates in Laem Chabang, Sri Ratcha or Sattahip. If golf is your thing, there are many quality courses just a short drive from your doorstep.

Designed by professional, US-educated architect
The owner and sole resident of this home was trained and educated in the US, and shows in the design and quality of the home. From the distance between the exterior walls to the home, to the steps and the slope leading into the swimming pool, to the height and size of the built in book cases, everything was planned and executed carefully. The developer was so impressed with the design of the pool that it was adopted for later builds in this and other phases of the project.

Room to expand - rooftop terrace and more
A feature I truly appreciate is the rooftop terrace with sala. Seldom used by the owner, this expansive space could easily be converted into a focal point for entertainment, including space for a roof garden, BBQ area, even a game room or putting green.

Developer:
 Bravo Thai Co., Ltd.

Rating:  Exclusive
Other developer projects: The Vineyard II, Vineyard III La Residence, Amaya Hill
Location:  Mabprachan Lake (Pong Municipality)

Scale: Boutique gated estate with only single family homes
Land size: 9 rai

# of homes:   21
Status: ready to move in
Year Completed: 2008
Amenities: 8-meter wide roads, security guard, CCTV, pool and garden mainenance
Maintenance:    35 THB / sqm
This featured home includes:
Land size: 208 talang wah (over one-half rai, 832 sq.m.)
Interior living space: 185 sq.m.
# of bed rooms  - 3
# of bath rooms - 3
Designer furniture throughout (original cost > 1 million THB)
Master bath with Jaccuzzi and indoor & outdoor rain showers
Private pool & mature tropical garden with palm & fruit trees
Rooftop terrace with sala
2-car garage

 
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Now also offered for rent at 90,000 THB / month
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.
 
Call +6689-685-2198 to schedule a viewing
Nern Phabwan Village 3  3 bed, 109 tw, 4.3 M
Also for rent at 20,000 per month
Why I like it: this detached home sits on a double corner plot and has ample room to build an extension, granny fflat or swimming pool. The location is Noern Plabwan Road, yet the estate is quiet and private. The home is currently under renovation with some fresh paint and wallpaper, but the new owner may also do some additional updates to make it feel like home.
Pub & restaurant for rent at 55,000 or sale at 14 MB
Turnkey business, flexible deal structure
Why I like it: If you're serious about operating a restaurant or pub in a good location with lots of passing traffic, this is a fantastic opportunity. This business has been heavily promoted since its opening, and it is currently generating over 600,000 baht per month in gross income. The property is fully equipped with bars, furniture, several TVs, and industrial kitchen. Fully licensed too.
The Urban 1 BR, 52 sqm, 4 Million
Convenient city center location at a nice price
Why I like it: We have a high-floor, city view unit for rent at The Urban, which is conveniently located just off of Pattaya 2nd Road and within easy walking distance to Walking Street and many dining, shopping and entertainment venues. The condo is fully furnished and ready to go. Separate bed room, kitchen area, and balcony with nice city view.
Northshore 1 BR, 78.12 sqm, 7.75 M
Below 100,000 per sqm - solid value
Why I like it: This foreign quota condo is currently the lowest price per sqm in the building. Situated on a moderately high floor, this position offers unblocked, north facing sea views. The unit is sold fully furnished and fitted. Thie Pattaya Beach location is second to none as you are only steps to the beach, dining, shopping and nightlife. This is a very good value at this price.
Unixx  1BR, 34 sqm, 3.35 Million
Nearing completion - walk to Walking Street
Why I like it: Construction on Unixx is moving ahead rapidly, and will be topped off within just a few weeks. Prices will surely increase significantly in the coming months. Now is the time to buy in this Raimon Land condo. Located at the base of "the hill", you can walk to Pattaya Beach or Walking Street, and enjoy the exercise park and walking trails nearby.
Green Field 3 3 bed, 120 sqm, 32 tw, 2.2 M
HURRY - over 20% below normal price
Why I like it: This corner townhouse is 120 square meters in size, sits on 32 square wah plot and located in one of the best developments available in this price range on the popular Soi Siam Country Club Rd. Spacious living area, storage room and a toilet downstairs, three bedrooms and two bathrooms upstairs. Ensuite to master bedroom with jacuzzi bath. 
Zire Wongamat 2 bed, 99 sqm, 11.81 M
Below origiinal purchase price, high floor corner
Why I like it: This "01" unit in Tower A is ideally positioned on a mid level floor offering one of the best views available in the building. The original contract price was 123,000 per sqm, and with discount the price is now a little higher than 119,000 per sqm. Sea views which can never be blocked, Wongamat beach front location and superb amenities make this a true winner.
Jomtien Palace 3 BR,160 sqm,81 tw,  6.9 M
Land & house for price of land only
Why I like it: If you understand land prices in the heart of Jomtien you will understand that you're basically getting a free house at this price. The location is a quiet area just around the corner from Hanumann statue. From here you can walk to Jomtien Beach, the area Thai market or the local supermarket in a few minutes. The baht bus route is also nearby for easy access to Pattaya.
Northpoint 1 BR, 83 sqm,10.87 M
1 bed room in North Tower, foreign quota
Why I like it: This unit is by far the best value for a foreign quota unit at Northpoint. The positioning on a relatively high floor adds to the desirability. Sold fully furnished, you just need to pack your bags and move in. Amenities include private beach access, an array of pools, modern fitness room, tennis courts, and 24-hour security with CCTV. This is pure beachfront luxury.
Siam Royal View 4 BR, 451 sqm, 263 tw, 22.5 M
Similar homes at SRV are priced 32% higher
Why I like it: The original owner in this exclusive East Pattaya gated community has had an occupancy rate of over 95% since he completed construction. Whether as an investment or to serve as your private residence, this home is priced well below current market prices. This fine home is also available for rent at 125,000 baht per month beginning July, 2015.
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

Extreme beachfront luxury at The Cove - 3 bed corner
 
The Cove is home to the elite in the Eastern Seaboard. Positioned at the headlands of Wongamat Beach at the southern end of North Pattaya, this residence is private and secure while also being convenient to services and express roads. From the time you step into the soaring atrium lobby and meander through the grounds to the open air lobby and secure beach front area, you will know this is a special place to live.

This 240 sqm front corner unit enjoys panoramic sea views to Pattaya Bay and the islands. There is a Jacuzzi on the balcony,  The modern design features 3 bed rooms, 3 bath rooms, and modern kitchen with dishwasher, all the kitchen essentials and storage.

The quality,light colored contemporary furniture throughout blends in nicely with the open floor plan design. With ample natural light throughout this luxury residence, your eyes are drawn to the view channels stretching out to the ocean. Each bed room includes king sized bed with the best quality mattresses available. 


The complex has free wifi, lobby with coffee shop, library/business room, fitness, sauna, kids play room, snooker room, swimming pool and direct access to the beach as well as lots of parking space and great security.
+66(0)89-685-2198              michael@bigmangoproperties.com
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More Featured Rentals...Ready to move in now!
Dusit Pattaya
200 sqm, 92 tw,  3 bed, 25,000 / month
Popular Huay Yai location
Green Park
180 sqm, 50 tw,3 bed, 22,000 per month
Modestly priced family home
View Talay 7
93 sqm, 1 BR, 50,000 /month
Laid back Jomtien Beach lifestyle
View Talay 6
48 sqm, Studio, 19,000 / month
Action central, walk to everything!
Uraiwan Park View
80 sqm, 2 bed, 15,000 / month
Brand new furniture throughout
Raviporn Golden Hill
100 sqm,30 tw,  2 BR, 10,000 per month
Popular Khaotalo estate
Pattaya City Resort
66 sqm, 1 bed, 25,000 / month
Convenient to everything
Northpoint
131 sqm, 3 bed, 90,000 / month
Executive style beach front flat
Siam Royal View
360 sqm,1 rai, 4 bed,120,000 per month
Plan now, available 1 August
The Vineyard
185 sqm, 208 tw, 3 bed, 90,000 / month
Private pool villa just now available
Whale Marina will launch in the coming months
Pattaya has not seen many new off plan projects launched these past few months. A local Thai developer will launch Whale Marina Condo in Na Jomtien within a few short months. The project will be situated on 4.2 rai of land just a few meters from the ocean. The project will consist of 3 low rise buildings containing 364 studio, 1 and 2 bed room units.

Residents will enjoy splashing around in 3 swimming pools and a marina water sports club. Prices will start from around 2 million baht. Watch here for further updates as they become available.

City Garden Tower obtains its EIA approval

Global Top Group's City Garden Tower has recently been granted EIA approval and construction will begin soon. This 30 story South Pattaya condo is scheduled for completion by Q4 2017. Best wishes to the Global Top team for from this point forward and through to completion.
Sunset Boulevard 2 key handover is coming soon
Matrix Developments recently announced that  Sunset Boulevard 2 has reached the final stage of completion and handover of keys to buyers is imminent. This is good news for Matrix and its buyers as lengthy delays in obtaining occupancy permits was encountered. This news is well received by original buyers as well as by Matrix. The completed condo looks fantastic and is surely ready to move in.
 
La Santir on track for Q4 2015

La Santir by the local Thai developer Porchland Group is motoring ahead. This 29 story condo located in Jomtien where Jomtien 2nd Road runs into Sukhumvit was originally scheduled for completion in Q2 2015. With a revised completion of Q4, not much slippage in schedule. The building is topped off, interior fitouts are in the process of being completed, and landscaping is being installed.

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. Additionally we have the best resale contracts in the market today in all of these projects and many others in Pattaya.
If you missed out on buying off plan early and can't find the positioning or price that you want, check out the values below. We are specialists at marketing and selling resale contracts in new project launches. if you are a property investor looking to bey or sell a new project launch, check with us first for the best value units.
 
Write to michael@bigmangoproperties.com, or call +6689-685-2198.
Top Resale - Centara Avenue
Two 33.7 sqm studios - 2.57 amd 2.6 million
Our client was one of the first buyers to sign contracts for these units, and he is looking to simply recover his original investment amount. We have't seen this price point anywhere, so hurry. Contracts are for Thai quota.
Since returning from the Songkran break we've been busier than we've seen for several months. Stronger currency values along with somewhat softer prices are certainly fueling increased activity. There are good deals to be had, let me show you where to find them. Buy with confidence when you find a good deal!

In order to better serve our clients in both Bangkok and in the industrial areas in Rayong, we will be adding new agents. Khamika has already started in Bangkok, and you'll find her contact details to the right. Stay tuned for further information about coverage in Rayong. We intend to specialize in corporate housing for expat residents working in Sattahip, Ban Chang and Rayong industrial estates.

I hope you enjoyed this issue, and thank all our subscribers for continued support and feedback. This publication is for you, and we rely on your input. If you do value this publication, we hope you can take a moment to like our Facebook page and maybe write a brief review.
 


Big Mango Properties
www.bigmangoproperties.com
77/91 Boonsampan Rd (Khaonoi)
Nong Prue, Banglamung
Chonburi, Thailand 20150










 
Michael Barricelli Managing Director
michael@bigmangoproperties.com
Mobile:            +66-89-685-2198 (English)
Office:              +66-38-377-040
Line & Skype:  bigmangomike


Ratree (Puk) Kaennakham (Thai), Pattaya
puk@bigmangoproperties.com
Mobile: +66-86-831-4110
Line ID: Pukroiet1

Khamika Kongton (Thai, English), Bangkok
khamika@bigmangoproperties.com
Mobile: +66-92-460-3062
Line ID: july37


我們提供中文諮詢服務
Peggy Chen, Marketing Manager (Chinese)
chinesemarketing@bigmangoproperties.com
Mobile: +886-981-017-286
Line and Wechat: bigmangochinese


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