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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No bold predictions - more of the same for real estate in 2016

Looking back on 2015, the property market here in Pattaya performed pretty much as we expected; in a word it's been "active". It certainly continues to be a buyer's market. 

Some of this activity is attributable to deals from Russians cashing in on currency gains. But much of the activity is coming from Thai and foreign investors looking for good quality, income producing properties.

A recent sales transaction was to a Swiss couple for a luxury condo in a Wongamat residence popular with expat workers. The ROI on this property will be over 6%, while they are "losing money with cash sitting in their Swiss bank account".

Although the Tourism Authority of Thailand (TAT) predicts Russian tourism will bounce back in 2016, we don't expect a similar bounce in Russian property buyers. A look at currency trends with further deterioration of the Ruble against the Baht.
Thailand's economic indicators are a mixed bag. 2016 GDP forecasts range from 2.1% to 3.3% growth. In Q3 2015 Thailand's GDP grew by 2.9%, which is slightly higher than the same period last year. A faster increase in exports and a small rise in private spending offset a drop in investment and a slowdown in government spending.

According to a recent press release by the Bank of Thailand, the economy continued its  recovery in November. Headline inflation remained negative largely due to continued declines in energy prices.

What does all this mean for Pattaya's real estate market in 2016? We expect continued investment by those who desire rental income. With low interest rates and continued market volatility, real estate is a safe investment offering decent rental yields.

Values will continue to be available in the market, and the market will remain very active. Second hand properties, or new builds that are nearing completion will outperform off plan projects. And don't expect to find "fire sales", as those are far and few between. 
"Traditional" foreign buyer currency trends
NOTE: the currency values in the graphs represent the amount of foreign currency to purchase one baht. A rising line indicates the value of the Thai Baht is strengthening against the currency, while a falling line means the THB is weakening against the given currency. These currency trends can have a significant impact on a foreigner's ability and/or willingness to purchase property here in Thailand. In general, when currencies strengthen against the baht, property investment is more attractive to foreign investors. When the value of these currencies decline against the THB, it is more expensive for foreigners to purchase property here. 
"New" foreign buyer currency trends
10 New Year's Wishes for the Pattaya Property Market in 2016
1.   Chinese property investors start buying aggressively as has been expected.
2.   A new Charter will be passed and a newly elected government will be in
      place to continue the progress made by the current government.

3.   Foreign direct investment (FDI) will rebound to 2013 highs.
4.   As the USD and other foreign currencies strengthen, Thai export activity will
      increase. This will provide needed cash for increased local spending.

5.   The stimulus package will have a positive impact on property sales activity.
      Because of this success, the stimulus package will be extended.
6.   Oil prices will rebound and will lead to a recovery of the Ruble and the Euro.
7.   Continued expansion of the ASEAN Economic Community will contribute to
      increased investment in Thailand real estate by ASEAN member countries.

8.   Government spending on mega projects will continue to offset decreases in
      exports and FDI. This will stimulate local spending on property by Thais.
9.   Developers will continue to proceed with caution in pursuing new project
      launches in Pattaya, and unsold units in completed projects will be taken up.
10. Pattaya City Hall will issue a building permit for Waterfront Suites to restart
      construction. This will help restore property investor confidence in Pattaya.
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Jomtien Beach continues its trend to upmarket
Historically considered to be a more relaxed, laid back neighbor of Pattaya, Cetus Condo has followed in the footsteps of Reflection Jomtien catering to a growing upmarket client base. Buyers include affluent Thais and foreigners from Bangkok, some buying as a week end residence, and some buying as an investment.

Beachfront location with stunning views
Step out from this fine residence, meander along a tree-lined path, and cross the quiet end of Jomtien Beach Road to the beach. But if it's views you want, no need to leave the condo. Relax on the 8th floor sky pool and garden, take in the sea views while enduring your treadmill workout, or just sit on your own private balcony and enjoy the forever sea views. 
Contemporary residence with a nice vibe
The lobby and reception area are located on the 8th floor above the parking structure. The impressive lobby features decorative ceiling, open and light space overlooking a sky garden and pool, and a welcoming reception area. This level also contains a fitness room with cardio equipment overlooking the pool and views continuing to the islands.

Solid property management and rental service
APUS Development Group have a solid track record of professionally managing their developments so owners maximize their income and return on investment.

 APUS Group

Rating:  Luxury
Priced from:  4.5 million THB
Other developer projects: Apus Condo, Del Mare
Location:  Jomtien Beach

Scale: high rise condo
Land size: 3 rai

# of condo buildings: 1
# of condo units: 298
EIA Status: approved
Scheduled Start: Q3 2013
Scheduled End:   Q4 2015
Amenities: 2 pools, Jacuzzi, sky garden, 4 lifts, fitness center, game room, steam & sauna, wifi, covered parking, CCTV, security guards
Sinking fund:   500 / sqm
Maintenance:  40 / sqm

1 bed room:  39 or 55 sqm
2 bed room:  55 or 89 sqm
3 bed room:          130 sqm
We have the best selection of resale contracts on the market. Check out these exceptional values. Developer prices start from 130,000 THB / sqm
Impressive 49-story high rise on Jomtien Beach
Ground floor lap pool with garden area and sea views poolside
Sky pool with unblocked ocean and island views
Fitness room with a good variety of weights and equipment
This will be your view from the treadmill
Hotel style lobby with high ceilings and comfy lounge furniture
Welcoming and helpful receptionist and front desk
Two of the 4 high-speed passenger lifts; plus a service lift
Sea view to the south from a "07" unit on a high floor
Gated security and long driveway from Jomtien Beach entrance
Why not subscribe now?
The new year is upon us, and high season is here. This time of year you need to look high and low to find good value properties. I do that work for you with this list, so take a look and schedule a viewing. Each of these properties are available as we publish this. Which ones will have been sold by the time we  publish next month?
Call +6689-685-2198 to schedule a viewing
View Talay 6  Studio, 48 sqm, 4.99 M 
For sale or rent - available beginning 10 February
Why I like it: Ask anyone in the know which condo is in the most prime position on Pattaya Beach, and most people would say View Talay 6 without hesitation. The west side of the building has a private path leading directly to Pattaya Beach.  The east side of the building brings you to Pattaya 2nd Road.  And directly next door is Central Mall, Pattaya's flagship shopping center.
Northpoint Tower B 100 sqm, 2 bed, 15.5 Million
Showroom quality furniture - price just reduced
Why I like it: Northpoint is arguably the most prestigious condo in Wongamat, and units here are in high demand. This particular unit is on a low floor on Tower B, and offers views of the garden, pool and the Pullman Hotel next year. As units in Tower B face north, this is the "cool" side of the building. Click on the image to see photos of the unit, which is showroom quality throughout.
Fun Tip Village 4 BR, 175 sqm, 8.9 M 
Popular Khao Noi location, walk to everything
Why I like it: It is rare to find homes on Soi Khao Noi with half rai plot sizes, especially in estates directly off of this popular road. It is also uncommon to find 2-story homes of this quality in a gated community. The European owner of the home purchased only the finest quality furniture from around Thailand and the region. Huge garden area with ample space to install a private pool.
Hyde Park 2 Studio, 36 sqm, 1.5 Million
Popular building a short walk to Walking Street
Why I like it: this month's budget special in this popular building on Thappraya Road is set an ideal location. Walk 10 minutes to Walking Street and world-class nightlife. Cross the street and hop on a baht bus to Jomtien Beach, also only 10 minutes away. If you search high and low, you'll never find anything in such a prime location for around $42,000 USD. Owned in Thai name.
Classic Garden Home 2BR, 180 sqm, 3.59 M
Neat as a pin, detached house at a nice price
Why I like it: this detached home is impeccably maintained by the current owner. Just listed days ago, this spacious 2 bed room home should move quickly. The location is convenient to shops, schools and restaurants. Sold partly furnished, this home has a nice western kitchen, open plan living and dining area, and large bed rooms where you can stretch out.
The Base Pattaya  29 sqm, 1BR, 2,625,000 M
We have the best selection of resale contracts
Why I like it: let's start with the the Pattaya 2nd Rd. location, just around the corner from the LK Metro entertainment district and opposite Mike Shopping Mall. Everything you need to enjoy life is never more than a 5 or 10 minute walk. On top of that, Sansiri is the developer, and to say they are solid is an under statement. Ready for occupancy in April 2016, the time to buy is now!
Nusa Chivani  267 sqm, 3 BR, 17.5 M
European style homes in a growing neighborhood
Why I like it: when I first saw exterior photos of these homes, I thought of Silk Road Place. And there are some similarities on the outside. But step through the doors and those comparisons end. From European design to a highly functional interior with no wasted space, these homes are impressive. This resale was one of the show homes, and is sold fully furnished with private pool.
Cetus Beachfront 39 sqm 1 BR, 3.85 Million
Normal price from 4.5 million, 15% below market!
Why I like it: high floor, south facing corner unit is now available at the lowest possible price. If you've been considering buying at Cetus, it's time to get off the sideline and into the game. But do so quickly, because it won't last at this price. For more information and photos about the building, scroll back up to this month's featured project. You'll see why Cetus is so popular.
Jomtien Palace 3BR, 320 sqm, 17.5 M
Elegant home in the heart of Jomtien Beach
Why I like it: it's not easy to secure a home on 500 sq.m. of land this close to Jomtien Beach; you normally have to the suburbs. This elegant and spacious 3 bed room home is nestled in a nice quiet dead end street, so your privacy is assured. The ground level features open floor plan, and exceptional quality furniture and antiques. The pool area has plush tropical plants and trees.
Centara Avenue 1BR, 46 sqm , 3.75 M
Still available, still # 1 - you really should buy this
Why I like it: This is a very well positioned unit in Foreign name. Building B, 3rd floor corner unit with pool view. The unit is a 46 sq.m. 1 bed room with a very efficient layout. Fitted kitchen and bath and built-ins included. The building is nearing completion and will be ready for occupancy early 2016. Buy now and enjoy your city enter retreat just in time for high season.
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.
"03" Unit - the best position in the best building!
We've featured Northshore Condo before, and we'll feature it again. The reason for this is because it is one of the most highly sought after buildings in all of Pattaya.The Pattaya Beach Road location can't be beat, as you can walk to the beach for a leisurely stroll, and you can walk to every conceivable convenience within only minutes.

As a residence, Northshore is all about luxury. High speed lifts, covered parking, 24-hour security, infinity pool with views to Pattaya Bay and fitness room with all the equipment are a few of the features.

The unit itself is best of the best. The "03" unit is the front corner on the preferred south side of the building. The floor is one of a limited number with an oversized balcony, also preferred by residents here. Step out on the balcony and take in the stunning seascape and sunset views, and you'll immediately know why.

In addition to the unit we feature here, we have included a list of other units available in the building. Contact us to schedule a viewing of your desired unit.
More Featured Rentals...Ready to move in now!
Jomtien Palace
650 sqm , 3 BR, 100,000 /month
In the heart of Jomtien Beach
Townhouse S. Pattaya
144 sqm, 2 bed, 20,000 / month
Lots of space at a nice price
Baan Plai Haad
90 sqm 2 bed, 70,000 per month
New duplex, be the first to live here
177 sqm 3 bed, 130,000 per month
Unique duplex unit, on the cool side
Ananya Naklua
130 sqm 2 bed, 55,000 / month
Ocean front, luxury condo
Nova Mirage
88 sqm 1 bed, 28,000 per month
Best value at Wongamat Beach
Sirisa 5
175 sqm ,4 bed, 20,000 / month
YES, 4 bed rooms - spread out
Chock Chai Garden 3
160 sqm, 3 bed, 20,000 / month
Walk to all conveniences
The Cliff
46.5 sqm 1 bed, 16,000 per month
4 to 5 stars, lowest and best price
Centric Sea
32.5 sqm 1 bed ,18,900 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.
Click here to send your listings
This year's catch phrase is "buy off plan cautiously"

With 2015 now behind us, what did we learn about Pattaya off plan projects? In a word, "caution" comes to mind. Some projects have been cancelled or delayed while developers are slower to announce new launches.
2015 was also unkind to real estate firms who focus only on off plan projects. We've seen some cease operating while others have downsized. Still others have transformed into a full service broker. If these firms adapt, they'll survive.

Some projects have faced obstacles out of their control. Waterfront Suites, which is one of Pattaya's most successful off plan projects in recent years, had been moving along ahead of schedule. A year ago construction was halted to allow for regulators to study the approval process and reissue permits to continue. We're told resolution is near, and certainly hope so. Let's restore  industry confidence.

New completions and projects nearing completion are hot!
Buyer appetite for new, modern property is as strong as ever. It's just a question of when they will buy, not if they'll buy. The resounding sentiment is once completed or once the project is a year or less from completion. The most popular projects currently include (in alphabetic order):
Developer Nova Group & Tulip Group
Soi 1 Pratumnak Rd., Pratumnak Hill
High rise, 278 units, 1 building, 35 floors
Completion: Q2 2016

Centara Avenue Residences
Developer: Tulip Group
2nd Rd-Soi Buakhao, Pattaya Beach
Low rise, 380 units, 3 buildings, 8 floors
Completion: Q1 2016

Centric Sea Condo
Pattaya 2nd Road, Pattaya Beach
High rise,999 units, 2 buildings, 44 floors
Completion: Q4 2015, move in now
Cetus Beachfront Condo
Developer: APUS Development Group
Jomtien Beach Road, Jomtien Beach
High rise, 298 units, 2 buildings 49 floors
Completion: Dec 2015, move in now

The Base Pattaya
Developer: Sansiri PCL
Pattaya 2nd Road, Pattaya Beach
High rise,1112 units,2 buildings,31 floors
Completion: Q2 2016

The Palm Wongamat
Developer: Nova Group
Naklua Soi 16, Wongamat Beachfront
High rise,544 units, 2 buildings, 45 floors
Completion: Q2 2016

Unixx South Pattaya
Developer: Raimon Land Co., Ltd.
Thappraya & Pattaya 2nd Roads
High rise,1259 units, 1 building, 46 floors
Completion: Q1 2016

There are other quality off plan projects on the market, but these listed above are those for which we have seen the most sales activity in recent months.

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 with us.
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
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, or call +6689-685-2198.
Top Choice- Cetus Beachfront
39 sq.m. 1 bed corner, only 3.85 million THB
This will be your view if you purchase this unit. Luxury condo steps to Jomtien Beach. Foreign quota, priced 15% below market prices. The same unit on a similar floor will sell for 4.5 million THB or higher.
I wish all of our clients and friends a happy, healthy and prosperous 2016. I'm delighted to continue to service your real estate needs here in Pattaya. Now here in business for over 10 years, we've seen lots of changes in the market. The new year will continue to see more transition.

One of my best clients who happens to also be a good friend recently pointed out to me that the last couple of issues of this publication were "just a bit off".  The truth is that this friend is correct, and I thank her for being honest and helpful. Like my colleagues at other firms, we've down sized a bit. I haven't dedicated enough time to this task as in the past. Hopefully this issue is a start in the right direction.

I'm also excited to get started on 2016. We already have two deals in the pipeline from late last month, which is always a good way to start the new year. I believe this year will continue to be an active yet challenging market. As we've done over the past year, we'll continue to work hard to earn your business and get you the best deal possible.

Within the coming months we will roll out a newly designed website. This site will support several languages, and hopefully will be much easier to navigate and find what you're looking for. For those who prefer handheld devices, you will see the biggest improvement.

In closing I would like to thank my lean yet very dedicated staff. It's a quality team that works together to support our clients and each other.

Michael Barricelli
 Managing Director

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

Mobile:            +66-89-685-2198
Office:              +66-38-377-040
Line & Skype:  bigmangomike

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