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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Buying a second hand home allows you to see exactly what you're getting!
Many real estate insiders in Pattaya are quick to discuss the latest and hottest off plan project. There is always lots of buzz

          Patta Village - East Pattaya

when a new project is launched. Celebrity launch parties, show room openings and marketing blitzes are the norm.
For some, the very idea of investing in a property which will be completed several years later is risky if not downright scary. Many prefer to buy something they can see and touch.

There are several good reasons for having this sentiment. Off plan projects can experience delays or cancellation. Or the standard of the final product may not match your expectations.

During times of rising land prices, labor & construction costs resale properties often offer better value than new starts. More mature properties also tend to be more spacious than the newer buildings that are coming online in recent years.
                   Ananya Wongamat
Most agencies around sell the many off plan projects from local developers. In fact some agencies sell only developer projects. It is generally easier to sell off plan projects because the developers all have  beautiful show suites  and highly trained sales staff to assist with the sale.

If you sell second hand properties as we do, much more work is involved. We list properties one at a time, complete listing agreements with the seller, inspect the property, and obtain photos.  Then when we sell or rent the property, we draft the purchase & sale or lease agreement.

All of this is more work, and commission paid is often less than what developers pay for the sale of an off plan property. I mention this here because when buying a second hand property, make sure you are working with a real estate pro who is watching out for your best interests.

  The Riviera Wongamat show suites

It can be tricky dealing with a private seller. Who holds the deposit? Who drafts the contract? Who is responsible to estimate the amount of transfer tax that should be paid? Make sure your agent has invested the time with you to clearly understand your requirements and offers options which are best for you.

You may get lucky and find a great deal on your own, but an experienced agent is far more likely to hear about hot values. And most importantly, you will get help every step along the way when working with a real estate professional.
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Reflecting the beauty of its natural environment
Consistent with this month's theme of seeing exactly what you get in a property, we have decided to feature one of Pattaya's most affluent beach front residences, Northpoint Condo. This exclusive condo is nearing its 5-year anniversary but looks as sparkling new as ever.

Reflecting the beauty of its natural environment with a blend of contemporary refinement, Northpoint blurs the boundaries of indoor and outdoor living. 
Meander along the tree lined paths amidst plush grass and lily ponds, and tiered horizon pools with specially zoned pool decks. All of this leads to the 80 meter private and secure stretch of Wongamat Beach frontage. 
Tennis anyone? Best in class facilities...
Northpoint offers its residents unparalleled amenities and facilities. Two grass tennis courts, state of the art fitness center, men's and women's changing rooms and WC, alfresco dining and sky gardens. The kids will love the fun pool with twenty meter jungle slide.

All the basics are well covered. Each tower has four high speed lifts while state of the art security and fire protection systems ensure that residents are safe and secure in their homes. 

A building is only as good as it 's management and maintenance. Northpoint is professionally managed by Savills, and a visit to the lobby of either tower will provide a good indication of the standard of care. You will be buzzed in by a security guard and then politely asked to check in with reception. A call is placed to the resident you are visiting to confirm all is ok. And the lobby and lift areas are pristine and clean.

At Northpoint, what you see is truly what you get!

 Raimon Land

Rating:  Exclusive
Priced from:  170,000 THB/sqm
Other developer projects: Northshore, The Lakes,The Lofts Yenekart, The River, Unixx
Location:  Wongamat Beach

Scale: high rise condo
Land size: 12 rai
# of buildings:
# of floors: 54, 46
# of units:   370
Status: ready to move in
Year Completed: 2010
Amenities: 80-meter beach frontage & landscaped gardens; 50-metre lap pool, leisure pool, tennis courts, playground and Jungle waterslide; multi-tiered sun and shade deck; state-of-the-art fitness centre; Sky Gardens on South Tower
Maintenance:    35 THB / sqm
Unit Configuration
Studio - 35 units
1 bed - 108 units
2 bed - 139 units
3 bed -   70 units
4 bed duplex - 12 units
Penthouse - 6 units

Click for Northpoint video slideshow
Don't miss this very special offer at Northpoint Tower B - over 20% below market offered by Russian owner
This listing JUST came in moments before we were about to click "send" on this email campaign. Priced below 131,000 THB per sqm, this unit is well below market value. Unblocked views, high floor, and amazing facilities - why not buy now?
This is a list of units we have available for sale & rent at Northpoint. Call us to arrange a viewing. If you own property at Northpoint, we are always on the lookout for quality sales and rental properties. 

+66896852198      Line: bigmanomike
The Northpoint "hold the presses special" would have landed on top of this list if it came in before we locked in on the list below. You will still want to read carefully, as there are a few other gems sprinked throughout this month's "Top 10".
Call +6689-685-2198 to schedule a viewing
Urban Pattaya1 bed, 62 sqm, 4.1 M
For sale with tenant at 25,000 per month
Why I like it: this unit is located in Building C overlooking the pool of  the next door hotel. The current tenant is paying 25,000 THB per month at least through end of July. An architect owns the property and brings an eye for style and space. The interior design shows this. A key selling point about Building C is that it has a rooftop pool available only to residents of this building.
Pattaya Lagoon 3 bed, 203 sqm, 75 tw, 5.25 M
For sale with tenant - 6.4% gross yield
Why I like it: If you're looking for a solid investment return, why not consider this 3 bed room house west of Sukhumvit.  No gimmicks, no guaranteed rental returns. Just a multi-year tenant who loves where he lives and hopes he doesn't have to move for a long time. Monthly rent is 28,000 THB, which translates to a gross yield of 6.4%. Much better than cash in the bank.
Ananya Naklua 4 BR, 309 sqm, 29.5 Million
Pure ocean front luxury
Why I like it: 4 bed room condos are very difficult to find, never mind those positioned directly on the beach. This exclusive home has been owned by the original buyer since completed over 8 years ago. Huge gourmet kitchen, large open plan living area with professional pool table, expansive balcony space with unblocked ocean and pool views. Pure ocean front luxury!
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 2 BR, 64 sqm, 4.75 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.
The Bliss 3 bed, 150 sqm, 105 tw, 3.51 M
Lowest price in this village by far
Why I like it: This private estate in Huay Yai has proven to be a most popular choice with expat residents looking for good quality and value. Homes here now start from around 5 million THB, but the seller was an early investor and has decided to free up cash for other investments. The plot size is large enough to install a swimming pool or expand the garden space if desired. 
View Talay 5C Studio, 48 sqm, 3.5 M
Direct access to Jomtien Beach
Why I like it: View Talay 5 is a popular condo in Jomtien and this unit positioned in building C makes it even more so, because the building is closest to the beach. The fully and tastefully furnished studio is a spacious 48 sqm. The quality of the interior is well above the average unit. This condo has every convenience you could want, and the building is on the public transport route.
Sky Beach 1 BR,94 sqm, 6 M
25% below market price for this building
Why I like it: Sky Beach is one of the most popular condos in the Wongamat Beach area. The Russian owner of this unit decided to list well below market value in order to stimulate a quick sale. Your neighbors will be Northpoint, Saranchol, Zire and  Centara Grand Mirage hotel. Residents enjoy sea view swimming pool, manicured tropical gardens and private & secure beach access.
Nong Plalai House 4 BR, 350 sqm, .65 rai, 8.5 M
Brand new renovation - just minutes to Regent's
Why I like it: Main House has 3 bedrooms, 4 bathrooms, and outside bar area. There is also a separate guest house with 1 bedroom and bathroom.  The swimming pool has a Jacuzzi section and sitting area with umbrella.  Air conditioning in every bed room and living room. Everything is brand new, so what's not to like? Turnkey, ready to move in. Thai Company name.
Baan Plai Haad 2 BR, 71 sqm, 12.8 M
Fully furnished and ready to move in now
Why I like it: I featured this project last month, and this month we have a new fully furnished unit here, ready to move in now. This unit is positioned on a high floor and offers exceptional views. Buy this condo and you buy the peace of mind to know Sansiri and their property management group Plus Properties will help you maintain the value of your investment for years to come.
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
2 bed room corner unit at the Cliff
Just reduced to 35,000 THB per month (previously 45,000 per month)
This 2 bed room unit at The Cliff was fit out by the discerning owner who was originally planning to use this as his private residence. However his work travel schedule requires him to be away much of the time, and he has decided to rent this beauty. The master bedroom is positioned on the corner, and you enjoy uninterrupted sea views from your bed. The 2nd bedroom can be used as a guest bed room or a home office.

The open plan living-dining area opens up onto a large wraparound balcony where the sea and mountain views are stunning. At night you can see the bright lights of Pattaya city. The efficient kitchen is fitted with hob, hood and western oven. The position of this condo is on the preferred northwest corner, where you get morning sun and it cools down in the afternoon and evening.

The Cliff offers some of the finest amenities in the area. Large swimming pool with water slide, fitness room overlooking the pool, children's playground, spacious lobby, covered parking, high speed lifts and state of the art security.
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More Featured Rentals...Ready to move in now!
Baan Plai Haad
71 sqm, 1 BR, 75,000 /month
Brand new - never lived in before
The Cliff
48 sqm, 1 bed, 22,000 / month
Luxurious & modern
62 sqm 1 bed, 45,000 per month
Preferred south facing unit
42 sqm Studio,29,000 per month
Absolute beachfront living
Baan Suay Mai Ngam
200 sqm, 3 bed, 30,000 / month
Modestly priced pool villa
Chock Chai 2
160 sqm, 2 BR, 17,000 per month
Popular Khao Noi estate
Park Jomtien
117 sqm, 2 bed, 30,000 / month
Spacious, convenient Jomtien locale
84 sqm, 2 bed, 28,000 / month
Walk to beach, Big C, baht bus
The Ville
170 sqm 3 bed,60,000 per month
Pool villa with contemporary flair
Vineyard III
350 sqm, 3 bed, 100,000 per month
Executive style home - Mabprachan
Laguna Beach Resort will be ready to move in shortly

Laguna Beach Resort Jomtien is looking good. The exterior is complete, the pool was being filled when I was there, and the last bit of landscapint was being attended to. The interiors are plowing ahead, and it looks like an August completion date.
Nam Talay is scheduled for completion Q4 2015
Nam Talay in Na Jomtien will be ready to move in soon. The building is topped off, lifts are working and corridors have been painted. As we publish this the swimming pool is being filled. Some nice units remain so check with us for availability.
Arcadia Beach offers 5-year
10% rental guaranty
Arcadia Beach Continental is a 5 tower condo project in South Pattaya. One of the 5 buildings is being sold to investors and offers 10% rental guaranty for 5 years. Unit prices start from 2.1 million THB and are fully fitted and furnished. 
City Garden Tropicana well on its way - up to 6th floor
Global Top's City Garden Tropicana will be located in Wongamat, and is quietly moving ahead rapidly. The photo below is two months old, and as we write this they have already progressed to the 6th floor. This 8-storey resort condo is Global Top Group's first project at Wongamat Beach.

Nakarasiri Lake View - town homes at Chaknork Lake
Porchland Group have launched a new town home project in East Pattaya named Nakarasiri Lake View. Here there will be 31 town homes. Three unit types are offered, from 97 sqm to 121 sqm. All units are 2 bed room 3 bath. These town homes are modestly priced from 1.95 to 3.1 million.

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 and other neighborhoods.

Call +6689-685-2198 for information or to request a viewing.
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.

NOTE: we just added two resale contracts for Onyx-Marriott Residences. These are outstanding values, so make sure to have a look.
Write to, 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.
As I sat down to write this month's issue of our email campaign, particularly the "New Projects News" section, it occurred to me that there are very few new project launches in Pattaya right now. I believe we will continue to see a slowdown in new project starts in the coming months, especially from "local" developers.

I believe this is good for the market in the long term, as this will allow time for take up rates to catch up with the supply of new units coming on the market over the next year or so. Hopefully this will also allow time for the Russian and European economies and currencies to strengthen.

As mentioned in the introduction, there continues to be demand for quality, well price second hand properties. We are in fact seeing some very good values out there. When I see a well positioned 1 bed room unit in Northpoint priced around the original launch price for this luxury condo I know it is a buyer's market.

I'm not suggesting investors should avoid off plan projects. On the contrary now is a good time to be looking for exceptional resale values in newer projects. We are seeing espeically strong interest in those projects in prime locations that are less than a year away from completion. The Base, Centara Avenue Residence and Centric Sea are all prime examples.

Stop by for a visit or give me a call if you are in the market to buy. It is impossible to publish every value in this publication, and you just might find we have exactly what you've been looking for. We are also here to help if you are new to the area and are want to rent a property.
Michael Barricelli Managing Director
Mobile:            +66-89-685-2198 (English)
Office:              +66-38-377-040
Line & Skype:  bigmangomike

Big Mango Properties

77/91 Boonsampan Rd (Khaonoi)
Nong Prue, Banglamung
Chonburi, Thailand 20150
Ratree (Puk) Kaennakham (Thai)
Mobile: +66-86-831-4110
Line ID: Pukroiet1

Peggy Chen, Marketing Manager (Chinese)
Mobile: +886-981-017-286
Line and Wechat: bigmangochinese

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