On this first day or April pattaya seems to have a sense of humor

Shocked Residents as Toll Booths Appear Overnight

 

PATTAYA: -- During the night City Hall have introduced a new tollbooth at the start of Beach Road, as you enter from Dolphin Round about. 

 

Thai double pricing standards apply with Thai Nationals entering free with foreigners paying a minimum 30 baht. Pattaya City Hall have assured Inspire eMagazine that all Expats that produce a valid Thai licence will be entitled to the Thai pricing. 

 

There will be no costs for pedestrians, and it is unclear whether motorcyclists using the walkways rather than the road will be tackled. Local expat, Steven Sparkle, was there at 2am to witness it. "There were hundreds of workers that literally turned up and it was all done within a matter of hours. 

 

I can't believe it, no one was told about this. It's awful". pattaya-tolls Discount for Beer Bar Patrons If you buy two or more beers at any of the venues on Pattaya Beach Road do get your card stamped, as you will get a full refund on your toll charge when you get to the end of Beach Road from one of the Tollbooths on exit. Dave Trevors who was one of the first to use the toll at 9am this morning was livid. 

 

"I had a meeting at 10am but had to stop and drink two beers along Beach Road so I could get my toll money back, I am not sure this is a good thing for Pattaya that drivers start drinking so early.

 

Needless to say I was late for my meeting". It is believed that the money back initiative for drinking a couple of beers, which was introduced as a strategy to help local bar business in Beach Road, may need to be rethought as City Hall has questions over the effect it may have on drink driving. 

 

Will not Impact Tourism Numbers Thailand Tourism Authority (TAT) are confident this will have no impact on tourist visitors to Pattaya and in fact believe the new revenue will ensure an even more pleasant Pattaya Beach Road as monies can be used to beautify the area. 

 

They also plan to build 10 minute parking areas for drivers wanting to take advantage of the two beer offer that will ensure they get their toll money charges back; but it is thought this money could be raised by sponsorship for these parking zones by one of the beer companies.

 

-- Inspire Pattaya 2014-04-01

Thailands politica problems move south into Pattaya causing problems for local business

Pattaya Red Shirts force cancellation of anti-government concert in South Pattaya

PATTAYA: -- The Pattaya Pro-Government Red Shirts were out in-force late on Monday Night in South Pattaya after they received word of a music concert at a South Pattaya Restaurant featuring a well-known anti-government singer.

The Singer is affectionately known as “Marijuana” and just 2 days before his appearance in Pattaya he was on-stage in Bangkok at an anti-government rally performing songs which accuse the Thai Prime Minister of being involved in corrupt activities.

Over 100 Red Shirts took part in a noisy protest outside of the Peace House Restaurant in Soi Khopai, owned by Khun Sitarmaert, who was forced to confront the Red Shirts and ultimately cancelled the concert, which was due to take place in less than 2 hours time.

The singer has performed at the restaurant many times but the owner confirmed that he will no longer perform at the restaurant as he fears for his own safety.

Source: http://www.pattayaon...-south-pattaya/


-- Pattaya One 2014-04-01

Is Thailands political crisis about to finally hit a breaking point?

The Nation


Prime Minister Yingluck Shinawatra arrives at the National Anti-Corruption Commission yesterday to defend herself against the charge of condoning corruption in connection with the government

Military commanders will gather tomorrow to discuss political crisis amid fear of confrontation this weekend

BANGKOK: -- In a rare move, top military leaders will meet tomorrow to discuss a possible solution for the country at a time of political deadlock and likely confrontation between pro- and anti-government groups this Saturday.

Armed Forces Supreme Commander General Tanasak Patimapragorn has invited top military commanders - Army chief General Prayuth Chan-ocha, Navy chief Adm Narong Pipatanasai, and Air Force chief ACM Prajin Juntong - for a meeting with him tomorrow, a source familiar with the matter said yesterday.

The Supreme Commander felt that if the political deadlock was allowed to continue further, more damage would be done to the country, according to the source, who said the number of tourist arrivals had greatly declined.

This move by the military was not aimed at pressuring any side in particular, but intended to find a way out for the country, according to the source, who is a senior officer in the armed forces.

The source ruled out any chance of a coup, saying it would not be a "perfect way" to solve the problems and that the military had learned lessons from the past.

The red shirts plan their rally on Saturday, a week after the anti-government People's Democratic Reform Committee held its mass marches in Bangkok.

The military's move came as caretaker Prime Minister Yingluck Shinawatra met with the National Anti-Corruption Commission (NACC) on the last day of a deadline she was given, to explain allegations of her condoning corruption and dereliction of duty, in regard to the controversial rice price-pledging scheme.

The national anti-graft agency will decide today whether to grant Yingluck's request yesterday for additional testimony from 10 more witnesses and to submit more documents to support her case in its investigation, Prasart Pongsivapai, a member of the NACC, said. The NACC would base its decision on relevant laws and it would see whether there was a need to question more witnesses, Prasart said.

If the NACC agrees to the PM's request, the case will be delayed further. The agency was earlier expected to make its decision about the case during April. A decision to pursue the case would mean Yingluck would be likely to face an impeachment motion in the Senate, and a possible legal case with the Supreme Court's Criminal Division for Political Office Holders.

More than Bt400 billion in state funding has been lost in the scheme, which buys rice from farmers at well over the market price.

The prime minister is accused of failing to prevent corruption in the loss-making and graft-plagued scheme.

Yingluck arrived at the NACC office yesterday afternoon with her lawyers and a number of Cabinet ministers. Only her lawyers and Justice Minister Chaikasem Nitisiri were allowed to accompany the PM in her meeting with the NACC commissioners.

Waiting for her was an army of reporters, photographers and cameramen. The PM wore a cast on her left foot and was seated on a wheelchair shortly after her arrival. She recently suffered a damaged ligament from a fall.

All five NACC commissioners took part in the meeting, which lasted about 30 minutes. The prime minister later left without giving any interviews to the media.

Prasart said yesterday that the caretaker prime minister's presence indicated that she accepted the scrutiny process. He said the PM defended herself in writing as well as verbally.


-- The Nation 2014-04-01

Pattaya Property Show begins today!

Pattaya's 1st annual Property Show will kick off today at The Hilton Hotel

Pattaya attracts millions of tourists from all over the world every year. Many Thais especially from Bangkok also like to visit plus the city has a very large resident population of expatriates.

The real estate industry in the region has grown dramatically in the past few years, and Pattaya has become one of the most successful areas for property investment in South East Asia.

It is with this back ground that we are organizing The 1st Pattaya Property Show at the Hilton Pattaya on January 9th-12th 2014.

This four-day consumer exhibition will showcase new property developments including condominiums, villas and houses around the city and from other regions in Thailand. 

Governments new plan to reduce traffic on Pattaya Beach Road

Baht Bus Pattaya Beach Parking Zones opened by Provincial Governor 

Traffic on Pattaya Beach to be reduced by limiting where "Baht Buses" can legally park.

 

   As Pattaya continues to grow as a city so does the traffic problem. The recent widening of Pattaya's Beach Rd has been one step in attempting to reduce the problem. It has been long discussed that one of the major problems is just way too many baht buses " sorng taews" on the streets. They seem to stop and park where ever they want, well it looks like things are about to change on Beach Rd. check out this article from Pattaya One

On Wednesday the Governor of Chonburi Province, officially opened 17 dedicated pick-up and drop-off zones for Baht Buses along Pattaya Beach, which has been done to reduce traffic congestion along the Beach Road.

In a colorful and melodic ceremony, which included a Marching Band, long speeches and the ceremonial cutting of a ribbon, 17 new parking areas for Baht Buses were opened, which culminated in a demonstration of how a Baht Bus is expected to conduct itself in the future.

For many years the Baht Buses, which currently number 712, have been able to park where they want, regardless of any parking restrictions. Police have been seen to issue parking tickets to the Baht Bus Drivers but overall the influential Baht Bus Cooperative members have been able to stop where they want.

The Governor claims this is about to change and any Baht Bus who stops outside of a parking area will be fined and clamped which the Governor hopes will alleviate the traffic jams at peak times on Pattaya Beach Road.

Many are skeptical and believe the zones will largely be ignored by the drivers who are unlikely to ignore tourists who flag them down, especially those who need transportation off of the main routes which normally commands a higher fee than the standard 10 or 20 Baht you would pay if the Baht Bus is running along a designated route.

Baht Bus Pattaya Beach Parking Zones opened by Provincial Governor - See more at: http://www.pattayaone.net/pattaya-news/114512/baht-bus-pattaya-beach-parking-zones-opened-by-provincial-governor/?utm_source=feedburner&utm_medium=feed&utm_campaign=Feed%3A+PattayaOneNews+%28Pattaya+One+News%29#sthash.io2GLZX2.dpuf

Baht Bus Pattaya Beach Parking Zones opened by Provincial Governor - See more at: http://www.pattayaone.net/pattaya-news/114512/baht-bus-pattaya-beach-parking-zones-opened-by-provincial-governor/?utm_source=feedburner&utm_medium=feed&utm_campaign=Feed%3A+PattayaOneNews+%28Pattaya+One+News%29#sthash.io2GLZX2.dpuf

Baht Bus Pattaya Beach Parking Zones opened by Provincial Governor - See more at: http://www.pattayaone.net/pattaya-news/114512/baht-bus-pattaya-beach-parking-zones-opened-by-provincial-governor/?utm_source=feedburner&utm_medium=feed&utm_campaign=Feed%3A+PattayaOneNews+%28Pattaya+One+News%29#sthash.io2GLZX2.dpuf

Baht Bus Pattaya Beach Parking Zones opened by Provincial Governor - See more at: http://www.pattayaone.net/pattaya-news/114512/baht-bus-pattaya-beach-parking-zones-opened-by-provincial-governor/?utm_source=feedburner&utm_medium=feed&utm_campaign=Feed%3A+PattayaOneNews+%28Pattaya+One+News%29#sthash.io2GLZX2.dpuf

Thailand sees drop in tourism as a result of Political Unrest

 The expected high season for tourism in Thailand has seen numbers drop as much as 20% due to the countries current political situation

 

Tourists drop over 20% now

 

in Business | December 13, 2013 (591 views)

 

The president of the Association of Domestic Travel says tourists have now dropped by over 20% as the result of the ongoing political unrest in the country.

Association president Yoothachai Sunthornratanavej said that the current political turmoil from street demonstrations and news photos showing the use of tear gas on demonstrators had scared away tourists.

He said that earlier tourists have just put off their travels, and adopting a wait-and-see of the development of the protest situation in Thailand.

But now as protests dragged on and violence broke out, they had cancelled the trips to Thailand.

He said more than 20% of tourists  have dropped or up to 400,000  have cancelled travels to Thailand.

Meanwhile domestic travelers also have no mood for travels and some of them instead participated in the demonstrations.

He said the drop of tourist travels this year was much higher than when the Suvarnabhumit airport was forced to close three days by protesters in 2008. He said the tourism industry recovered fast from the airport closure, but for this year’s prolonged protest, he said he did not know how long it could recover.

Tourists do not seem concerned about Bangkok protests

Thailands political problems and travel warnings issued by many western countries do not seem to be affecting tourism.

It is the end of 2013 and it has been a couple of years since Thailand's last last political dispute which means the country has been overdue for this.

 

Protesters on both sides took time out yesterday to honor the kings 86th birthday showing in spite of political strife, Thai culture and a strong common bond does still remain. Perhaps that common bond, ie: a Monarch, is the only real way forward for the Thai people. However with Thailand's peak tourism season upon us it seems that tourists are not concerned about red shirts, yellow shirts, or any other color, they just want their holiday. 

Here is an article from  the Wall Street Journal:

 

As Thailand Fears a Drop in Tourism, Visitors Say No Worries

By Nopparat Chaichalearmmongkol

BANGKOK—Political protests in Thailand have calmed slightly following an uneasy truce between demonstrators and the government on Tuesday. But fears remain that the ongoing political turmoil could reverberate throughout the economy.

Thailand’s tourism industry, a major contributor to the country’s gross domestic product, could be an obvious casualty, with news and scenes of continued street protests and the storming of government offices in Bangkok scarring away foreign travelers just when Thailand is entering peak tourism season.

As of Wednesday, the Foreign Ministry reported that 37 countries have issued travel advisories for Thailand – mostly at level 2 – “Exercise Caution.”

 

Still, several tourists interviewed by the Wall Street Journal on Wednesday said they found Bangkok to be safe, even when coming across demonstrations.

The British government “issued advice, saying we should avoid protest sites, which apparently we have not managed to,” said 30-year-old British national Mark Abbott, who was walking down Ratchadamnoen Avenue, the main anti-government rally site in Bangkok.

The avenue sits adjacent to the city’s famous backpacker hub, Khao San Road, which makes avoiding the rally sites somewhat difficult.

But since Mr. Abbott and his companion Kadi McLeod arrived in the Thai capital just days ago they say they’ve not found anything to worry about.

“This looks very organized and everyone seems to know where to go and what to do,” said Ms. McLeod.

Even though the protests have eased, however, airlines and travel operators say their main concern is that tourists who have not yet arrived will re-think their visits, particularly if the protests resume next week after the country has celebrated the birthday of highly-revered King Bhumibol Adulyadej on Dec. 5.

The latest data from flag-carrier Thai Airways International and leading budget carrier Thai AirAsia showed a slight a drop in passenger numbers for the month of November, when protests first started heating up.

“While we are not seeing mass cancellations, a prolonged situation may lead short-haul travelers to change their holiday destination to somewhere else,” said Chokchai Panyayong, senior vice president of Thai Airways International PCL.

Thailand to charge tourists extra to enter The Kingdom?

Thailand's government gearing up to charge tourists a 500 baht entrance fee for emergency medical costs??

Thailand's government is proposing this fee to build a fund to help pay medical expenses for tourists that find themselves needing medical attention but possibly can't pay the costs incurred for treatment. These conditions can range from food poisoning, dengue fever, heart attack, or physical injuries from such things like, car or motorbike accident, minibus or buses going off the road, jet ski accident, slip and fall, etc.

The Thai government is wondering if this would scare off tourists. Not too long ago tourists had to pay an exit fee to leave The Kingdom. It didn't really seem to affect tourism at all but when the proposed fee was to go up another 200 Baht the Thai's hid the fee and the increase incorporated into the price of a return ticket.

This may make for heated discussions on local chat forums and bar stools but i can't really see paying another 500 Baht to enter Thailand turning tourists away, especially when it it going to something that can be of benefit to them should something arise. My only question is "what about the all tourists must have travelers insurance to enter The Kingdom" proposal? Would these two work in conjunction or is this another government scam? Please read the article from "The Nation" below:

Would a Bt500 emergency-coverage fee scare off tourists?
Pongphon Sarnsamak
The Nation

BANGKOK: -- The government's attempt to launch a new regulation to collect an entry fee from foreign tourists to cover their emergency medical services could prompt tourists to choose destinations in other countries.

The concern, raised by the Tourism Council of Thailand, comes after the Public Health Ministry proposed a plan to collect Bt500 as a fee for entering the country from foreign tourists staying in Thailand from three to 30 days; and Bt30 for less than three days. The fee would be used to support a ministry programme providing emergency medical services for foreign tourists.

According to Public Health Minister Pradit Sintavanarong, currently the ministry has to shoulder about Bt200 million to Bt300 million as the financial burden for providing emergency medical services for foreign tourists.

Each year, the ministry estimates that about 23 million foreign tourists from around the world visit Thailand. It expected that if the plan to collect a fee for entering the country were approved by the Cabinet, the ministry would be able to collect about Bt10 billion.

This money would be used to support the ministry's budget to provide emergency medical services for foreign tourists suffering serious illness or injury. Under this plan, each foreign patient would be covered by Bt200,000 to Bt300,000 in emergency care. This budget would also be used to develop healthcare units and procure medical devices.

"They [foreign patients] must pay to enter the country because they have to use our medical resources," Pradit said.

The ministry is now discussing with related agencies - the National Security Council, Foreign Affairs Ministry, Tourism and Sport Ministry, Labour Ministry and Immigration Bureau - to find appropriate ways to collect the fees.

If the agencies come up with a good plan, it will be deliberated by the Cabinet before the Office of the Prime Minister makes an announcement.

But Tourism Council of Thailand president Piyaman Tejapaibul does not believe this plan would benefit the tourism industry. Instead of attracting more and more tourists to visit our country, the plan would hurt tourist figures, Piyaman said.

"Each year Thailand gets a lot of revenue from the tourism industry - but the government has never used money from this industry to develop and support tourism," she said.

Currently, many tourists bring their own travel insurance from private insurance agencies in case of unexpected accident or illness, covering them for medical services in the destination country. Some countries require travellers to attach their health insurance when applying for a visa, so that they do not have to shoulder the burden of paying fees for medical services at their destination.

"We want good tourists to visit Thailand - not the [type of tourist] who does not want to enter because he or she has to pay Bt500 as an entrance fee," Pradit said. He added that European countries and the US have supported the government in collecting entrance fees from their tourists, as they see that the plan would reduce risks for their citizens travelling abroad.


-- The Nation 2013-11-19

Latest rain storm pounds Pattaya Beach

Pattaya has seen huge down pours and flash flooding in the wake of Typhoon Wutip

 

On Tuesday Morning Pattaya City officials toured the city to survey the damage caused by the rains. Check out this article from Pattaya One News.

Sections of Pattaya Beach have disappeared following the heavy rainfall on Monday Night.

 

After 2 hours of sustained and heavy rainfall, much of Pattaya experienced flash floods with water depths of up-to 1 meter in places.

On Tuesday Morning Pattaya City officials toured the city to survey the damage caused by the rains and found that sections of Pattaya Beach, especially the Northern end of the Beach had been swept into the ocean as the rainwater flowed down to the beach taking sections of the beach with it.

Concrete walls and drainage channels had been destroyed and sections of the beach had disappeared after the sand, some of which had recently been placed there to artificially build-up the heavily eroded sections of beach, had been lost to the sea.

Pattaya Officials are now counting the cost of the damage to the beach and questions are being asked as to why recent expansion work to Beach Road, which is one of many known flooding hot-spots in the City, did not incorporate an upgraded storm drain system to ensure that rainwater could be dispersed into the ocean without damaging the beach.

On Tuesday Morning Pattaya City officials toured the city to survey the damage caused by the rains - See more at: http://www.pattayaone.net/pattaya-news/104451/pattaya-beach-disappears-places-heavy-rainfall/#sthash.7a9hcfgo.dpuf

On Tuesday Morning Pattaya City officials toured the city to survey the damage caused by the rains - See more at: http://www.pattayaone.net/pattaya-news/104451/pattaya-beach-disappears-places-heavy-rainfall/#sthash.7a9hcfgo.dpuf

 

On Tuesday Morning Pattaya City officials toured the city to survey the damage caused by the rains - See more at: http://www.pattayaone.net/pattaya-news/104451/pattaya-beach-disappears-places-heavy-rainfall/#sthash.7a9hcfgo.dpuf

Return of the house = a maturing market

I saw this article in Pattaya Realestate Magazine and thought i would share it. An interesting look at Pattaya's changing housing market. Enjoy

Return of the house = a maturing market

Posted Sep 5 2013 by Bart Walters in Columnists, Homepage Slider with 0 Comments

My doctor in Bangkok is a cagey 70-year-old veteran. Whenever he sees me, he’ll take a gander at my X-rays, or blood tests, or results from whatever diagnostic gismo I’ve been examined with, then look me right in the eye and ask: “How do you feel?”
This seemingly harmless and open-ended question usually draws every bit of information he needs out of me. I ramble on, jumping from symptom to symptom; occasionally offering my own diagnosis and opinion on exactly why my 52-year-old body is betraying me. He doesn’t have to prod or pry. We don’t have to play 20 questions. He gets all the information he needs in one shot.
Brain-picking

I borrow his technique when I want to find out what’s going on in a particular property market. The other week I was in Pattaya and paid a visit to my usual cadre of real estate rangers. Some hate to see me walk in the door, because they know it’s brain-picking time.
But, most of them are relieved as it is a rare opportunity to tell the truth with no spin, shine or exaggeration regarding the prevailing property market on the Chonburi Coast. I am neither buyer nor a seller.

I am well-versed in how the real estate business in Thailand works, so there’s no need to educate me. Most importantly, I am known for keeping my promise of anonymity.

My opening question and invitation to confess is always the same: “What’s selling?” I don’t want to hear about which developer has a new project. I don’t care who lost their best sales person. Whether or not a project has gotten EIA approval does not interest me. Just tell me what kind of property you’ve sold lately and who you sold it to. It’s that simple.


Useful anecdotes
Usually they respond to me the same way I do with my physician. I learn what has sold, how much it sold for, who it was sold to and naturally some useful anecdotes and opinions on the direction of the market.

It has been nearly two years since I last conducted such a survey. The recent results were eye-opening, but confirmed my sneaking suspicion that things were changing in and around Fun City.

One longtime veteran in the Pattaya property trenches put it very succinctly … “Sellin’ a lot of houses, dude … a lot of houses”. I was overjoyed. I’ve been predicting this for a long time. But, I guess if you predict something for long enough, it will eventually happen.

What’s more, I wanted it to happen. In my decade and a half here in Thailand, the most money I ever made coupled with the most creative satisfaction was building and selling houses. It thrills the crap out of me to see the trend arrive here in Bangkok Beach.
Out of 10 property jockeys I spoke with, two said nothing was selling, two said they were flogging a whole bunch of 31 sqm people boxes, and the other six all expressed a surprised elation at selling single family dwellings … mostly in East Pattaya.
I discarded the first two as lazy remoras and the second two as “captive shops” with their signage and marketing material paid for by the ruling oligarchy of high-rise developers.

Not surprisingly, the six agents who said they were selling houses are some of the oldest and most established firms in the area. In fact, more than half of them make their bread and butter serving the corporate relocation and working expatriate market. I keep telling people Pattaya is a real city and here is more proof!

But why are houses suddenly in vogue? And who is buying them? Enquiring minds want to know!

I believe the answer to these questions comes in three parts. Houses have changed, buyers have changed, and Pattaya has changed.

Pt1 Houses have changed

Last year while researching housing developments in East Pattaya and also the far southern end, I learned a lot about how the design, style and construction quality of houses has morphed in and around the city. (See the Tales of the Darkside series and Goin’ South series archived on our website at www.remthai.com) It appears to me there have been three distinct stages of development over the past 15 years or so.

Keep in mind, I’m not talking about “one off” houses where someone has secured some land and built their own single house. I’m referring to proper housing developments. The original development style was focused on two axioms: 1) build them all the same; 2) build as many as you can on the land you have. The houses themselves were a hybrid design of Thai sensibility and mimicry of what they thought a foreigner’s house was like. Most were built in the ubiquitous “Thai-Bali” style … or what they thought we thought Thai-Bali looked like.

Outdoor kitchens, maid rooms and those hideous little ceramic columns surrounding tiny outdoor verandas are dead giveaways of housing produced during this era. Semi-spacious farang-style living rooms were prone to having a single electrical outlet with the wires running through a plastic conduit on the outside of the wall.

No space

There was no space between the houses whatsoever. Where I come from we call these “zero lot-line” houses. If you had a 200 sqm lot; 180 sqm was covered in concrete. Grandiose and ornate entry ways to these developments with imposing security guard shacks were erected first, usually to be torn down later and replaced with shop-houses.

Once most of the project was sold, the developer usually just went on to the next cookie-cutter project to repeat their atrocities. Little or no management was left in place to control or maintain common areas like the streets, clubhouses or communal swimming pools that might have existed.

The design was rudimentary. The quality was sub-standard. The management was non-existent. And, some of those developers are operating in the same manner to this day. Their only saving grace is that they didn’t cost very much.

Then in the late ’90s and early ’00s, a housing renaissance occurred. What I would describe as “American-style” gated communities emerged. Well-lit wide streets, big lots, private swimming pools and a variety of designs.

Unfortunately, many of these were mere façades, like fake Gucci bags. Most of them looked the part with fabulous entrances and almost military security structures. But, alas, the quality was all over the place.

One development in particular comes to mind. (Since I’m going to put it down, I decline to name names). The entrance to this famous East Pattaya estate is one of the most breathtaking I’ve ever seen, complete with modern sculptures and manicured landscape. The houses sit on huge lots, but are only slightly better quality than those built 10 years before.
 
Plagued with bad design, poor material and shoddy workmanship; it’s like wearing a $1,000 suit going to a five star restaurant and ordering a hamburger. “What’s the matter hoss? Spend all your money on the suit?”

Still others sported the fancy storefront and, for the most part, lived up to it. Phu Tara and Siam Royal View in East Pattaya come to mind. Whoever designed these estates understood the concept of luxury gated community living and followed through with some pretty well turned out abodes.The problem here is they kind of over-did it. The “build it and they will come” philosophy backfired. Some of these kinds of homes sit empty or the plots remain available because they are just too expensive. The market for houses in that prices range is yet to mature.

In the past few years up to the present, we have seen a second renaissance I’d call the modern age of practicality. Today’s Pattaya home builder has employed some reverse-engineering. Houses are geared towards what the buying public want, not some grand vision of the developer.


Smart houses

Ornate ridiculous entrances and unused theme park-like common areas have been replaced with value-added features for each house. LED lighting, solar-powered water heaters, salt water swimming pools and “smart” houses that are so wired-up you can cook dinner on your way home with your iPhone.

Developments like Sedona, Whispering Palms and Greenfield Villas mirror North American communities with their open plan houses and flexible floor-plans. Professional management ensures the investment buyers make isn’t degraded by their neighbours. 

Forward thinking designers like Silver Hills in Bang Saray give buyers huge lots with a long list of “green” features and “smart house” gadgetry. Now a “luxury gated community” is just that and not a poor copy of a Rolex watch.

In my opinion, among the most shining examples of how far housing has come are the projects offered by BravoThai – The Vineyards Phase III and the recently unveiled Amaya Hill. The designs are modern, flexible and timeless. The execution is precise and completed with the highest quality materials.

The genius of these developments is in the planning. Instead of creating homes and shoving them down the consumer’s throat, the folks at BravoThai delineated specific markets and set out to satisfy them.

The Vineyards Phase III is a small-ish development with only 21 units. It is an intimate project with big plots. The houses are spacious open-plan affairs with plenty of garden and swimming pool.

Minimalist styling allows owners to bend the décor to their will. On-site amenities like a coffee shop, fitness centre, taxi/mini-bus service, pool cleaning, house-sitting and maid services tell the tale of exactly who these houses are targeting.

Priced at Bt13-20m, limited to a small close-knit community and chock full of convenient amenities, it is quite obvious this place is aimed at retirees.

Award recognition

Apparently BravoThai know what’s what as half the units have been sold in less than one year. All phases of The Vineyards have been recognised repeatedly at the Thailand Property Awards 2011 and 2012 and Pacific Property Awards 2012 and 2013.
Amaya Hill targets a different group. With 85 units planned, it is a much larger project with smaller plots. Built on an elevated knoll near Lake Mabprachan, Amaya Hill enjoys great location, access to the motorway and views of Pattaya in the distance. The houses mirror the design of The Vineyards with their clean minimalist lines and practical layout.

According to Adam Coulson, sales executive for BravoThai, Amaya Hill is geared more toward families. Floor-plans range from 128sqm to 240sqm. Lots can be combined and floor-plans rearranged.Prices run from Bt7-15m. Adam described the homes at Amaya Hill as “affordable luxury” and I must agree.

Once again the boys from BravoThai seem to have found the mark as many of the units on the first phase are sold and they don’t even have a showroom yet.

In the future I would expect any switched-on development company to follow BravoThai’s lead. Terrence (Terry) Collins, MD of BravoThai, said it best: “People don’t want a discount … they want a lot of house for their money.”

It occurs to me that BravoThai have taken the developer’s ego out of the equation and decided to “just give the people what they want”. This is a very definitive shift in house builder philosophy.

Pt2 Buyers have changed

So, what has changed about the oh-so-elusive consumer? Are they the same people who used to buy condos with a different mindset? Or, are they a different group altogether? The answer is … a little of both.

Terry Collins again: “Consumer trust has flipped.” We discussed the old condo developer fear tactics used in the past. “You can’t own it … you can’t own it!” the condo mongers would say referring to houses; playing on the fears of buyers that the only property legal for a foreigner to own in Thailand was a (49 per cent) condo.
Now, not only have buyers become more educated and comfortable with the various methods one might “own” a house, some are becoming increasingly suspect of condominiums.

“People are afraid some of these condos aren’t going to get built,” said one veteran agent. Indeed, construction delays, design changes and rampant rumours of developer insolvency have some property buyers looking at condos with a suspicious eye.

Of course it is only the very few condos that deserve to be viewed with such suspicion but the “one bad apple” rule can still affect the rest of the condo builders’ “barrel” in the perception of buyers.
“People want to feel in control,” said Terry Collins. “While the buyer is waiting for a 40-storey high-rise to get built, he is at the mercy of the developer. With a house, the owner can come to inspect progress every day, and payment is based on pre-set benchmarks, not the developers’ need for cash flow.”

Potential buyers

My personal experience has seen some changes in the characteristics of potential buyers. Last December, my big three-bedroom condo in Jomtien Beach was vacant and for rent. This place is 168 sqm and feels like a house connected to the end of a condo. Many prospective renters consider it instead of a house.
In three days I had three couples from three different countries looking at it, but all for the same reason. Each and every one included a male head of household that had recently been re-posted to an industrial estate near Pattaya.

Two worked with companies forced out of Bangkok by the floods who chose to relocate rather than rebuild. The other was with a multi-national conglomerate that was planting their flag in advance of the AEC inauguration in 2015. No punters, sex-patriots or fugitives … just real people that needed real housing.
Overheated Asian economies have also changed the face of who is buying houses here.

More than one agent told the story of Singaporeans who can’t afford to retire in their own country, choosing Thailand for its fresh air and easy way of life. The same goes for Hong Kong Chinese that are falling victim to mainland Nuevo-riche Chinese driving real estate prices to the stratosphere.

Disgruntled North Americans and Europeans make up a hefty slice of the house-buying pie. Rising inflation and taxes create new expatriates every day.

Adam Coulson from BravoThai told me he’d had a flurry of French buyers who are fed up with the exorbitant taxes and political turmoil of their own country. I meet more of my own countrymen every month who also weary of carrying an increasingly top-heavy government on their back.

According to Adam, the off-shore worker making off-shore money no longer feels the urge to repatriate their hard earned cash to their native countries. He considers them the “perfect buyer”.
And, let’s remember that Thai people make up the lion’s share of real estate purchasers whether it is houses or condos.

“Thai people are using agents now,” said Adam. “We haven’t seen that before.” Traditionally Thai buyers used word-of-mouth and personal connections to lead them to a purchase.

Apparently they’ve gotten over the idea of paying a commission and are learning about the higher quality and better design of some Pattaya developers (even if they are farangs).

Pt3 Pattaya has changed

Now, I know it is taboo to say this, but the riots and floods of recent years did Pattaya a favour by forcing Bangkok Thais down the road to see how things had changed. Primary infrastructure like the motorway and other roads make it easier to get here and get around. Secondary infrastructure like schools, hospitals and major shopping venues create a much more livable environment.

The new generation of Thais isn’t affected by Pattaya’s old stigma of Thailand’s “brothel-by-the-sea” reputation. They see Pattaya for what it is; a dynamic and vibrant resort town. It’s easy to get here, bristling with all kinds of healthy recreation and quite a bargain compared to other regional competitors.

Having a little condo for weekend getaways is nice. Owning a big house with a private garden and swimming pool is better.
So, this month I played doctor with the Pattaya property market by making a house call and asking it: “How do you feel?” After hearing it ramble on for a couple of days about changes in developments, changes in consumers and changes in Pattaya, I came to the same conclusion my grumpy old doctor always arrives at about me. “You’re okay,” he’ll say. “You’re just getting older”

You think Pattaya's Condo Market is getting expensive??

So you think Pattaya's Condo Market is an over built over inflated bubble waiting to pop?

Pattaya is not the only place in Thailand that has seen a huge mount of new projects springing up out of the ground. In fact people have said Bangkok is also an over developed market yet according to Colliers International Thailand th4e average price for new condos in Bangkok rose 21%! Check out this article from Coconuts Bangkok:

 

Bangkok condo prices jump 21 percent

By Coconuts BangkokAugust 27, 2013 / 16:55 ICT

 

Average prices for new condominium projects in Bangkok rose a staggering 21 percent quarter-on-quarter according to the latest research published by Colliers International Thailand.

In its Bangkok Condominium Market Report covering the first half of 2013, Colliers revealed that the number of new launches dropped by 22 percent compared to the previous quarter, but the number for the entire first six months was 12 percent higher compared to the same period in 2012.

Low- and middle-income buyers with budgets under THB 3 million remained the highest proportion of property buyers in the Thai capital, according to the report.

The average take-up rate for new condominium projects in Bangkok during the second quarter was 74 percent – the highest recorded for a number of quarters due to strong sales at projects being sold by reputable, listed developers and located close to the city’s mass transit network.

Average selling prices in the city area were recorded at THB166,000 per sqm – the highest for more than two years and 2.7 percent up on the previous three-month period. Prices in the city are more than 100 percent higher than average prices for the entire Bangkok metropolitan region.

The research also noted a price drop once a project is more than 200 metres from one of the city’s mass transit stations, and declines substantially once that distance is more than 1,000 metres.

Housing loans offered by financial institutions have also declined as banks reigned in their lending over concerns of rising household debt and the country’s first car policy - which has impacted some low- and middle-income buyers.

“Thailand is located in the centre of Asia Pacific and has great potential for AEC in 2015,” the report noted.

“Many foreign developers are entering Thailand by themselves or looking for joint ventures with Thai developers to start their first projects in the country, especially in Bangkok. In addition, many foreigners are back in the Bangkok condominium market again and most of them are looking for luxury condominium units in the City area around the BTS stations; foreign buyers will continue to increase in number in the future."

Colliers added that because of the high number of new supply, certain projects will do better than others. Those that have the best prospects are those from well-known and reputable developers. 

Other developers can still do well if they focus on well-researched projects in strong locations, well-designed and targeted clearly at a clear market segment.

“New opportunities are also coming outside Bangkok where there is now more disposable income and the market historically has been poorly served.”

Story: DD Property / Andrew Batt
Photo: Coconuts Bangkok

 

Pattaya Real Estate Market is on the move!

I wanted to let everyone know that Pattaya Real Estate Market has merged with Big Mango Properties!

Big Mango Properties has been in business for almost 10 years and carries a very solid reputation in both Pattaya and Bangkok. Our Pattaya Real Estate Market website will remain up as will this blog.

Our other blogs

• Forrentinpattaya.blogspot.com
• Forsaleinpattaya.blogspot.com

Will be also continue with many new listings on the way! 

We look forward to this merger giving our clients a much broader database to better your needs as well as a bigger team to better serve new and existing customers. 

You can check out the new changes here at www.bigmangoproperties.com. I can now be reached at Brian@bigmangoproperties.com

Thank you all very much

Kind regards,
Brian Berlin

Dem Reds are at it Again!!

Reds urge mass rally at court

 Group calls for 100,000 people to protest outside charter court next week to pressure judges to resign

BANGKOK: -- A red-shirt group protesting against Constitutional Court judges yesterday called on fellow red shirts nationwide to join a rally in front of the court next week in order to step up pressure against the nine members of the bench.

 

 The Pro-Democracy Community Radio Group made the call for up to 100,000 red shirts to move to Bangkok to join a mass demonstration in front of the Constitutional Court on May 8.

Charn Chaiya, a leader of the group, said the 24-hour deadline for the judges to clarify whether they were properly appointed by royal command had expired, so they must all resign.

The group has been rallying outside the court, located in the Government Complex, for the past 10 days.

Spokesman Sornrak Malaithong said the group wanted to invite red shirts nationwide to join the rally next Wednesday to pressure the judges to resign and to demand the cancellation of Article 309 of the charter, which endorses the 2006 coup and its consequences.

The group will also gather signatures to begin an impeachment process against the nine judges. If the judges do not resign by May 8, they will face an all-out campaign from the group, he said.

However, the Constitutional Court judges came to work yesterday, despite the rally against them in front of the court. They considered two cases related to petitions against the bill that seeks to amend Article 68 of the Constitution and restrict the court's power in accepting petitions.

In the first case of a petition filed by Senator Somchai Sawaengkarn, the court announced that copies of the petition had been sent to 312 MPs and senators who were accused of violating the charter, although the parliamentarians claimed they had not received the copies and refused to send their explanations to the court.

In the second case, the court voted 5:3 to accept a petition by General Somjet Boonthanom for review, but it declined to issue an injunction to suspend the amendment of Article 68.

Somjet was ordered to send copies of his petition to the 312 MPs and senators supporting the amendment bill.

The court yesterday also postponed to its next meeting the review of a petition against Democrat Party leader and Opposition Leader Abhisit Vejjajiva, saying the judges needed more time to consider the case.

The petition asked the court to revoke the MP status of Abhisit following the Defence Ministry's decision to revoke his military rank on allegations that he had dodged military conscription.

A company of crowd-control policemen was deployed to maintain security around the Constitutional Court, and the police set up a barricade to prevent people from entering the court's compound.

Two bills backed

Meanwhile, Suporn Atthawong, deputy PM's secretary-general and a red-shirt leader, said yesterday that the Pheu Thai Party supported both the amnesty bill of Pheu Thai MP Worachai Hema and a reconciliation bill of Deputy Prime Minister Chalerm Yoobamrung.

Worachai's bill, which has been put on the House's top agenda for deliberation in the next parliamentary session, is aimed at absolving ordinary red-shirt people from crimes committed during the protests.

However, Chalerm's bill is aimed at granting amnesty to all sides, including the yellow-shirt movement and former prime minister Thaksin Shinawatra.

Suporn said it was possible that Chalerm's bill could be deliberated along with Worachai's draft.

Abhisit yesterday called on the general public to come out to send a strong message to the government that ordinary citizens disagreed with the plan to grant amnesty to Thaksin so that he could go scot-free and get his Bt46 billion in seized assets back.

He said Thaksin had sent a clear signal to his red-shirt supporters and Pheu Thai members that he wanted Chalerm's bill to be enacted so that he could get the assets back.

The former PM said Thaksin's recent Skype video-call to a Pheu Thai meeting clearly indicated that Prime Minister Yingluck Shinawatra was doing everything she could to whitewash her brother and help him get the assets back. Parts of the seized assets also belonged to Yingluck, he added.

-- The Nation 2013-05-02

The Vineyard now for rent in Pattaya!!

The Vineyard Phase One is now for rent!!

I have just received word from Siam developments that a new rental opportunity has just come up in The Vineyard Phase 1. 

 

This award winning 3 bedroom 3 bathroom home with private garage and swimming pool will be available at 96,000 THB per month on a one year contract. 

The location is right behind Maprachan Lake and very close to the main highway, local schools,  as well as golf resorts.

 

For more information click here or e mail us at info@pattayarealestatemarket.com

Thailand is not just a poor mans paradise

Thailands reputation as a low budget tourist destination or poor ex-pat haven may proceed itself. 





Backpackers come from all over and hit the hostels of Bangkok, Chaing mai, Koh Samui, and Koh Pan Ngans Full Moon Party.

Ex-pats that sometimes fill the description on runaway, refugee, or retiree flock lower income housing developments and apartments in Bangkok, Pattaya, and Jomtien Beach. Some stay in Thai style apartments anywhere from 2,000 THB to 6,000 THB, others buy condos starting at less than 700,000THB for smaller units.

Would you believe a high end condo unit in Bangkok has just been sold for 480 Million THB??? According to an article in the Bangkok Post, luxury property developer Pace Development Corporation Plc last month sold a 1500 square meter unit in its Ritz-Carlton Residences for 480 MB!!! 

 

• Who would buy a condo for that kind of money?? Apparently it was all affordable enough for a retired Indian property investor that has been based in Dubai.
• Why would anyone spend that kind of money? Pace Development Corporation Plc.'s chief director Sorapoj Techakraisri seems to feel that "This year will be good for the high-end residential market, as foreign buyers' confidence is growing stronger,"
• What is the Ritz-Carlton Residences? The Ritz-Carlton Residences will be a luxury condo project with 194 units priced at 280,000 baht per sq m on average for a 99-year leasehold. It is part of the 77-storey MahaNakhon luxury mixed-use skyscraper being built on nine rai of Narathiwat Road next to Chong Nonsi skytrain station.
• How will such an expensive sell?  To date, Pace has sold 100 units worth a combined 5 billion baht, with 60% bought by foreign buyers. Another 3 billion baht in sales is expected this year.

 

Wealthy foreign buyers do not feel 400,000 baht per sq m, the level now offered for a resale penthouse at the St. Regis on Ratchadamri Road, is high, as they are used to paying more than that in major destinations such as London, Hong Kong and Singapore, Mr Phanom said.

So who said Thailand is a poor country or only for washouts, sex tourists, sex-pats, and back packers. It seems Thailand is capable of drawing the worlds richest investors. The only real explanation is that contrary to popular belief...Thailand has alot to offer!!

Will your condo unit or house be completed on time??

The new condo and housing development market has seen a boom in recent times that is off the hook. This includes all of Thailand, not just the Pattaya, Jomtien Beach area. 

Developments are rolling out in record numbers. I mentioned a few blog posts ago about some of the difficulties developers are facing to complete projects on time.

1. The increasing price of raw materials and durable goods has left some developers waiting for more investment money to roll in before they can proceed, or having to procure new loans from the banks.
2. With all the new projects rolling out through out Thailand it has been difficult for some developers to maintain a sufficient amount of staff
3. With the new minimum wage law of 300 baht per day per worker, some developers are now finding themselves going over budget. 

 

According to an article i recently found in the Pattaya Mail the Real Estate Affairs company (AREA) chairman Mr. Sophon Pornchokchai has acknowledged that...

  “For the housing market this year, we had to watch over the construction, for homes that might be completed after the delivery date, or are presold but not built,”

This is a common concern and i have to admit it would be a little scary to purchase a condo unit and 6 months later it has yet to break ground! Some homeowners have been utilizing the "Escrow System" to safe guard their down payments. How this works is a third party holds the down payment for the buyer, which will not be paid out to the builder until the home is delivered as promised.

  

Sophon now advises consumers to use the escrow system, which protects their down payments, and reduces the risk of buying a home but not getting the house later.

 

As of December 2012, an estimated 128,934 purchased units have either been built or are still under construction with only about a third being100 percent finished. The rest are still being built, and some of them are scheduled for completion in 2014-2015.

This video of the early stages of Novana Residence construction shows what your new home in the sky looks like in the beginning and what it takes to make it happen.