Pattaya's Beach to be widened starting this October

Pattaya to extend beach in bid to lure tourists

SUPHAKORN AKKHARANANT
THE NATION

BANGKOK: -- The beach at Pattaya in Chon Buri province is to be widened to about 35 metres to prevent erosion and boost income from tourists visiting the seaside resort town.

Pattaya City's sand-fill project is expected to begin in October and will take around two years, said mayor Itthiphol Kunplome.

To extend the three-km beachfront to the eventual 35-metre width, will take 36,000 cubic metres of sand at a cost of Bt430 million. The first 15 metres of the new beach would involve a sandbag wall to serve as an embankment, while the remaining 20 metres would be of sand.The new beachfront will stretch for 2.7-km and cover around 60 rai, stretching from North, Central to South Pattaya beaches, Itthiphol said.

Itthiphol, who has been the mayor for six years, initiated this beach-extension project in 2010, requesting help from government agencies and local business owners.

Apart from the Marine Department, Pattaya City has hired the Aquatic Resources Research Institute, under Chulalongkorn University, as a project adviser.

The chief of the area Marine Department office, Rewat Phoriang, said the project had passed the Environment Impact Assessment, and is undergoing a bidding process, with this year's budget already available after approval from the Marine Department.

The sand to be used would be closest to the kind on Pattaya beach, found at beaches in Chon Buri and neighbouring Rayong, Itthiphol said.

The first beach areas to undergo the project would be those most damaged or affected from erosion.

When completed, the beach extension project is expected to revamp the image of Pattaya as a resort town with clean beaches and white sand, making it more attractive and have the potential of attracting 10 million tourists, as projected in the Asean Economic Community in 2015, Itthiphol said.

The head of the Pattaya Business and Tourism Association, Sinchai Wattanasartsathorn, said the extended beach would be beneficial to the local tourism industry, especially for Westerners who liked sunbathing. Vendors who will rent out beach seats and sell food at the beach also praised the project.

-- The Nation 2014-05-12

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

How can a foreigner really purchase Property in Thailand?

Purchasing property in Thailand is actually pretty straight forward.

However because it is not done the same way as it would be in their home countries some are very skeptical about the process.

The truth is foreigners are actually very protected provided they follow all the rules and have Thai companies set up properly by reputable lawyers. Here is an article from Ajarn.com that really explains foriegners buying condos, houses, and land. 
http://bit.ly/1hxORlx

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.

Land for sale in South Pattaya

Land for Sale in prime area of South Pattaya

68 TW of land for sale in South Pattaya. Minutes from both Walking Street and Jomtien Beaches. Land is on a small and upcoming soi, high end townhouses and house have already been built. Perfect for building a small house or apartment building, there is currently a 2 room Thai apartment which can be easily torn down. Soi is on a downhill slope so no problems with flooding. 4.9 mil 087 134 6605

Pattaya Boat Show to begin 22 November

Pattaya Boat Show set to kick off at Ocean Marina for three days starting 22 November

People may not associate Pattaya with sailing, regattas, or deep sea fishing but there is a huge here market for all. 

Ocean Marina will be holding its 2nd annual boat show with the hopes of delivering high end tourists to Thailand's number one beach resort destination, Pattaya. Here is an article i found in Thai Visa that explains what the boat show will offer

Ocean Marina Pattaya Boat Show shines global spotlight on Pattaya's marine tourism treasures
THB 90 million generated in revenue for the marine tourism industry from inaugural 2012 Show


Mr. Ronnakij Akasingh, Deputy Mayor of Pattaya City (back row, third from left), Mrs. Pataraporn Sithivanich, Executive Director, Product Promotion Department, Tourism Authority of Thailand (front row, second from left), Mrs. Supatra Angkawinijwong, Deputy Managing Director, Ocean Property (front row, third from left) and Mr. Scott Finsten, Harbour Master, Ocean Marina Yacht Club (back row, sixth from left), together with exhibitors.

PATTAYA: -- The annual Ocean Marina Pattaya Boat Show is set to take place at Ocean Marina Yacht Club 22–24 November 2013 for the second year, with the aim to promote marine leisure tourism and deliver high end tourists to Thailand's number one beach resort destination, Pattaya.

At the recent press conference in Pattaya, guest of honor Mr. Ronnakij Akasingh, Deputy Mayor of Pattaya City, together with Mrs. Pataraporn Sithivanich, Executive Director, Product Promotion Department, Tourism Authority of Thailand (TAT), and Ocean Property executives announced the highlights for the Show's second year.

Pattaya is widely regarded as one of Asia's favourite seaside resorts, increasingly being referred to as the "Thai Riviera". Catering to tourists from all cultures and walks of life, Pattaya provides a safe, relaxing, fun–filled stay with tropical beaches, world-class hotels, a wide variety of local and international restaurants, as well as shopping centres and markets featuring local OTOP handicrafts to global luxury labels. International standard golf courses, top medical facilities and an established marine infrastructure make Pattaya a leading holiday destination of choice for both Thai and International visitors.

According to the Tourism Authority of Thailand (TAT), almost nine million tourists visit Pattaya each year, a mix of domestic and international, who enjoy the coastal resort and the marine leisure tourism offerings that has made Pattaya a household name around the world.

In line with the TAT’s strategy to grow high end tourism in Pattaya, and working closely with the marine tourism sector on Thailand's east coast, organisers of the Ocean Marina Pattaya Boat Show aim to showcase the region as a leading marine tourism hub in South East Asia.

Mrs. Supatra Angkawinijwong, Deputy Managing Director, Ocean Property commented, “Pattaya is famous for its beaches, islands and marine tourism, and through the Ocean Marina Pattaya Boat Show we aim to promote the region and showcase the marine leisure tourism industry to a global audience. Following a successful first year, we expect to see the event grow even bigger this year.”

“The number of boats in the area continues to grow and while Ocean Marina Yacht Club is already the largest marina in South East Asia, we have plans to expand further. This, together with a growing marine infrastructure around Pattaya, positions the region as a leading marine tourism hub in South East Asia.”

Marine tourism is a large revenue generator for Pattaya, attracting high end international tourists who come to enjoy the stunning marine landscape, chartering yachts and using the marine services and marina facilities provided by Ocean Marina Yacht Club.

The Gulf of Thailand opens up to the South China Sea giving easy access to yachts from Hong Kong and further north, and south to the Indonesian archipelago, Australia and New Zealand. Strategically positioned and with the untouched waters of Cambodia and Vietnam on its doorstep, in addition to the myriad of islands dotted off the coast, gives credence to Pattaya's claim as a leading marine tourism hub in South East Asia.

Pattaya, in addition to having a strong international tourism appeal, is also popular with domestic tourists visiting from Bangkok and surrounds. And this market continues to grow with a trend toward more Thai nationals investing in the marine leisure tourism lifestyle.

“Yacht owners at Ocean Marina Yacht Club have always been majority foreigners, approximately 80%. However, recently we have seen this demographic change as more and more Thais buy into the marine leisure lifestyle. We have seen the number of Thai yacht owners in the marina increase from 20% to 38% within the last 12 months.”

An expanded in-water space at the 2013 Ocean Marina Pattaya Boat Show will host a large display of luxury motor and sailing yachts, including models from Princess and Simpson Marine, as well as gadgets and water toys for those who already have everything.

Onshore will be a diverse display from the marine tourism and leisure and lifestyle business sectors, from Thailand and overseas, including top yachting brands as well as luxury real estate, Super Bikes, Super Cars, marine accessories and much more. In total, there will be over 100 exhibitors and 2,600 sq.m. of exhibition area.

For visitors, of which approximately 3,000 are expected, there is a packed program of onshore and on-water activities and entertainment planned, including free sailing trials, free kayak trials, lucky draws, cocktail parties, Dragon Boat Races and a marina-side beer garden and festival with live band.

The 2013 Ocean Marina Pattaya Boat Show will take place 22-24 November at Ocean Marina Yacht Club.

For more information: website: www.oceanmarinaboatshow.com

 

Condo Market Sales Continue to Rise!

Thailands Condo Market has been thought of as overbuilt, and a bubble waiting to pop. 

Not only is development still going strong but units continue to sell and not just in places like Pattaya, Jomtien Beach, and Hua Hin but also the nations capital.

Check out this article from National News Bureau of Thailand

Special Report:
Condo sales in suburban Bangkok reach new high

BANGKOK: -- According to property experts, the average sales price of condo units in Bangkok's outer areas is set to soar by nearly 50 percent but condo supply in general will dwindle by next year.

The growing popularity of condominiums in suburban Bangkok is due to the expansion of the mass transit system from the central business districts to the suburbs and the safety from flooding which damaged many areas of Bangkok and other provinces in 2011.

The extension of the mass transit network, especially along the skytrain line from On Nut to Bearing, has fuelled growth in condo supply. Continual increases in condo prices were reported in six locations, which include Khae Rai-Lak Si-Ram Intra, Bang Sue-Nonthaburi, Ratchada (Lat Phrao-Makkasan), On Nut-Bearing, Bang Na-Suvarnabhumi and Taksin-Bang Wa.

SET-listed developer Sena Development Plc said condo prices in far-off locations rose from 68,000 baht per square meter on average in 2009 to 100,000 baht this year - an increase of 48% in four years.

Sales of condominiums grew by a staggering 151.8 percent year-on-year during the first quarter of 2013. Suburban areas contributed heavily to the recent growth of Bangkok's condominium market, accounting for 70% of new launches or 22,465 units. The Real Estate Information Center (REIC) predicted a total of 70,000-75,000 new condominium units would be added to the market in 2013, a record for the property industry.

The projection for new condominiums this year was higher than in the 1997 financial crisis, since condominiums are gradually replacing single housing units in some locations.

The center noted however that the condo supply will slow down next year as developers reduce projects. A number of government agencies have earlier warned that there is a risk of oversupply, as more projects are launched throughout the year.

Negative factors contributing to the decrease in condo projects include the labor shortage and the excessive amount of new condos being built this year. Condo supply has already reached a surplus in some areas with slowing sales amid high competition.


-- NNT 2013-10-23

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

24 Provinces underwater in Thailand with more rain on the way!

Thailands rainy season is getting into full swing. Although the Pattaya - Chonburi area has not yet been hit hard, Thailands Northeast "Issan" and Central Plains are feeling the effects!

This article for this mornings "The Nation" tells which provinces are flooded along with how Bangkok and the Chao Praya River are coping.

 

 Northeast, East brace for tropical depression approaching from Vietnam

BANGKOK: -- The Royal Irrigation Department is keeping a close eye on the impact of the upcoming tropical depression from Vietnam, which might affect several provinces in Thailand's Northeast and Eastern regions.

Ubon Ratchatani, Si Sa Ket, Surin and Prachin Buri would likely be affected by the upcoming depression. These areas are already severely hit by floods, the department's deputy director-general Suthep Noipairoj said yesterday.

He expressed concerns about the flood situation in Prachin Buri as the Pasak Chonlasit Dam is now nearly full and needed to discharge some volume of water before the new tropical depression arrived.

To date, the volume of water in Pasak Chonlasit Dam was 785 million cubic metres while the full capacity of the dam was 960 million cubic metres.

"We have to discharge about 8.9 million cubic metres per day from the dam to prepare for the upcoming depression," he said.

Meanwhile, Chao Phraya River should drain water at 2,300 cubic metres per second, which exceeds its capacity of 2,195 cubic metres per second.

Suthep explained that the department would drain the excess amount of water into the fields on the western and eastern banks of Chao Phraya River.

However, he explained that most of the flood-affected areas were located along the river and waterway and that is why they were at risk from the adverse impact of the flooding.

Floods have already affected more than 2.1 million people this month and ravaged more than 1.14 million rai of farmland.

Disaster Prevention and Mitigation Department director-general Chatchai Phromlert said yesterday that floodwater had also damaged 2,310 roads, 6,900 houses and 145 bridges. "Of the 29 flood-hit provinces, the situation in just five has returned to normal as of today," he said.

Still under water are Surin, Si Sa Ket, Ubon Ratchathani, Buri Ram, Amnat Charoen, Chaiyaphum, Yasothon, Mukdahan, Phitsanulok, Phichit, Kamphaeng Phet, Phetchabun, Nakhon Sawan, Uthai Thani, Lop Buri, Saraburi, Chainat, Prachin Buri, Sa Kaew, Nakhon Nayok, Chachoengsao, Ayutthaya, Angthong and Suphan Buri.

Many of these provinces are heavily flooded. The worst-hit spots in Chaiyaphum are about 2.8 metres under water.

In Buri Ram, floodwater levels have soared above three metres in Krasang district, marooning more than 200 families. Officials are making desperate efforts to get relief items to these victims.

Working alongside local administrative bodies, the department has mobilised thousands of volunteers to deliver assistance. More than 1,500 boats have been dispatched to reach the victims. Not all, however, are happy with the authorities' response.

Anong Thongsri, a 46-year-old resident in Prachin Buri's flooded Kabin Buri district, lamented that assistance efforts had failed to reach all those affected. "The floodwater level is also rising," she said.

Department of Religious Affairs chief Preecha Gunteeya said, meanwhile, that 295 temples in 12 provinces were flooded, affecting 2,014 monks.

The Government Housing Bank has offered a debt moratorium for flood-hit customers, whose loan repayments will be suspended for up to nine months depending on the severity of their situation. During that period, no interest will be charged on the loans.

Should flooding damage the whole house of a loan recipient, the bank will write off all outstanding debt on the house, leaving just the debt from the land purchase to pay.

Flood-hit loan recipients can contact the bank for help at (02) 645 9000.


-- The Nation 2013-09-27

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

 

How long will the Thai Baht continue to weaken?

Thai baht continues to weaken against  

western currencies

This year the Thai Baht has seen a lot of movement. From dropping below the 29.00 level to now passing the 32.00 level it is sitting today at 32.12. According to "The Nation" This is short term however tourists now will be getting more bang for their baht and will be able to spend more and for foreign investors this is a great time to bring money into The Kingdom. Atricle from "The Nation" below.

Plunge in the baht 'a short-term issue'
Business Desk
The Nation

Economic fundamentals strong, currency may rise again: analysts

BANGKOK: -- Thai economists and financial authorities say the sharp depreciation of the baht is likely to be a short-term phenomenon and foresee stability returning when the economy picks up, as economic fundamentals remain strong.

Commerce Minister Niwattumrong Boonsongpaisan said yesterday that the government would not interfere with the Bank of Thailand's work in stabilising exchange rates.

After a brainstorming session with the prime minister and Finance Minister Kittiratt Na-Ranong, Niwattumrong said the heart of this issue was to ensure stability and alignment with regional currencies. He said it would take a month or two to see if the baht's decline would boost Thai exports and whether the export target of 7-7.5 per cent would be revised.

Two forces are speeding the depreciation of regional currencies: the United States' plan to scale back its asset-buying or quantitative-easing (QE) measure because of improving economic health; and the worse-than-expected economic data within the region. Investors are shifting money back to the US.

The baht passed 32 to the dollar yesterday, a level unseen since September 2010, and economists say it could strengthen if the local economy shows improvement in the second half.

Tak Bunnag, head of Bank of Ayudhya's treasury group, said foreign investors had shifted investment out of Asia for some time. So if the Federal Reserve really acts to taper its QE, the baht should not fall much more, or it could even rise again.

In the year to date, the baht, at 32.12, has weakened by 4.8 per cent against the US dollar. Thailand's current-account deficit in the first half stood at 1.9 per cent.

Tak attributed part of the depreciation to the National Economic and Social Development Board's downward revision in the economic forecast on Monday. GDP figures roughly weigh 30 per cent when foreign investors make a decision, he said. This year's growth estimate for Thai gross domestic product was cut on Monday to 3.8-4.2 per cent after slowing in the second quarter to 2.8 per cent.

Kampol Adireksombat, senior economist at Tisco Securities, said the baht had fallen beyond its fundamentals.

His view was that the Thai economy should improve in the second half. If exports pick up, Thailand could show a balanced current account or even a slight surplus. In a worst-case scenario, a deficit of less than 1 per cent of GDP was anticipated. In these scenarios, it was likely the baht would strengthen against the dollar to around 31.5 later this year.

While urging the Bank of Thailand to restore exchange-rate stability via use of foreign reserves of US$170 billion (Bt5.45 trillion) or so, Kittiratt insisted yesterday that the economy remained strong. Even with slowing growth in the second quarter, investment was on track and would keep unemployment low.

To boost the economy in the second half, aside from pushing for the disbursement of the state budget and 20 measures backed by the Cabinet on August 6, the government would resort to no new measures, said Kittiratt.

"All the measures are not to boost the economy in the short term, but to invest in what we should and what will create long-term value," he said. All state agencies should also lend a hand in boosting consumer and investor confidence.

He said that in the short term, the macroeconomic picture remained satisfactory. The baht's depreciation was not worrying, in light of low inflation, as that would cushion negative impacts on importers.

-- The Nation 2013-08-23