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If you are interested in being informed of the latest in new real estate projects in Pattaya, you will want to read this. Find new project announcements and updates, and look carefully for great resale values.
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Transparency & data quality crucial in this maturing Pattaya property market

I don’t normally like to rant, especially when it comes to my work. In fact I enjoy my job thoroughly. Each week I have an opportunity to meet new and interesting people from all over the world and from many different cultures and backgrounds. And for the most part buyers and sellers come to me for help. In many cases I’m successful in helping them obtain their objectives, which is gratifying.

But occasionally we meet “Mr. Know-It-All”. If you’re a realtor or a property investor who has rented or sold property here you know the type. These know it all “buyers” normally hail from a western European or North American country.

 
Mr Know-it-All has visited Thailand 3 or 4 times for holiday. He's researching the property market with the objective of buying his first property. Based on this research he's now an "expert" and has a firm grasp of the Pattaya property market.

Mr. Know-it-all is well intended, as a key element of conducting a property search is to study the market, to get a grasp of the price structure, of what you can buy for your money.

There are excellent online resources to help learn about real estate prices in Pattaya. Hipflat is one of the more popular real estate portals where many leading agencies replicate their listings.

And some realtor websites have useful information online. The problem with all these websites is that the prices reflect list prices. There is no authoritative, reliable source for actual sales history.

Another issue with some of these online sources is data timeliness and accuracy. Property owners will often take a shotgun approach to listing properties and list with many realtors. These owners often don’t remember everyone they listed with and therefore realtors often do not receive notification if a property is sold, rented or even if there has been a change in price.

Although we and many other real estate companies attempt to update their databases regularly, we would need a small army of staff to ensure 100% accuracy. Even the best property portals and websites have some element of outdated and inaccurate information.

When “Mr. Know-It-All” sees a unit on Hipflat that's 30% below anything else in that building, he claims “that’s the market because there is one unit at that price”.
Pointing out the shortcomings of our data and business processes out there is futile. Even if you can prove the unit sold 3 years ago or that the view is into a brick wall and not the ocean, he has defined the market based on one anomaly.

In this scenario, Mr. Know-it-all is not a bad guy. In fact he is polite and very well educated, and I enjoy talking with him. That said, it is very hard to deal with him because he's a victim of the dearth of reliable information. I guess the point is that research is important, just make sure you challenge data that clearly have huge variance to the norm.

In my home country the United States and in many other western countries, the business process for selling property is much different. Most sellers list with only one realtor rather than many. There is an accepted system in place called the Multiple Listing Service or “MLS”.

The MLS ensures each listed property gets maximum exposure to the market. The processes and related benefits of an MLS are as follows:
• Although listed with only one realtor, any agent who is a member of the MLS may show that property to their clients. Most realtors are members of their local MLS.
• Commissions are standard, and there is normally a “listing agent” and a “selling agent”, Commissions are shared equally.
• The listing agent is responsible for entering all information related to the property into the MLS.
• The listed property appears in the MLS system only once, there are no duplicates
• If the property is sold or the price has changed, the listing agent updates the MLS promptly.

The primary benefit associated with this process is transparency about sales prices. Sales history in a building or neighborhood, average sales prices over a defined time frame, amount of time on the market, etc. are other benefits. Researching the market is much more straightforward & accurate with an MLS.

Is it time for an MLS here in Pattaya?  I believe the answer is yes, and property buyers and realtors alike have much to gain. But it must start with an industry accepted business practice and system, led by industry leaders.

I say let’s get together and pursue an MLS once and for all, it is long overdue. Who’s in it with me?
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Over 1,200 units with a "human" feel to the space
Raimon Land has completed their latest luxury condo in Pattaya, Unixx Condo South Pattaya.  When you step through the entrance to the lobby, you will immediately feel relaxed. Although this is a high rise building with over 1,200 units, the brightly lit, welcoming lobby brings a human scale to the space.

At base of Pratumnak Hill 5 minutes to Walking St.
Unixx Condo is exceptionally positioned at the base of Buddha Hill, at the crossroads where Pattaya 2nd, 3rd, Pratumnak and Thappraya Roads meet.  This is an ideal location as it is within walking distance to Walking Street and provides easy access to Pratumnak Hill, Jomtien, and Pattaya. Yet the park-like setting makes you feel like you’re miles away from the city center.

Facilities at Unixx Condo are second to none
Residential facilities are separated into 2 zones; an adult zone and a family zone.  The "adult zone" is located atop the car park on the 5th level.  This area features 20 meter lap pool, sun decks, massage pavilions, tai chi grounds, Zen garden with yoga and men's & women's changing rooms. 

The "family zone" features 35 meter family fun pool, children's swimming pool, playground, multi-purpose lawn & sport area, fitness center, outdoor exercise zone, sauna with men's and women's changing rooms, 3 BBQ areas, and covered and surface parking.

The pool and garden areas at are especially impressive. Looking out from the pool you see a vista that is a sea of green. There are literally dozens of lounge chairs scattered around the pool area, some protected with shade trees while some offer direct sunlight for those who choose to work on their tan.


Big Mango Properties is a preferred agent. We sell direct from Raimon Land, and we also have the best resale selection in the market today.

Developer:
 Raimon Land

Rating:  Luxury
Priced from:  1.6 million THB
Other developer projects: Northshore, Northpoint, Zire, The Lofts Yenekard, The Lofts Ekkamai, The Lakes, The River, 185 Rajdamri
Location:  Pratumnak Hill

Scale: high rise condo
Land size: 7 rai

# of condo buildings: 1
# of floors: 46
# of condo units: 1,259
EIA Status: approved
Completed:   January, 2016
Amenities: 20-meter lap pool, kids & leisure pool, Jacuzzi, sun decks, playground, massage, huge garden area, jogging track, BBQ area, 4 lifts, sauna with men's & women's changing rooms, fitness center,  cafe, bar, restaurant, concierge, covered parking, modern security
Sinking fund:   350 / sqm
Maintenance:  35 / sqm


Unit configuration
Studio:           22 sqm
1 bed room:  27.0 to 34. sqm
2 bed room:  62.0 to 63.0 sqm
Click here to complete photo gallery of Unixx Condo South Pattaya
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High season has come and gone, so maybe it's time to step up your search for that amazing deal you know is out there. I work hard on this list as well as the lists for rentals and resale contracts further on in this publication. Use these to help you sift through the many options on the market. I've done the heavy lifting for you.
 
+6689-685-2198      michael@bigmangoproperties.com      Line: bigmangomike
Green field 3    3 BR, 64 tw, 180 sqm, 3.9 Million
Quality constuction in East Pattaya
Why I like it: This neat and clean home located on popular Siam Country Club Road is a good value. Green Field Villas are known for quality British craftsmanship, built with only the best materials. The village features wide internal roads, well-maintained communal pool and garden area, and is safe and secure. Sold fully furnished, all for less than $110,000 USD.
Rama Harbor View  110 sqm, 2 bed, 6.6 Million
Spacious for sale with tenant in Sri Ratcha
Why I like it: Located near the beach as well as close to several industrial estates in Sri Ratcha, this condo is a smart investment. At 110 square meters this is a spacious unit, ideal for a young family working in the area. In fact this unit has enjoyed a strong rental history, and is currently occupied with a long-term tenant. 8% gross rental yield is yours for the taking.
Hillside Village   5 BR, 700 sqm, 13.9 Million
700 sqm 5 bed room home on half rai of land
Why I like it: this home is located very close to Tara Pattana International school and offers easy access to the motorway to the north or south. With an extra long lap pool and palatial gardens, you will feel like you're living in a place worth 3 times the price of this quality home. Too many details to mention here so click on the thumbnail to see more information and photos.
Tudor Court 1 bed, 63 sqm, 3.5 Million
Quality Pratumnak condo at under 55K per sq.m.
Why I like it: Tudor Court was built by a British developer known for delivering top quality product. This spacious 1 bed room unit in foreign name is sold fully furnished for just under 55,000 THB per sqm. Original launch prices were 70,000 THB per sqm unfurnished. This is a very good value if you want a quality condo in a popular Pratumnak Hill location.
Central Park Hillside  280 sqm, 4 BR, 9.95 M
Spacious 4 bed room home less than 300,000 USD
Why I like it: This 2-story home features 4 bed rooms with wood floors, lots of green space with ample room to install a pool if  you choose, and is sold fully furnished. This Sukhumvit Soi 87 is very popular with expats in the region because one of the area's best international schools is a short drive away, and Sukhumvit Road is just 5 minutes drive to make for an easy commute to work.
Centara Ave Residence  46 sqm, 1BR, 3.7 M
Buy now and get 110,000 THB discount
Why I like it:  The developer offered buyers a 5% discount if they paid off their remaining balance early. This investor chose to do this, and he is passing this discount on to you if you buy before he transfers from the developer in May. This particular 3rd floor unit  in Building B enjoys a nice pool view and corner position. This is one of the better values in the building so buy now.
Phoenix Golf Course 800 sqm, 5 BR, 7.9 M
Golfers paradise in an up and coming location
Why I like it: Check out the aerial view of this home.  Half rai plot of land, private pool & 2-story home just a pitching wedge away from Phoenix Golf Course. Spread out over 4 bed rooms and 800 square meters of living space. Within close proximity to Utapao airport which is undergoing expansion as well a short distance to Rayong and Bang Saray, buy now and watch your value soar.
Unixx Condo 36 sqm 1 BR, 3.149 M.
High floor, Koh Larn Island views
Why I like it: This unit in this month's featured project enjoys nice views of the sea and Koh Larn island. Other units on similar level cost about 15% more. This unit is also within the foreign quota for the building. You can move in as soon as you buy and transfer from the developer. If you're looking for a nifty investment, decent rental returns are possible at this price.
Siam Royal View 3 BR, 220 sqm, 138 tw, 7.5 M
Price just reduced by 1.4 million baht
Why I like it: When one hears the name "Siam Royal View" one immediately thinks of luxury and affluence. At the same time very high prices also come to mind. We have never seen any homes at Siam Royal View offered at this low price. With 3 bed rooms, private pool and over half rai of land, this home will easily rent for at least 65,000 per month, yielding in excess of 10% gross yield.
Northshore Condo 1 BR, 79 sqm , 8.5 Million
Just listed, highest floor for this unit type
Why I like it: Spacious 79 sqm 1 bed room on a very high floor on the cool and quiet north side of the building. Fully and tastefully furnished, and of course amazing sea views of Pattaya Bay that Northshore is known for. Sold in company name, so easy share transfer. The new 3-story mall just next to Northshore will open shortly, which will surely enhance values further.
Private mansion on beach side of Sukhumvit Road
6 bed room main house + 2 bed room guest house
If you're looking for the finest quality luxury home while at the same time landing a fantastic investment, this private mansion on the beach side of Sukhumvit Road in Bang Saray is a must view property. The plot size is over 1 rai of land, and you're just a 5-minute drive to pristine Bang Saray Beach. The property is very private and quiet, and you'll love the mountain views.

When you step through the entrance with a grand stairway in the middle of the open plan ground floor, you may feel like you're on the set of "Dynasty". There are many windows throughout, so the home is light and bright . The ground floor layout is open plan, yet with discrete areas for eating, watching TV, and even for playing snooker.

Qualified buyers interested in viewing should call +6689-685-2198. Agents welcome.
Click here to see full photo gallery of this amazing property
Property owners, we are in need of quality rentals in all Pattaya neighborhoods. We have strong demand for condos and houses, so please contact us if you want to list with us.

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.
Laguna Heights Condo Wongamat for sale or rent
 
Laguna Heights is a low-density, low-rise luxury condominium just a few steps from Wongamat Beach.  The building features contemporary design and a rooftop pool with stunning sea views.

This spacious 2 bed room unit is fully and tastefully furnished and fitted. The wall coverings are brand new, as is the sofa and much of the furniture. We love the spacious balcony which combines sea views with greenery of trees in the area. There is a 4-seat dining table, a chaise lounge and even a Jacuzzi on this balcony, so more than enough space to enjoy the outdoors.  

The living-area features an open plan, with fully fitted European kitchen. The kitchen is fitted with oven, cooking hob, exhaust hood and dining counter.


This lucxury condo also includes 2 bed rooms, each with flat screen TV. There are also 2 bath rooms, one with shower and one with bath tub. There is also a washing machine in one of the bath rooms.

Available for rent for only 45,000 per month. Also available for sale at 8 million THB in Thai company name. Good value at less than 70,000 THB per square meter.
+66(0)89-685-2198              michael@bigmangoproperties.com
More Featured Rentals...Ready to move in now!
Executive Residence II
100 sqm , Studio , 20,000 /month
Private entrance, huge balcony
Atlantis Condo
78 sqm, 2 bed, 40,000 / month
Spacious pool view unit
Chock Chai Garden 1
24 tw, 2 bed, 10,000 per month
Amazing low price
Ekmongkol 1
150 sqm, 2 bed, 15,000 per month
Spacious home, nicely furnished
Wongamat Residence
143 sqm 2 bed, 49,500 / month
Brand new renovation
Zire Wongamat
42 sqm Studio, 29,000 per month
High floor, amazing sea views
Baan Vizcaya Pattaya
277 sqm ,4 bed, 80,000 / month
Rarely available house at Wongamat
Grand Regent
399 sqm, 5 bed, 100,000 / month
Executive home near Regents School
The View
90 sqm 2 bed, 35,000 per month
Modern building, modest price
Unixx Condo
62 sqm 2 bed ,45,000 per month
Be the first to live here
PROPERTY OWNERS... we need quality rentals!
If you have a quality condo or house that you have been trying to rent, or even if you have been trying to sell without success, maybe now is the time to rent your property and generate some investment returns.

We're especially interested in rental properties in the following buildings:
  • Avenue Residence
  • Apus Condo
  • Centara Avenue Residence & Suites
  • Centric Sea
  • City Garden Pattaya
  • City Garden Pratumnak
  • Markland Condo
  • Northpoint Condo
  • Northshore Condo
  • Pride Condo
  • Sixty Six Condo
  • Star Beach
  • The Base Central Pattaya
  • The Cliff Residence
  • The Palm
  • The Trust South Pattaya
  • Unicca
  • The Urban
  • The Vision
  • Unixx Condo
  • View Talay 6
  • Wongamat Tower
We have many clients looking for long & short-term property rentals in these buildings
Click here to send your listings
Development on Pratumnak Hill is "robust" to put it mildly
This month’s Pattaya New Projects News section features Pratumnak Hill. I drove around one recent afternoon to check on a few projects and saw robust development everywhere. Read on for updates on some of the projects.
 
One Tower Pratumnak Update

Several years ago, One Tower launched construction but seemed to stall a bit for a little over a year, and rumors were running rampant as to why. It's nice to see this 20-story, 218-unit  condo steps to Hutong Beach close to reaching its top story. 

The project is about 60% sold, and remaining units offer free furniture. Although most of the best sea view units are sold, other units including those with views of Asia Golf course are interesting. One Tower is scheduled for completion Q4 2016 to Q1 2017.


The Cloud progressing nicely

The Cloud is another project by Global Top Group, developers of "City Garden" branded condos. Construction of this 20 story condo has reached the 10th floor recently.Global Top continue to impress.
The Vision by Matrix Group is nearing completion
You may recall this popular commercial that aired locally in Pattaya a few years back, Originally planned for completion in 2014, "The Vision" is close to reality. Located at the top of Pratumnak Hill the 23-story luxury condo has 223 unit with many of those offering very nice ocean views. Congratulations Matrix Group.
 
City Garden Pratumnak 

City Garden Pratumnak by Global Top is an 8-story, two building complex with only 157 condo units. This condo is brand new, just completed. The building looks bright and welcoming with crystal clear water in the pool, covered parking, steam room, sauna & 24-hour security.

Big Mango Properties is a preferred agent for the best off plan projects on the market, and we have the best selection of resale contracts. Call +6689-685-2198 to discuss your property needs.
Property Developers - please keep us informed

We are committed to providing our clients and readers with the most current and accurate information about new developments in Pattaya. Please provide us with information regarding your projects as follows:

-  New project launches
-  Construction updates and related photos
-  Project updates, including EIA approval status, construction starts, delays, etc.
-  Special promotions available to Big Mango Properties' clients

Please send relevant information to

michael@bigmangoproperties.com
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 Choice- The Base Pattaya
Two 8th floor pool view units side-by-side
Having just celebrated Chinese New Year recently, it's fitting that the number "8" is prominent in this month's top choice resale contract. Units 020808 & 020807 on the 8th floor are offered at only 2.41 and 2.44 million.
What we've traditionally considered “high season” has effectively come and gone. We’ve celebrated Christmas, New Years Day, the King’s Birthday and just recently Chinese New Year. We normally expect to see a bit of a slowdown in tourism until around the middle of April,which is when thousands of tourists visit Pattaya to celebrate Songkran Festival, which is the traditional Thai new year.

Several of my clients have been waiting for “low season” to come to gear up their property search. If you’re relocating to Pattaya and not ready to purchase a home, this can be an especially good time to start looking for a long-term rental property. Occupancy rates in some of the centrally located condos will start to decline a bit, so you will have more choice than if you had started your search 2 or 3 months ago. And prices for rental properties can be a bit "softer" than during high season.

If you’re keen to buy a property here, prices are much less sensitive to seasonal variation than rentals. You may find some “low season discounts” out there, but those properties were probably over-priced to begin with. Quality properties in good locations will almost always sell at or near market prices. Just don’t try to tell that to Mr. Know-it-All.

If you are a property investor and have purchased in The Base, Unixx, Centara Avenue Residence or Centric Sea, we are actively looking for quality listings in these buildings, both for sale and rent. In addition to the normal rental service, we are happy to offer property management service in these buildings. Contact me to discuss further.

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


77/91 Boonsampan Rd (Khaonoi)
Nong Prue, Banglamung
Chonburi, Thailand 20150









www.bigmangoproperties.com

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