REM Thailand - November 2012 - Issue 138 by Pattaya Property Consultants

REALESTATE e n i z a g a m thailand

matrix earn major global award See Page 12

plus the thailand property award winners inside

Issue 138 • November 2012

Main picture: Matrix’s City Center project in the heart of Pattaya. Right: Matrix managing director Miki Haim (left) picks up the OPP Best Developer in Asia – Bronze Award in London.

เรียล เอสเตท แม๊กกาซีน ไทยแลนด์

who’swho

Managing Director Dave Buckley Tel: 087 988 0799 dave@thailandpropertymagazine.com Publisher/Editor Mesiya Watson may@realestatemagazinethailand.com

Our team

Since 2001 – Thailand’s first English language property magazine

And about time, too! Over the years I’ve developed very mixed feelings about

Sales and Marketing Wongduan Roberts Tel: 087 535 8096 duan@thailandpropertymagazine.com or realestatemag@hotmail.com or dave@thailandpropertymagazine.com Office/Accounts Tel: 038 406519 or 08 6335 2474 dear@thailandpropertymagazine.com Web address www.remthai.com www.realestatemagazinethailand.com Artwork, Design & Layout Zen Grafix • Tel: 038 406519 Publisher Pattaya Property Consultants Co Ltd 21/27 M5 Soi Nern Plub Waan Nongprue • Banglamung Chonburi 20150 Tel: 038 406519 or 08 6335 2474 Fax: 038 041158

awards and have reached the conclusion that they are nice to have, but it’s best not to lose too much sleep if you miss out. When I spoke to the bosses of companies from the Eastern Seaboard who were present at the Thailand Property Awards early last month that seems to pretty much sum up their

Dave Buckley considers how the Thailand Property Awards shaped up

attitude, too. Awards are very subjective. I was a director a company back in the UK that put great store by winning them. If the name of our company was read out enough times on awards night we could be very confident that in the following year the number of enquiries for our services would increase. That was a fact of our commercial life. So when the judges voted us No 1 they were shrewd, erudite and knowledgeable. When they gave the award to a rival company they had totally lost the plot and seriously needed to reconsider their terms

of reference. Of course, the latter response is scraped straight from a tub of sour grapes, but I would own up to feeling that sentiment on quite a few occasions. All that said, there are numerous occasions when the judges do get it right. And one such occasion was when they voted The Cliff as the best condo development on the Eastern Seaboard. The Cliff is a Nova Group project. On the night Nova were in the lovely situation of having the only two projects in the frame for the award – the other being their Novana development. It must have been a nice feeling sitting there knowing that whichever project name they read out, it would be yours.

Publication Licence Number 2/2549 Disclaimer: All rights reserved. No part of this magazine may be reproduced without the written consent of the editor. The publishers are not responsible for any error contained within the magazine. The publishers also accept no liability for the accuracy of statements made by the advertisers or writers. The views of correspondents are not necessarily those of the magazine. Articles are produced containing upto-date information to the best of our knowledge. However, we accept no liability for information contained within any article. Copyright © Real Estate MAGAZINE Thailand 2012

2•REm•Issue 138•11/2012

So congratulations to all at Nova who have done so much to promote the growth of Pattaya into a city of great projects. All that said, the fact that there was only two names in the frame, while great for Nova, did get me wondering ... why only two? I’m sure that many more were nominated. Maybe they just didn’t make the grade. I’m also considering whether some form of lethargy is creeping in here. People I have spoken to have suggested that the sheer volume of information they are asked to submit to back up their bid for these awards puts them off taking things any further. If true, that’s a great pity. One thing about getting an award is irrefutable ... you’ve got to be in it to win it. Nova took the time and trouble to fill out the paperwork and had quality projects to back their claims. They gained a well deserved top award – and about time, too!

OURadvertisers

AAAA Properties 68 A.D Condominium 71 Alan Bolton Property Consultants 108 Amari Residences Pattaya (Nova) 81 Amazon Residence (Matrix) 85 Anaakot Group 53 Art on the Hill (Matrix) 87 Atlantis Condominium 44 Best Price Real Estate 66-67 City Center Residence (Matrix) 84 Cliff, The (Nova) 47 Coastal Real Estate 26 Colliers International 73-80 Cosy Beach View 17 C-View (Heights Holdings) 63 East Coast Real Estate 41 Elegance Condominium @ Cosy Beach 70 FARANG Services 4-5 Global Property (Global Solidor) 51 Golden Homes Real Estate 10-11 Golden Tulip Hotel & Residence (Tulip) 95 Green Field Villas 4 18 Heights Holdings Inside Cover, 1 Huay Yai Villas 27 Laguna Beach Resort – The Maldives (HH) 54-55 Masters, The Facing P25 Matrix Group 83, 88 Meridiem Park Condominium (Domum) 16 Modus Beachfront Condominium 33 Nam Talay (Nova) 65 Neo Condo 21 New Developments 32 Novana Residence (Nova) 49 Ocean’s Edge 36-37 Onyx Pattaya Residences 7 Owners Direct Real Estate 98-99 Palm, The (Nova) Back cover Paradise Ocean View 3 Pattaya Bay Real Estate 28-29 Pattaya Exclusive Properties 42-43 Pattaya Posh 34-35 Pattaya Realty 14 Pattaya Jomtien Property 30 Peak Towers, The (HH) 59 Ponard Design & Construction 31 Porch Land (The Feelture, The Prim, La Santir) Between 40-41 Scanasia Warehouse Sale 45 Serenity Wongamat (Nova) 19 Seven Seas Condo 25 Siam Corner 97 Sixty-Three@12 (Anaakot) 52 Stone & Roses 15 Talay Real Estate 38-39 Town & Country Property 8-9 Treetops Facing P24 Ville, The 22-23 Vision, The (Matrix) 86 Waterfront Suites & Residences (Tulip) Inside back cover Wong-Amat Tower (HH) 61 4•REm•Issue 138•11/2012

OURCONTENTS

cover story

Columns

Matrix rate highly in all-Asia awards

54: dark side II – Bart Walters’ second visit to East Pattaya takes him to projects such as Whispering Palms (above) in his search for

family homes up to Bt12m. Matrix have followed up last year’s success at London’s OPP awards by being voted Best Developer in Asia – Bronze. Last year they were voted top in South East Asia, but this time the award was for the whole of the continent including India and Japan.

62: the times they are a-changin’! Mark Bowling

explains

why

his views about property booths in shopping malls have changed. It’s no good resting on laurels, he says.

24 46

Super Nova: The Cliff by Nova Group has been voted Eastern Seaboard’s best condo project.

6•REm•Issue 138•11/2012

The Seven Seas, due to launch this month, claims to be the city’s biggest resort with 15 rai of land.

104

Make a note in your diary –

100: what’s legal, what’s not – Nick

the Movers & Shakers annual

Pendrell offers some impartial advice about how

gala will be held at the Mantra.

best to navigate your way when buying a home.

COVERFEATURE

Matrix gain pan-Asia recognition in London awards ... F

ollowing on from last year’s success when they were voted Best Developer in South East Asia in the OPP (Overseas Property Professional) awards, Matrix have stepped up a league to gain recognition for the whole of Asia. This meant that they were up against competition not just from companies in countries like Singapore, Malaysia and Vietnam but also from developers in India, Japan and Korea. “To be voted Best Developer in Asia (Bronze) was a significant achievement for us,” said a spokesman for Matrix.

12•REm•Issue 138•11/2012

The annual awards are presented by OPP, a wellrespected business-to-business journal based in the UK which specialises in looking at where UK nationals buy abroad. Glittering ceremony The awards were handed out during a glittering ceremony at The Brewery, a dedicated venue for corporate events in the City of London which sits on the site of a real brewery that used to be operated by the Whitbread company. “These awards span the globe,” said the Matrix

spokesman, “so we are very proud of our success. It also came as a pleasant surprise to us how well known our name was among award delegates. It seems our exposure on the web is more farreaching than we thought.” Matrix were the only Thailand-based developer represented at the awards. “Only a very few Thai-based companies invest in an international sales team to the extent that we do,” added the spokesman. “This win has confirmed we are on the right path with our international sales and we plan to step-up the heat

internationally and show even more determination in future.” How did OPP come to hear about Matrix? “Agents introduced us to OPP. Many agents come to these award dinners,” the spokesman added. “This link has allowed us to introduce 18 new agents.” Three-day exhibition The gala dinner was part of a three-day exhibition staged at the Excel Centre close to London’s Docklands. “Because of the exposure we gained during our visit we were able to extend our network

of agent partners,” said the spokesman. “All-in-all the trip was a great success because we also got ideas from other exhibitors in areas such as building eco-houses.” Last year this magazine included a comment made by Miki Haim’s former business partner Rony Fest who, sadly, passed away soon after the OPP victory. Rony said at the time: “This award shows where we are. We simply can’t drop back. We have set a line. We can’t slip back from it. We won’t slip back from it!” They haven’t. Ω

11/2012•Issue 138•REm•13

Est. 2001 Est. 2001 Est. 2001 Est. 2001

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Storey3 3Shop Shophouses, houses,Converted Convertedtotoone onelarge largespace spaceatatGround Groundlevel levelcurrently currentlyrunrunasasa aSupermarket. Supermarket. 5 5Storey (Businessnotnotforforsale) sale)Suitable Suitableuses usesforforthetheground groundfloor floorcould couldinclude includeSupermarket, Supermarket,Bank, Bank,Warehouse, Warehouse, (Business Wholesale,Showroom Showroomand andmany manyothers. others.This Thisspace spacecould couldbebeletletbetween between150,000 150,000toto200,000 200,000baht baht Wholesale, Month;ourourclient clienthas hasalready alreadyhad hada alarge largebranded brandedconvenience conveniencestore storeinterested interestedininleasing leasingthetheground groundfloor! floor! perperMonth; Theabove abovelevels levelsconverted convertedinintoto2727bedrooms bedrooms(studios) (studios)allallwith withbathrooms. bathrooms.Income Incomepotential potentialforforthetherooms rooms The 135,000baht bahtperpermonth!There month!Thereisisa alarge largegarage garageatatthetherear rearofofthethebuilding. building.Income Incomepotential potential upuptoto135,000

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newsREPORT

Universal gets set to launch the largest resort in the city Universal Group have announced that their first project in Thailand is to be in Pattaya. The project, Seven Seas Condo Resort, will receive its official launch at Centara Grand Mirage Resort & Spa on 10 November. Located just 350m from Jomtien Beach, Seven Seas will occupy a vast site covering 15 rai, making it larger than any of the other resorts currently on sale in the city. The development will contain approximately 1,400 units across eight buildings, with attractive starting prices starting at Bt999,000 for a studio and Bt1,299,000 for one-bedroom. Due to the large size of the plot the building density will be significantly lower than at competing resorts, say the developers. This means there is plenty of room for seven huge lagoonstyle swimming pools, each featuring

an island at its centre – Easter Island, Mystery Island, Madagascar, Seychelles, Bahamas, Bora Bora and Hawaii. A large variety of facilities are located among these islands, including artificial beaches, club house, a fitness centre, spa baths and a wooden galleon complete with water slides. The showroom for the Seven Seas Condo Resort is already established on the site. Covering an area of more than 600sqm, it contains three different sizes of show apartments – a 27sqm studio, a 36.5sqm one-bedroom and a 73sqm two-bedroom/two-bathroom apartment. Due to the modular design, individual units can be combined to form many different sizes and layouts. Potential buyers can check out the well-designed and tastefully furnished units, each of which contains everything the buyer will require to move in and

l For more information, please contact Lawrence Knowles: Tel: +66 (0) 912 459 160 Email: info@ sevenseascondo. com Web: www. sevenseascondo. com or www. universalthailand.com

start living the dream immediately the units are handed over. All apartments will feature a full selection of Samsungbranded electrical appliances due to a partnership arranged by the developers. Sonia Punjabi, director of Universal Group said: “The Universal Group undertook extensive research of many different locations before deciding that Pattaya should be the site of the next stage for the group’s on-going international expansion strategy due to the city’s booming real estate market. “Other developers have already set the bar at a high level in terms of the facilities and value that are offered to buyers. However, with Seven Seas Condo Resort, we believe we have developed a concept which sets the bar higher still, to become not only the best option for buyers in Pattaya, but across the whole of South East Asia.”

Treetops brings nature and style Leading Bangkok-based developer, the Boutique Group, will be bringing their unique blend of nature and style to the local real estate market this month with the launch of their first residential development in the city – Treetops. Treetops will offer buyers exclusive boutique living at an affordable price. Strategically located between South Pattaya and Jomtien, this modern tropical development provides residents the convenience of being close to the attractions and amenities of Central Pattaya while still being able to enjoy the tranquility offered by a living environment surrounded by nature. The site, just east of Thappraya Road, offers clear and uninterrupted views of the sea from the rooftop gardens and many of the apartments on 24•REm•Issue 138•11/2012

the upper floors of the building. Many top restaurants are also close by. Treetops will be 12 storeys and contain 252 units, consisting of 25sqm studios and 34.5sqm one-bedroom apartments. Two of the one-bedroom units can be combined to form 69sqm two-bedroom/two-bathroom condo. Prices will start from just under Bt50,000/sqm, which means studios will be available from Bt1.3m. Focal point of Treetops will be the roof gardens, from which residents can enjoy panoramic sea views. Among these lush tropical gardens will be located a sky gym plus a large infinity pool as well as a dedicated outdoor barbecue area and sun loungers. Treetops’ large plot will contain parking and will highlight the

l For more information on Treetops development, please contact: Tel: 091 245 8507 (Thai) or 091 245 8506 (Eng); Email: info@ treetopspattaya. com. Web: www. treetopspattaya. com or www. boutique corporation.com

developer’s unique signature style of elegant and stylish landscaping throughout, including the partially open tropical resort-style lobby area. The project is scheduled to start in mid-2013, with completion due for the end of 2014. Financing has already been arranged via banking partner for this project, Siam Commercial Bank (SCB). The managing director for the Boutique Group, Prab Thakral, said: “The Boutique Group is already active within the Pattaya market with the development of a hotel which will be managed under Amari’s new Ozo brand. The strength and high potential of the city’s real estate market is such that we recognised Pattaya as the ideal location for the group’s ninth project.”

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newsREPORT

All Prim and proper

Porchland secure funding from Land and House Bank for seventh project Executives from the Porchland Group and Land and House Bank met late in September to sign the Bt55m finance agreement which will underpin the development of Porchland’s seventh project – The Prim Grand Condominium in Soi 12, Naklua. The company has ambitious plans on both sales and construction for the eight-storey building which will contain 64 units in sizes ranging from 40190sqm on a 300sqm plot. “We aim to sell-out within three months,” said a spokesman for the company. “We achieved that with The Blue Residence and don’t see why we can’t repeat it. “Also the plan is to start building by the end of this year with completion projected just 40•REm•Issue 138•11/2012

one year later at the end of 2013.” With starting prices pitched at just a little more than Bt2m for a fully furnished apartment plus a wealth of quality communal facilities it is easy to understand why Porchland are confident they will achieve their sales target. Those facilities include a swimming pool, fitness centre, sauna, restaurant, plus 24-hour security backed by CCTV. The project lies close to The Sanctuary of Truth and the beach. It is being marketed under the slogan “peace and happiness in one’s own private space”. l Want to know more? Phone 082-4031999 or 082-4038999 or 082-4033999 • Email : theprim@ hotmail.com • Website: www. theprimpattaya.com

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propertyawards

Champagne Super Nova

Top accolades also go to Colliers International, South Beach condo, and the Pattaya Hilton Hotel in this year’s Thailand Property Awards

pologies to the pop band Oasis for stealing one of their song titles for the main headline to this story but it just seems very appropriate in the circumstances. It’s because on Saturday October 13, at the Thailand Property Awards 2012 held in Bangkok’s Dusit Thani Hotel, Rony Fineman (president of the Nova Group) and Kobi Elbaz (project partner) received the award for Best Condominium – Eastern Seaboard for The Cliff Residence. Other Eastern Seaboard representatives featured strongly also in the awards, so I hope they will forgive me for singling out this one, writes Dave Buckley. But, as another developer said afterwards: “He (Rony 46•REm•Issue 138•11/2012

Fineman) deserved the award for everything he has done for the property market on the Eastern Seaboard.” Those are the words of Terrance Allen Collins of Bravo Thai whose The Vineyard once again featured in the top three villa projects for the region. Prominent on skyline The Cliff Residence, which is due to be completed early next year and is more than 90 per cent sold, and is already prominent on the skyline in the Cosy Beach area of Pratumnak. “We are obviously very excited with this award, it has taken a lot of hard work from everyone involved in the project, and the end result is something that we and our customers can

be very proud of,” said Rony Fineman. Project partner Kobi Elbaz added: “This is a great reward for everyone involved in the project, Rony and I both had a vision for this project, and it is very exciting to be in the final stages of completion and see our vision become reality.” The Cliff is a 27-storey, 426-room condominium in the heart of Cosy Beach. Built on a 5,912sqm site that has more than 50 per cent green area. And the awards didn’t stop there for the Nova Group, Nova Ocean View, their 79unit boutique condominium on Pratumnak Soi 6, also received two accolades. It received Highly Commended certificates in both the Best Affordable Condo

Development (Resort) and Best Boutique Condo Development (Eastern Seaboard) categories. Top prize in the Best Boutique Condo Development (Eastern Seaboard) went to South Beach from Beach Properties Thailand Co Ltd. New category This was a new category introduced this year due to the efforts of judge Clayton Wade, the MD of Premier Homes whose own company featured in the top places for Best Independent Agent alongside Town & Country Property from Pattaya Tai. Writing in his regular column for Pattaya Today Clayton said: “As a judge on the Thailand Property Awards national head panel, I worked hard to see

propertyawards

Well done! Nigel Cornick (right), CEO of Kingdom Property, one of the awards’ sponsors, congratulates Nova Group president Rony Fineman (centre) and project partner Kobi Elbaz on The Cliff’s success.

Roland Steiner collects the villa award for Siam Royal View.

simply the icing on the cake.” Away from homes and condominiums the awards for real estate services were as hotly contested as ever. But this year saw another top success for the local office of Colliers International which lies on Second Road opposite Central Festival. It was the second time Colliers had won Best Residential Agent (Eastern Seaboard) in the past three years beating off stiff competition from companies such as CBRE (CB Richard Ellis). The award was just one of six picked up by Colliers on the night. The company was also voted Best Residential Agent in Hua Hin and also Best Property Consultancy for the country overall. They picked up Highly Commended ratings in Best Residential Agent (Bangkok), Best Commercial Agent and Best Property Management Company.

emerged as the fastest growing agency business,” he added. The Thailand awards follow the recent accolade of Best Advisor and Consultant (Agency/ Letting and Research) in Asia in the Euromoney 2012 Real Estate Awards, climbing from sixth place last year to first this September. The firm also won a Best Property Consultancy award at the International Property Awards, Asia Pacific, in Kuala Lumpur last April. “We are very proud of our continued success at the Thailand Property Awards. It is a testament to our professional dedication and the exceptional performance of our staff in providing the very best real services to our client,” said Mr Landy. “To win these awards is an outstanding achievement for us, proving that we have emerged as a major player in the Thai property market with a solid reputation for our professional services.” Hardly a month seems to pass without news of the Pattaya Hilton picking up one award or another hitting my email box. This time they picked up the award for Best Hotel Architectural Design. On the night when I asked where the

the condominium award split between the high rise category and the more affordable boutique category. This is something that was much needed here on the Eastern Seaboard as we have many fine boutique developers and buildings and over the past couple of years we have been starting to see some incredible Eastern Seaboard high-rise condominiums entering the Thailand Property Awards competition. Very close race “Well I am very pleased to say that this year marked the entrance of the Eastern Seaboard’s Best Boutique Condominium award to the list of award categories and for our first year we witnessed a very close race with two heavyweights Nova Group and Siam Royal View giving way to this year’s winner, the very chic and well-designed South Beach Condominium by David Thomas’s Beach Properties. “Many of us within the Thailand Property Awards know David Thomas for his highly commended and perennially awarded Palm Oasis Villa development in the Jomtien Beach area.” Indeed, Palm Oasis was again 48•REm•Issue 138•11/2012

highly commended in the Eastern Seaboard villa class of the awards but the top recognition went to Siam Royal View Marina Villas on Koh Chang which, among many other top amenities, enjoys four kilometres of coastline and no less than six beaches. Perhaps given those natural plusses enjoyed at Siam Royal View it was understandable that the third member of best villa shortlist – Terry Collins at Bravo Thai had been cautious about the chances of success for the Vineyard III, La Résidence, before the names were read out. “You have to be philosophical about these things,” said Terry. “It seems that each year we find ourselves up against rival projects whose pricing structures are way bigger than our own. But I’m always happy to feature in the final reckoning. It’s great to see our name up there again.” Very soon Bravo Thai will be launching a new project close to Lake Mabprachan called Amaya Hill. Will this be the one that will see his company claiming the top award spot? “Let’s see,” said Terry. “I always say that we build houses to delight our owners, not to win awards. Nothing has changed in that respect. We’ll keep building top quality homes. Awards are

Coming of age “Each year we have picked up more awards, but this year truly marks our coming of age,” remarked Simon Landy, Colliers’ executive chairman. “Colliers is a relative newcomer into the Bangkok market, but in Thailand and throughout Asia we have

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GROUP

propertyawards

A big thumbs up from Colliers executive chairman Simon Landry (fourth from left) with other members of his multi-award winning team. hotel’s general manger was I was told that he was attending another awards ceremony! Nearly 500 guests from all around Thailand were in attendance at the Dusit Thani to congratulate the winners and highly commended companies in 36 award categories including developer, development, real estate service, architecture and interior design, plus a publisher’s choice, the Property Report Real Estate Personality of the Year award went to Khun Tipaporn Chearavanont of Magnolia Quality Development Corporation.

The VIP guest was Khun Korn Chatikavanij, deputy leader of the Democrat Party, who in his witty but thought-provoking keynote speech assured the stability and global economic viability supporting the real estate industry. Policies aligned “As developers, you should be comfortable in the knowledge that the two main political parties are aligned in their policies regarding the property sector. The property sector is important for the economy as well as for the

dreams of the Thai public to own properties,” he said. Terry Blackburn, CEO of organisers of the awards Ensign Media, said: “More than 1,400 nominations where received and from those over 300 entries. The evening was a huge success and it was good to see so many major players in Thai real estate in attendance. I was particularly pleased to see two of the most successful women in Thai property, Wallapa Traisorat and Tipaporn Chearavanont receive awards in what is traditionally a male-dominated industry.”

Commenting on the overall winners in the Best Villa Development Thailand and Best Condo Development Thailand categories respectively, Blackburn said: “The Banyan Tree’s win is a very positive sign of how big brands can get it right in the Phuket market and the success of The River shows that very ambitious projects that take a long time to complete are well worth persevering with. The River is clearly up there with the best in Asia and thoroughly deserves its two big wins here tonight.” Ω

WHAT THE JUDGES SAID One of the things that really stood out in the minds of we Eastern Seaboard judges while we were scoring the very best of luxury condominiums was the variety of room sizes with great layout plans and designs offered at the Nova Group’s Cliff Condominium. One of the things I personally really liked was that The Cliff site incorporated more than 50 per cent green area. – Khun Somnuek Tanthathoedtham, Thailand Property Awards Eastern Seaboard Judge 50•REm•Issue 138•11/2012

In judging the very best of the Eastern Seaboard’s Boutique Condominiums we noted and agreed it was the very chic, modern and well designed apartments at the South Beach Condominium by David Thomas’s Beach Properties that really caught the eye of all three of us. I was really taken by the stunning panoramic sea, island and cityscape views from the rooftop swimming pool and sun deck.” – Khun Pongstorn Sangruchi, Thailand Property Awards Eastern Seaboard Judge

As we national judges scored the nominees for Best Hotel Architectural Design, one of the most striking qualities seen was the Pattaya Hilton Hotel’s obvious and unique attention to modern design and yet a very hospitable and organic feel throughout the building. I still can’t get over the interesting blend where modern design is showcased with such a natural ambiance as is seen in the various entry ways, hallways and throughout the building.” – Clayton Wade, Thailand Property Awards National Panel Judge

THE

MALDIVES

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American journalist and property investor Bart Walters has been living in Thailand for 10 years, first in Bangkok, then in Phuket and now in Pattaya. Bart publishes his inside views on Pattaya and its property market in various print and online publications including International Living and Escape America. He can be contacted at bkkbart@gmail.com

Tales from the Dark Side (Pt2)

Doing it in family style

ast month your intrepid property reporter ventured far into the depths of East Pattaya and promptly got lost and disoriented. There were just too many things happening on The Dark Side to properly focus, so I concocted a conundrum called “the property problem” to help me. This selfcreated quiz helped narrow my search by establishing specific criteria. So this month I returned to this sprawling residential jungle burdened with a different property problem. I attempted to climb inside the head of an expatriate new to Thailand, recently posted by an international company to one of the nearby industrial estates like Amata or in Laem Chabang. This fantasy newcomer has a wife with one or two school-aged children. He’ll need a house with at least three bedrooms, a nice garden and/or swimming pool in a secured community. It is imperative to have access to international schools, good hospitals and recreation of the nontourist kind. Most importantly, the budget is Bt12m. I would consider these the criteria for a “mid-range” home. What I found was “mid-range”, but not mediocre. For sure Bt12m buys one helluva house in East Pattaya. It should be pointed out that for a newcomer, purchasing a house may not be the only or best option. There are dozens of very well-appointed rental homes on The Dark Side. Huge places with multiple bedrooms, large gardens and luxurious swimming

56•REm•Issue 138•11/2012

‘‘ ’’

By bart walters pools rent for between Bt50,00080,000 per month. It would be easy to find one and try East Pattaya out for a year before taking the plunge. Still, I had my heart set on finding that special place for a family to call home. The number of houses available in this price range is staggering. Several local agents claim to specialise in corporate relocations and I recommend utilising one of them whether you plan to buy or rent. Too much information Doing it on your own could wear a person out and lead to “too much information” syndrome, or worse … cause you to choose a place just because you’re tired of looking. First let’s answer some of the criteria in a general way. Proximity to international schools is a unique selling proposition in East Pattaya. There are several choices. Of those I researched, these four stood out:

What I found was ‘mid-

range’, but not mediocre. For sure Bt12m buys one

helluva house

in East Pattaya.

The Regent’s School is conveniently located where Highway 36 connects to the Motorway 7. Established in 1995, Regent’s has grown to be an area leader in educational facilities and is one of the most recognised British international schools in Thailand. With students of all ages and levels, and a plethora of on-campus facilities, this would certainly be considered an asset for anyone moving to East Pattaya. Tara Pattana is a newcomer to the international school scene, opening its doors in August last year. Located in the middle of The “Dark Side between Soi Nern Plub Wan and Soi Khao Talo not far from the Phu Tara project, this school soon saw its enrollment swell with students from all over Pattaya. Actually, Tara Pattana hosts students from all over the planet, teaching them in English with primarily native Englishspeaking instructors and a healthy

mix of Filipinos helping out as well. A little further out near Laem Chabang Golf Course is International School Eastern Seaboard (ISE). ISE offers an American-based curriculum for students from age three through high school graduation. They also offer a very strong after-school activities programme in the areas of sport, music and culture. A unique feature of ISE is the offering of an American High School Diploma, qualifying recipients to attend university in North America, Thailand and a long list of other countries. St Andrew’s International Schools in Thailand offers a British international education based on the National Curriculum for England at three campuses. The Pattaya campus is set in the lush surroundings of Green Valley Country Club on the outskirts of town towwards Bang Chang. The playing fields, riding stables and three golf courses certainly make this a school I’d want my kids to attend. The master plan is broadly based on the National Curriculum for England offering International Baccalaureate Diploma. With a population of more than 400 students from 2-18 years old and more than 36 nationalities, St Andrews is the kind of place that comes to mind when I hear the words “International School”. While I do not have school-aged children (grandchildren yes), I’d be quite optimistic about the educational facilities offered to residents of Pattaya in general, but specifically East Pattaya.

So, to be honest, the international schools criteria are easily answered no matter which side of Sukhumvit Road you live on. I’d say the same goes for hospitals and clinics. In fact, Pattaya is becoming part of the “medical tourism” trail trekked by visitors from all over the world. Several major facilities call Pattaya home. Most notable is Bangkok Hospital Pattaya located on Sukhumvit Road near North Pattaya Road. BHP is an internationally-accredited hospital with some 20 specialised medical centres plus comprehensive emergency services, latest medical technology and experienced staff. BHP caters to expat and visiting foreigners offering check-up and wellness packages year round. Pattaya International Hospital hosts clinics with dermatology, acupuncture, eye care, rheumatology, obstetrics, plastic surgery, urology, psychiatry centres and more. Located on Soi 4 between Beach Road and Second Road in Pattaya Beach, this place is easy to find. Of special note is their high-tech dental centre on the top floor. Many long time expatriates choose Samitivej Sriracha International Hospital. Sriracha is just a short trip up the motorway with easy access to East Pattaya. Samitivej Sriracha provides a large range of medical services including pediatrics, surgery, gynecology, psychiatry, radiology clinic, dental treatment, eye clinic and emergency treatment. This is a leading private hospital

Whispering Palms – where the houses are all four-bedroom with en-suite bathrooms.

‘‘ East-siders are known

to go years at a time without being offered a suit, a massage or a cheap watch that lasts just a

few months.

group in Thailand with accreditation awards from Thai authorities, the Joint Commission International (JCI) and more. Established in 1979, the group has four hospitals including the Samitivej Srinakarin Children Hospital (SNCH). With tons of specialty clinics for dentistry, eye surgery and just about any medical care a growing family could require, I’d say East Pattaya’s hospital criteria is easily satisfied no matter where you live like the schools. Probably the most important thing for an expat with a family to understand is the startling contrast between the “Pattaya image” and life on the East Side of Pattaya. Most people I know that live on The Dark Side only cross Sukhumvit Road when it is absolutely necessary. And why would you? There is everything a family could ask for to entertain the adults and wear out the kids. Fishing parks, football fields (both indoor and outdoor), golf courses, polo grounds, tennis courts and swimming pools are in abundance in East Pattaya. Gyms, yoga studios and Tai Kwon Do instruction … pubs, bars, restaurants and coffee shops … it is truly a city within a city. East-siders are known to go years at a time without being offered a suit, a massage or a cheap watch that lasts a few months. If you can’t find something healthy and fun for the family to be involved in … your family needs to pick a new leader. What I discovered was that three of the criteria I was focused on were answered by Pattaya and East Pattaya in a blanket kind of way. International schools are available to families living anywhere in the greater Pattaya area; the same for international hospitals. The wide variety of non-tourist recreation opportunities is kind of unique to the East Side; however other neighbourhoods are following suit and catching up. So then I turned my attention to some specific housing developments. As I prioritised the criteria, I placed special emphasis on the secured community requirement. This ruled out a slew of stand-alone houses I 11/2012•Issue 138•REm•57

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saw. I say this for two reasons: first, family and security in a new country is imperative; second … it has been suggested to me by an experienced agent that the resale of these kinds of houses is more difficult. I also decided that a pool wasn’t entirely necessary and would not be a deal-breaker. After looking at several nice developments, I can see there is rarely a shortage of amenities like communal swimming pools and fitness centres. Here are my top three candidates to solve my property problem … in no particular order: Whispering Palms This is a medium-sized, gated estate on 11 Rai (17,600sqm) including 21 individual plots with luxury homes already built. The last phase of the project recently completed and comprises 13 brand new executive homes. Whispering Palms is located at the entrance to Horseshoe Point Resort near Maprachan Reservoir. Whispering Palms ticks most of my criteria boxes. The houses are all four-bedroom with en-suite bathroom affairs, employing a variable and contemporary style. All are equipped with very well designed swimming pools and set on generous plots. The layout of these places is the definition of “open plan”. Spacious living and bedroom areas, Europeanstyle kitchens and spectacular swimming pools all work together to create a private paradise. The quality and style of the materials used in these houses is remarkable. ECO blocks were used on the structures and retention walls. uPVC frames for sliding doors and windows with UV-tinted glass are a nice energy-saving touch. High quality ceramic tiles on the floor and natural clay tiles on the roof tell the tale of building quality. Modern European standard systems like private water wells with 2,000 litres of storage, central hot water boiler and underground electrical with grounded three-phase system indicate someone knows what they are doing here. The showrooms at Whispering Palms will make you feel right at home. And, apparently that feeling doesn’t 58•REm•Issue 138•11/2012

have to stop as all homes are priced with comfortable furniture packages. Gardening and pool service are available and the on-site management office ensures that life at Whispering Palms is just about as convenient as it gets. Houses are now available at Whispering Palms ranging from Bt10.5-14.5m, and all fit the space and rooms criteria. What’s more, there are houses at Whispering Palms for rent from Bt75,000-85,000 per month. This place could solve my property problem a couple of ways. Sedona Villas The developer of Sedona Villas, Nancy Srikumpol, claims to have drawn inspiration from the picturesque town of Sedona, Arizona in the North American desert. Without a doubt she was influenced in a major way by her time in the United States. Upon arriving at Sedona Villas, I felt like I’d stepped onto a little slice of America right there in East Pattaya. Twenty tropical ranch-style pool villas are planned for this project. All boast sprawling layouts, crystal clear swimming pools and en-suite bathrooms for every bedroom. The villas come in four flavours: 3 bed/3 bath, 220 sqm; 4 bed/4 bath, 397 sqm; 3 bed/4 bath 290 sqm; 5 bed/6 bath, 514 sqm. What makes this place seem so American to me is the raw amount of space. The plots are big, the rooms are big … the swimming pool is 5x11 metres and two metres deep. Imagine that … a pool you could actually “swim” in! The amount of space and intelligent use of it create that “room to run around in” feeling.

Arizona Desert meets Pattaya ‘jungle’ – the beautifully laid out Sedona Villas.

‘‘ Upon arriving at Sedona Villas, I

felt like I’d

stepped onto a little slice of America right here in East Pattaya.

The designer allowed for several “living areas” to emerge in each house. All views focus on the pools and gardens, but hidden alcoves of indoor-outdoor privacy are carefully placed. It occurred to me that the dry heat and cooling desert nights in Arizona are what make that area so perfect for outdoor living. It is ironic that those designs work so well here in these jungleby-the-sea tropics; a sure sign of superior design. Looking beyond the obvious visual appeal of Sedona Villas, I immediately noticed how much care was taken to engineer things the right way. Cavity wall construction, green engineered water heating elements, underground utility cables, cassettestyle air conditioners, quality kitchen and bathroom fixtures … someone was paying attention to details. Phase I of Sedona is completely sold out, and Phase II is going fast. The build time for Phase II is 1214 months. Right now, I only found one existing villa for sale and that is a 3 bed/3 bath unit for Bt9.75m. This unit is also available for rent at Bt75,000 per month. It appears that other units are also available for long-term rentals. Their website claims prices start at Bt12m, but I have a feeling discounts and developer-assisted financing are available at Sedona Villas. After a one-hour tour I left whispering under my breath, “Man, that’s a lot of house for Bt12m”. For sure Sedona Villas are big fat chunks of house that can take all the living an active family can throw at them.

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The Vineyard III – La Résidence The Vineyard is a well-publicised trio of developments near the Mabprachan Reservoir. Bravo Thai, the developers, have won numerous awards for their forward-thinking designs and the execution thereof. As winners of The Thailand Property Awards’ Highly Commended for Best Villa Development – Eastern Seaboard both in 2011 and 2012 and Highly Commended for Best Single Unit in Thailand in the International Property Awards, Asian Pacific (the only house in Thailand to win in this category), The Vineyard is obviously a front runner in any class. Phase III of The Vineyard is called “La Résidence” and, like the first two phases, employs modern design and slick finishes, creating a look that is boldly different and understated at the same time. Think Miami chic meets Scandinavian function. La Résidence offers three designs, only two of which match our criteria. “The Merlot” unit is a 3 bedroom/3 bathroom villa contained in a cosy 160sqm. “The Champagne” is also a 3/3, but stretches to a much larger 220sqm with the optional mezzanine floor. Only 18 units are planned. The most striking element of these homes is the dramatic use of swimming pools and outdoor living areas. The edgeless pools look like plates of coloured glass lying in the middle of the manicured gardens. The salas, spa baths and indoor/ outdoor living areas beg to be enjoyed. Owning one of these houses would mean you had a folder on your computer with hundreds of photos labeled “House Pictures”. From an engineering standpoint, La Résidence seems to have all the bases covered. Double wall construction, polyurethane insulation with a 10year warrantee, 2,000 litres of water storage, an automatic irrigation system, alarm systems with light sensors, and immaculate landscaping. More interesting, however, are their “green options”. The developers have done a spectacular job integrating these modern homes into the East Pattaya “jungle”, but they encourage owners to go a step further with green options. Buyers can opt for “easy panel” 60•REm•Issue 138•11/2012

wall systems that offer greater thermal efficiency and reduce cooling costs. Selecting an inverter airconditioning system also uses 30-50 per cent less power and heats your water for free. Even the rainwater can be reused for irrigation with a specially-fitted system. Bravo Thai plan to fit this phase with other additional amenities. A delicatessen with food delivery service will join a coffee shop, fitness centre, taxi/minibus service, pool cleaning, house sitting, baby-sitting, and maid/laundry service to make life just that much easier for residents. The prices for some units are out of our hypothetical range, but, again, I feel perhaps deals can be made. Additionally, units come up for resale in the first two phases on occasion at pretty reasonable rates. My reaction to the first visit to The Vineyards was similar to that of most people who haven’t been down to our province for a while. “This is Pattaya?” It doesn’t surprise me that this developer has won numerous awards. They are one in the handful of conscientious developers who plan to drag Pattaya kicking and screaming into the era of modern tropical living. So, it appears that this month’s property problem is pretty easy to solve. The only hard part is choosing among the qualified candidates. After putting myself inside the head of a newly arrived expatriate with a family to relocate, I came away with a warm fuzzy feeling and even a few surprise reactions. One thing that really stunned me was the amount of family-friendly

This house on the Vineyard II development doubles as a showhouse for phase III, La Résidence.

‘‘ They (Bravo Thai) are one of a

handful of

conscientious developers who plan to drag Pattaya kicking and screaming into the era of modern tropical living.

infrastructure available in Pattaya. I was already familiar with the excellent hospitals but had no idea so many accredited international schools were available. That’s just not something one normally associates with a raucous beachside resort. Another aspect of East Pattaya living I had not counted on was available recreation and how much time gets spent at home. First, there are tons of things to do on the Dark Side that are great for the whole family. What’s more the space and facilities of the houses I found allow for all manner of entertaining and recreation without leaving the property. The plots and gardens are big enough to get outside and enjoy. I didn’t have to sacrifice a serious pool for more bedroom space. Every place I saw had me picking out a spot for my barbeque command centre! But the biggest unexpected pleasure I got from this tour of The Dark Side was the “value rush”. When you stack Bt12m on one side of the table and these big beautiful properties on the other … well, it hardly seems fair. Suffice it to say, I would consider the Bt12m range to be the peak of the “bang for your buck” curve. My suggestion is for readers to find their favourite real estate agent, saddle them with your particular property problem, and let them earn their money. If you find yourself over on The Dark Side, for sure you’ll come away muttering to yourself, “Man, that’s a lot of house for the money” or “This is Pattaya?” Next month we go “mega-crib”. Bart Walters

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THE ULTIMATE BEACHFRONT HIGHRISE

guestcolumnist

Mark Bowling is senior sales manager with Colliers International’s Pattaya office on Second Road opposite Central Festival. The branch office was voted Best Agent (Eastern Seaboard) in both the 2010 and 2012 Thailand Property Awards. He joined Colliers International in early 2009 having been sales manager with a local property development firm since 2006. Mark has had a successful career in international sales and marketing spanning more than 20 years both in Thailand and the UK. He can be contacted at mark.bowling@colliers.com

Times are a-changin’

t’s no secret that during low season many of us traditional high street real estate brokers have been left twiddling our thumbs and griping while witnessing record numbers of ‘budget’ travellers from the Middle East and South Asia arrive on our sunny shores, taking advantage of cheaper accommodation and flights. There have been some buyers around, but any honest agent will tell you low season was pretty low. But does it have to be that way? Maybe traditional agents have been too complacent expecting the mountain to move to Mohammed, when quite possibly it should be vice versa? Looking around Central Festival, located directly opposite our main office I see many people shopping, dining or perhaps going to watch a movie. There is no doubt about it, the arrival of Central has been a major turning point in Pattaya’s progression to becoming a world class resort. One would expect a very high percentage of the several million visitors attracted to Pattaya each year, would at some point enter one shopping mall or another.

62•REm•Issue 138•11/2012

‘‘ We’ve moved the mountain to Mohammed so to speak, however we add value to the usual residential services offered by sales booths with the benefit of being a globally recognised brand.

’’

By mark bowling So, is it a case of resting on your laurels or getting out there to meet the market? I know what we’ve chosen to do, even though I and another prominent agency in the columns of this magazine recently frowned on the practice of buying property from a shopping mall booth. We’ve moved the mountain to Mohammed so to speak, however we add value to the usual residential services offered by sales booths with the benefit of being a globally recognised brand. Three ways to buy As REm publisher Dave Buckley recently wrote in the October issue of his Transparency supplement there are three possible ways to buy property, either by going directly to the developer where you will only be offered what the developer himself wants to sell you. You may go to a traditional agent whose office location may not be in a convenient location, parking may be restricted and quite frankly if you’re here for a weekend or short holiday you’d probably prefer to be out shopping or catching the latest block buster,

or quite simply you can visit a sales booth outside of usual office hours and still catch the movie ... just be aware of who you’re buying from and the services offered. The standard practice for mall booths has been to exclusively sell condominium projects, enquire about a ready-built property or resale, particularly a house or even a rental property and you’ll come up against a stonewall and the hard sell will commence once more. Colliers International saw a gap in the market and decided to open a booth in Central Festival to attract attention from the high volume of visitors and to lead potential clients over to our main office for a professional consultation to discuss their requirements fully. Of course, we will still offer condominium projects to those interested, but we also make it plainly clear in our recently published booklet Buyers’ Guide to Condominium Projects that we will also cater to renting or reselling our clients properties should they wish. We can even look after the property management and keep a watchful eye over the property while the owner is overseas. Besides these standard residential services another broker not far from our location is adding further value by offering Visa, Insurance and Legal services to their portfolio, a one-stop shop in the heart of a bustling mall. The days have gone when sitting around waiting for a client to enter your office was good enough, now you have to get out there add value and promote what you do best. l To receive a copy of the Buyers’ Guide to Condominium Projects email mark.bowling@colliers.com

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11/2012•Issue 138•REm•69

Be shaken, not stirred by the news that Pattaya Living is becoming the mid-month edition of Real Estate magazine for the high season. So look out for your copy on ...

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Frank Satar worked in a family business real estate company in his native Australia before moving to Pattaya. Since coming here Frank has enjoyed success as a senior salesman and sales manager with three of the city’s leading developers before he decided earlier this year to do his own thing and start the Property and You real estate advisory firm. Here he offers his thoughts to those thinking of entering the local property market for the first time.

Knowledge is power

e have all heard the famous phrase “knowledge is power”. Well, in real estate, like many areas in life, knowledge is based on two factors – internal and external. By internal I mean education, budget, your needs, wants, likes, dislikes which all equals strategy. External is about timing, supply V demand, world affairs and currency exchange which grouped together equals influence. Internal knowledge Is all about you. The areas you need to consider are: l Why are you buying? What are you trying to achieve from this property? Is it rental income, capital gain ... maybe both? Or are you after a holiday home/part-time investment. Whatever your aim, it must be firmly established in your mind before you start looking at properties to avoid being stuck with the wrong kind of property and avoid having a negative investment experience instead of a pleasant one; l List all your likes and dislikes, your wants versus your needs;

82•REm•Issue 138•11/2012

By frank satar l For all your real estate needs or simply to take our “Buyer Analysis Test” to determine your situation, your needs and to set your investment goals contact Property and You on info@ propertyandyou. net or ring 0874 804 704 – today!

l Budget is always an important factor. Research shows that buyers usually spend an average of 15 per cent more than their budget – so be aware of this; l Payment plans/finance/cash, whatever your payment preference and options are, they must be outlined at the beginning to make them work for you and not against you; l Educate yourself. As in every other area of life, the better prepared you are, the better your chances of succeeding. Educating yourself and reading books about real estate investing will help you understand the basic principles, goals, benefits and risks. Also by talking to those already in the investing game you will gain important insight about real property investing successes, failures and strategies. External knowledge Is knowledge about the market you are entering. Points to consider are: l Location; l Timing of purchase; l Payment plans (new projects) l Who is the developer? l What are the improvements

and facilities around your intended location; l Density and type of people it will attract; l ... and the list goes on. Taking all the above points into consideration here is this month’s Property and You strategy tip on buying property for re-sale and capital gain. Did you know that buying offplan properties at the earliest stage is almost the surest way of making capital gain? This strategy is very effective when paired with the right location, project and payment plan. How it works is that when you buy off the plan your payment for the property becomes periodic, lets say 10 per cent every six months. Now developers usually offer their lowest price at the launch of their projects and will usually have up to three 10 per cent price rises planned as the sales get underway and during construction. Construction usually begins with-in six months of the launch date. Taking all this into consideration might make you a very quick profit for the least amount of money paid. Think about it, if you put down 10 per cent as initial deposit and 20 per cent in installments in the first year (30 per cent in total) and the developer has already had two 10 per cent price rises, on a property costing Bt2m (approximately US$65,000) you have made an onpaper capital gain of Bt400,000 when you have only paid Bt600,000. This equals a 67 per cent profit on your money.

broker & developer directory

Londonâ&#x20AC;&#x2122;s The Park Plaza Westminster Bridge â&#x20AC;&#x201C; the same design team will bring the Waterfront Suites & Residences to Pattaya.

Your at-a-glance guide to some of the major players in the Pattaya property market. We do not claim this is a comprehensive list of all the brokers and developers who can provide a service but we hope readers will find it helpful.

This section is kindly sponsored by Waterfront Suites & Residences

a g e n t s AAAA Properties Jomtien Plaza Condotel 406/37 M12 Jomtien Beach Road T: +66 (0)38 756 370 F: +66 (0)38 757 015 M: +66 (0)86 144 1312 E: info@aaaaproperties.com W: aaaaproperties.com Principal: Louis J Van den Bergh ACI Enterprise Co Ltd (incorporating ACI Ocean Properties) 672/20 M5 Soi 18, Naklua Road next to Northpoint, Wong-Amat T: +66 (0)38 41 6060 F: +66 (0)38 41 6061 M: +66 (0)81 762 2627 E: info@aci-enterprise.com W: aci-enterprise.com and pattayaoceanproperties.com Principal: Markus Probst Memberships: CRS, REBA (Thailand), REBA-ES, RETS (Thailand), NAR

Property Consultants

All Siam Properties M: +66 (0)87 068 5159 E: info@allsiamproperties.com W: allsiamproperties.com Membership: TREA Anaakot Group Property Consultants 138/1 Moo 12, Soi Chayapruk, Jomtien T: +66 (0)38 231544 M: +66 (0)8780 33329 E: info@anaakot-group.com W: Anaakot-Group.com Principal: Jason Young

The following are among the trade organisation memberships or qualifications held by some of the agents. Note that, in some instances, the qualification is with the individual employee – not the company overall. AIPP: Acronym stands for The Association of International Property Professionals which is a not-for-profit organisation whose aim is to improve the standards of professionalism in the international property market, helping both the industry and the public. Members have voluntarily signed up to follow the AIPP Code of Conduct. CIPS: Certified International Property Specialist – this is a members-only group which is for international practitioners of the National Association of REALTORS®. CRS: Certified Residential Specialist (CRS) is the top professional designation awarded to REALTORS® in residential sales. Held by fewer than five per cent of all REALTORS®. NAR: National Association of Realtors is North America’s largest trade association representing more than 1.2 million members. Members can call themselves REALTORS®. NAR also functions as a self-regulatory organisation for real estate brokerage. REBA (Thailand): This is the nationwide Real Estate Broker Association with affiliation to the international Council of Residential Specialists. REBA-ES: The Real Estate Broker Association for the Eastern Seaboard.

RETS (Thailand): Real Estate Training School (Thailand) – brokers seeking membership of REBA must have staff attend and pass their test. More overleaf

Arise Asia 477/25 View Talay 5C, Thappraya Road Second Office: 415 Pratumnak Hill Soi 6 T: +66 (0)38 075 610 M: +66 (0)85 228 8911 (Thanya) or (0)89 555 7177 (office) E: info@ariseasia.com W: ariseasia.com Principal: Thanyamai Totharong (Thanya) Memberships: CRS, REBA (Thailand), REBA-ES, RETS (Thailand), NAR Benchmark Asia Property Co Ltd 315/309 M12, Thepprasit Road T: +66 (0)38 304 133 M: +66 (0)81 792 9486 E: info@benchmarkthailand.com W: benchmarkthailand.com Principal: Gareth De Silva Memberships: CRS, REBA (Thailand), REBA-ES, RETS (Thailand), NAR

Big Mango Properties Main office: South Pattaya – Soi Big Mango off Third Road T: +66 (0)38 713 118 Second office: North Pattaya – Wong-Amat Residence, 505/1 Moo 5, Soi 16 Naklua Road T: +66 (0)38 725 001 T: +66 (0)2 258 8421 F: +66 (0)2 258 8420 M: +66 (0)89 685 2198 E: michael@bigmangoproperties.com W: bigmangoproperties.com Principal: Michael Barricelli Bizhouse Co Ltd 324/22 Moo 9 Central Pattaya Road near junction with Third Road T: +66 (0)38 416 322 M: +66 (0)89 0924593 E: info@bizhouseproperty.com W: bizhouseproperty.com Principal: Richard Arthur Century 21 – B2 Real Estate 315/2 Moo 9, ( Soi Lengkee ) Nongprue, Banglamung, Chonburi 20150 T: +66 (0)38 421 652 M: +66 (0)90 125 3200 E: fery@b2realestate.com W: b2realestate.com Principal: Fery Horvath

AGENTS DIRECTORY • Sponsored by Waterfront Suites & Residences • 11-12/2012 • Issues 138 and 139

Alan Bolton Property Consultants Unit C102, 399/9 M10 The Avenue Shopping Mall Second Road near Villa Market T: +66 (0)38 416 728-9 F: +66 (0)38 416 730 M: +66 (0)81 996 2489 E: info@pattaya-property.net W: pattaya-property.net Principal: Alan Bolton Memberships: REBA (Thailand), REBA-ES, RETS (Thailand), TREBS

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Coastal Real Estate Office 1: 216/62 M10, Soi 13 (Soi Diana next to Mega-Break) T: +66 (0)38 421 580 Office 2: 426/1 M12, Jomtien Beach T: +66 (0)38 231 443 M: +66 (0)81 269 0742 E: info@coastalrealestatepattaya.com W: coastalrealestatepattaya.com Principal: Kevin Mattson

AGENTS DIRECTORY • Sponsored by Waterfront Suites & Residences • 11-12/2012 • Issues 138 and 139

Colliers International Thailand 519/4-5 Second Road, opposite Central Festival, Pattaya Beach T: +66 (0)38 427 771 F: +66 (0)38 427 772 M: +66 (0)85 2828 120 E: info.pattaya@colliers.com or mark.bowling@colliers.com W: colliers.co.th Principal: Mark Bowling Memberships: RICS Delight Real Estate Co Ltd 308/58-59 M12 Thappraya Road T: +66 (0)38 251 415 M: +66 (0)89 542 3041 (Eng/Ger/Dutch) or +66 (0)89 253 8842 (Thai) E: info@delight-realestate.com W: delight-realestate.com Principal: Anne-Marie Adriaans East Coast Real Estate Co Ltd Office 1: 414/19 M12 Jomtien Complex T: +66 (0)38 267 030-1 F: +66 (0)38 267 029 M: +66 (0)81 862 8034 Office 2: 485/4 M10 Second Road T: +66 (0)38 723 615-6 E: info@thaiproperty.com W: thaiproperty.com or thaiproperty.net Principal: David Gray Advertisement: Page 41 Executive Homes Pattaya On behalf of: Risk Protection (Thailand) 160/4 Moo 5, North Pattaya Road, T: +66 (0)38 414 250 M: +66 (0)89 247 8448 W: Executive-Homes-Pattaya.com

RICS: Royal Institution of Chartered Surveyors – an independent body which regulates the conduct of property professionals and surveyors in the UK and other sovereign nations. RICS provides education and training standards, protects consumers with strict codes of practice and advises governments and business. TREA: The Thai Real Estate Association aims to be the hub of the real estate profession here by encouraging entrepreneurs to operate to standards of quality and ethics; to create the maximum benefits for developers, government and consumers altogether. TREBS: The Thailand Real Estate Broker School provides training for real estate professionals. The course includes real estaterelated laws, broker law, broker ethics, listing and sales techniques, reconciliation techniques, property evaluation, property transfer procedure and tax calculation.

Farang Property Services 223/32 M9, Third Road T: +66 (0)38 052 495 F: +66 (0)38 052 496 M: +66 (0)89 938 7433 E: info@farang-services.com W: farang-services.com Principal: Manfred Ehrenheim Advertisements: Pages 4 and 5 Five Star Villas & Condos Main office: Pratumnak – Tara Court 388/109 M12, Pratumnak Road Second office: Jomtien – B30, The Village Shopping Centre M: +66 (0)81 938 8391 Robert or (0)809 16667 Mesiya E: sales@fivestarvillasandcondos.com W: fivestarvillasandcondos.com Principals: Robert and Mesiya (May) Watson Memberships: CRS, REBA (Thailand), REBA-ES, RETS (Thailand), NAR, TREBS

Global Property Global Solidor Enterprise Co Ltd North Pattaya – 157/142 Moo 5, Naklua Road T: +66 (0)38 427 364 M: +66 (0)82 469 5551 or +66 (0)81 838 1390 E: info@global-solidor.com W: global-solidor.com Principal: Rainer Heinzmann Memberships: REBA-ES Golden Homes Real Estate Co Ltd 33/39 M9 Soi Diana Inn T: +66 (0)38 720 892-3 M: +66 (0)86 826 8821 E: info@goldenhomespattaya.com or Ploy1@csloxinfo.com W: goldenhomespattaya.com Principal: Yupaporn Sangpagdee (Ploy) Jomtien Property 315/185-6 Thappraya Road near entrance to View Talay 2 T: +66 (0)38 303 243 M: +66 (0)86 108 6575 E: info@properties-in-thailand.com W: properties-in-thailand.com Principal: Stu Sutton North Shore Property Co Ltd 315/414 M12 Thappraya Road T: +66 (0)38 303 825-6 M: +66 (0)87 833 5066 or (0)86 323 4607 E: info@ns-property.com W: ns-property.com Principal: Mesa Wongsida NT Realty Asia 215/15-18 Second Road T: +66 (0)38 426 242 or (0)38 425 836 F: +66 (0)38 426 243 E: info@nt-realty.com W: realestatethailand.com Philippines office: 11 Malabanias Road Angeles City, Pampagna 2009 T: +63 (0) 45 892 5719 Principals: Tim Bunker, Peter Randall (directors) and Paul Sutton (regional manager) Memberships: REBA (Thailand), REBA-ES, RETS (Thailand), NAR

a g e n t s One Stop Real Estate 219/14 M9, Soi Yamato T: +66 (0)38 710 699 or (0)38 710 725 M: +66 (0)819 454 845 E: onestop@realesthai.com W: real-estate-thailand.com Principal: Mark Welch Memberships: CRS, REBA (Thailand), REBA-ES, RETS (Thailand), NAR

Pattaya Prestige Properties 2/28 Ground Floor, View Talay 7 F: +66 (0)38 059 632 M: +66 (0)870 217 014 E: info@pattayaprestigeproperties.com W: pattayaprestigeproperties.com Principal: Jan Nuyten

Est. 2001

Paradise City Property 116/27 M9, Pattaya Klang opposite Big C Extra (formerly Carrefour) T: +66 (0)38 373 966 M: +66 (0)81 761 3238 E: pattaya@paradisecityproperty.com W: paradisecityproperty.com Principal: Gavin Perfect Pattaya Bay Real Estate 405/23 Soi Bongkot T: + 66 (0) 38 374 623 F: + 66 (0) 38 374 623 M: + 66 (0) 811 580 065 ( English) + 66 (0) 807 247 476 ( Thai) E: info@pattayabayrealestate.com W: pattayabayrealestate.com Principal: Mal Patterson

PATTAYA REALTY Follow us:

http://on.fb.me/pattayarealty

@pattayarealty

Pattaya Realty 219/1 Tipp Plaza, Second Road T: +66 (0)38 412 301-2 6,968,000 M: +66 (0)89 833 6175(CS5049) orSale(0)89 832 7226 Sale 11,900,000 (HS5005) Central Pattaya - Foreign Name: E: info@pattayarealty.com W: pattayarealty.com (HR1449) (CR3816) Principal: Stuart Daly Memberships: CIPS, REBA (Thailand), VJ Vil age REBA-ES, RETS (Thailand), NAR int size 190 m sq, ext size 540 m sq, 3 beds, 3 baths, fully fitted kitchen, high quality furnishings, Internet, close to local amenities, security alarm, covered car park, 24hr Security.

Brand new condominium in Pattaya int size 104 m sq, 3 beds, 3 baths, fully furnished, fully fitted kitchen, communal gardens, communal swimming pool, car park, 24hr Security.

(HS4959)

Rent 25,000 / month

Sale 6,990,000

Rent 20,000 / month

South Pattaya: int size 55 m sq, 1 bed, fully furnished, fully fitted kitchen, TV, DVD, Hi-Fi, close to local amenities

: int size 225 m sq, ext size 328 m sq, 3 beds, 2 baths, fully furnished, fully fitted kitchen,private gardens, private swimming pool, covered car park, 24hr Security.

East Pattaya :Ext size 420 m sq, 4 beds+ maid's room, 3 baths, fully furnished and kitchen, security alarm, private gardens communal swimming pool, covered car park, 24hr Security.

Rush! Premier Homes RealBeat TheEstate Co Ltd 240/21 Jomtien Beach Road T: +66 (0)38 231 931 M: +66 (0)81 634 2915 E: premier@loxinfo.co.th W: premierinternational.com (HS0247) Principals: Clayton and Supap: Wade Memberships: CIPS, RETS (Thailand), NAR (HR1041)

(CR4944)

Situated on top of Pratumnak hill, Spectacular sea and city view For special pre-launch prices in the highest building in Pattaya!

Baan Balina I

Rent 35,000 / month

Rent 16,000 / month

Na jomtien:Bali Style,Int size 300 m sq, ext size 560 m sq, 3 beds, 3 baths, high quality furnishings and fully fitted Euro style kitchen, maid's room, Private gardens, private swimming pool, covered car park, 24hr Security.

Pratumnak:int size 48 m sq, Studio apartment, fully furnished, fully fitted kitchen, beautiful sea views, communal gardens, communal swimming pool, car park, 24hr Security.

GRE

Rent 44,000 / month

Pattaya Exclusive Properties 680/8 Nova Mirage, Naklua Soi 16 T: + 66 (0) 38 368 368 M: +66 (0)89 266 8665 or (0)89 831 4602 E: sales@pattayaexclusiveproperties.com W: pattayaexclusiveproperties.com

Pattaya Jomtien Property 75/49 Soi 5 Immigration, Beach Road, Jomtien (75m from Immigration Office) T: +66 (0)38 756 755 M: +66 (0)85 129 5657 (Thai); or +66 (0)85 667 3687 (English) E: sales@pattaya-jomtien-property.com W: pattaya-jomtien-property.com Principals: Kevin and Chanram Hurst Memberships: AIPP (International)

Sale 29,000,000 Jomtien: Fully renovated to a very high standard with 4 beds, 4 baths, fully furnished,

fully fitted kitchen, Jacuzzi, large private gardens, private swimming pool, security alarm, covered car park, 24hr Security.

Opposite Bangkok Pattaya Hospital East Pattaya:4 beds, 3 baths, fully furnished and kitchen, washing machine, Private gardens, private swimming pool, covered car park, 24hr Security.

Sale 12,950,000

The Regents Superior detached, two storey house, int size 650 m sq, ext 1400 m sq,

4 bedrooms + en suite, 5 bathrooms, fully fitted kitchen + food storage room, Jacuzzi, private landscaped gardens, large private swimming pool, separate self-contained 1 bedroom + en suite guest house with AC, security alarm, covered car park ,electric gate.

Our office address: 219/1 Tipp Plaza, Pattaya 2nd Road. Next to Mike Shopping Center, Nongprue Chonburi 20150

www.pattayarealty.com

Email: info@pattayarealty.com

Rightmove Pattaya 369/1 M9, Units 8&9 PS Bowl, 2nd Road T: +66 (0)38 361 212 M: +66 (0)89 253 5607 E: info@rightmovepattaya.com W: rightmovepattaya.com Principal: Craig Turner Memberships: REBA (Thailand), REBA-ES, RETS (Thailand) Tel:66(0)38 412 301/2 or 089 833 6175 089 8327226

Sallmanns (Eastern Seaboard) Ltd Near Hanaman Statue, Jomtien T: +66 (0)38 252 588 M: +66 (0)87137 0392 E: pattaya@sallmannsthailand.com W: sallmannsthailand.com Principal: Tim Gladwin Seaboard Properties Co Ltd 316/23 Thappraya Road near Food Mart, Jomtien T: +66 (0)38 252 456 F: +66 (0)38 252 457 M: +66 (0)86 129 8281 E: info@seaboard-properties.com W: seaboard-properties.com Principal: Eddie Buehler

Siam Properties Main office: 313/27 M10 Pattaya Tai T: +66 (0)38 415 490 F: +66 (0)38 414 693 M: +66 (0)81 861 1907 (Heiner) or (0)81 821 7045 (Porn) Russian: +66 (0)89 245 2890 (Vera) E: info@siamproperties.net or rus@siamproperties.net W: siamproperties.net Second office: 334/14 Soi Welcome, Jomtien Hotel off Jomtien Beach Road T: +66 (0)38 059 637 Principals: Heiner and Porn Moessing Memberships: CRS, REBA (Thailand), REBA-ES, RETS (Thailand), NAR Talay Real Estate Co Ltd 240/18 M5, Naklua not far from Dolphin Roundabout on Second Road T: +66 (0)38 362 352 F: +66 (0)38 362 351 M: +66 (0)87 608 1116 or (0)8 0091 5353 E: info@talayrealestate.com W: talayrealestate.com Principals: Namthip Khanjanavisittaphol (Sandy) and Ted T Okuno Thailand-Property-Gate Head office: 82/9 Langsuan Road, Lumpini, Pathumwan, Bangkok 10330 Eastern Seaboard office: 449/84, M12, Thepprasit Road W: Thailand-Property-Gate.com E: Stefan@thailand-property-gate.com M: +66 (0)81 835 99 23 Thailiving 306/90-91 M12 Thappraya Road T: +66 (0)38 364 514 M: +66 (0)81 862 7405 E: info@thailiving.net W: thailiving.net Principal: Supaporn Persson (Sara)

Town & Country Property 63/10-11 Pattaya Tai T: +66 (0)38 374 136 F: +66 (0)38 374 137 Russian: +66 (0)84 873 7425 E: info@towncountryproperty.com W: towncountryproperty.com Principal: Cees Cuijpers Memberships: CRS, REBA-ES, NAR Advertisements: Pages 8 and 9

AGENTS DIRECTORY • Sponsored by Waterfront Suites & Residences • 11-12/2012 • Issues 138 and 139

Pattaya Estate Agents (PEA) Car Park, Tesco-Lotus, South Pattaya M: +66 (0)819 458 650 (Thai) or (0)86 080 3098 (Eng) E: info@pattaya-estate-agents.com W: pattaya-estate-agents.com Principal: Sununtha Bun-um (Boom)

COM L IN

ENTA

AT R

(HR1306)

(HS4948)

d i r e c t o r y

REAL ESTATE BROKER ASSOCIATION â&#x20AC;&#x201C; EASTERN SEABOARD

ticks all Members of REBA-ES are respected

Member companies in REBA-ES are part of an established and respected real estate organisation which has the support of the Thai Government

professional

Clients of REBA-ES members can be confident that they are dealing with honest, reputable and properly trained real estate professionals

ETHICAL

The high standards we set conform to internationallyapproved rules, regulations, strict codes of ethics and dispute resolution policies

INFORMed

Our members network closely, giving all of them access to the Eastern Seaboardâ&#x20AC;&#x2122;s largest real estate association

For comprehensive property listings and professional real estate consulting contact our members at www.rebaes.com

www.rebaes.com

REAL ESTATE BROKER ASSOCIATION – EASTERN SEABOARD

the boxes ... Sponsoring REBA-ES members John Seymour +66 (0)38 426 242 info@nt-realty.com www.realestatethailand.com

Mark Welch +66 (0)81 945 4845 onestop@realesthai.com www.real-estate-thailand.com

Stuart Daly +66 (0)38 412 301-2 info@pattayarealty.com www.pattayarealty.com

Markus Probst +66 (0)81 762 2627 info@aci-enterprise.com www.pattayaoceanproperties.com

Heiner Moessing +66 (0)89 499 1000 info@siamproperties.net www.siamproperties.net

Rob Watson +66 (0)81 938 8391 sales@fivestarvillasandcondos.com www.fivestarvillasandcondos.com

Gareth De Silva +66 (0)81 792 9486 info@benchmarkthailand.com www.benchmarkthailand.com

Rainer Heinzmann +66 (0)81 838 1390 info@global-solidor.com www.global-solidor.com

Craig Turner +66 (0)89 253 5607 info@rightmovepattaya.com www.rightmovepattaya.com

... if your answer is ‘yes’ to all, check out the REBA-ES brokers in this

You can trust Advert: Zen Grafix

www.rebaes.com

DE V E L O P ERS d i r e c t o r y

Katalina Co Ltd 396/66 M12, Pratumnak Projects: Katalina I, II and III T & F: +66 (0)38 306 616 M: +66 (0)80 570 44 33 (English and Russian); +66 (0)81 983 00 68 (English, Dutch and French) E: rogge_tony@hotmail.com or albertdewilde@hotmail.com W: katalinaresidence.com Major Development PCL 141 Soi Thonglor 10, Sukhumvit 55, Klongton Nua, Wattana, Bangkok 10110 Local project: Reflection Jomtien Beach Sales office: Jomtien Beach Road, Walk

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Domum Holding Co Ltd 391/109 Thappraya Road. Corner of Soi 13, next to Mata Hari Restaurant Project: Meridiem Condominium and Meridiem Park Condominium T: +66 (0) 38 251 464 M: +66 (0) 8888 10311 F: +66 (0) 38 251 733 E: info@domum-holding.com W: domum-holding.com

Heights Holdings Co Ltd Thappraya Road next to Bruno’s Italian Restaurant Projects: Park Royal I, II & III, Pattaya Heights, Club Royal, Laguna Bay I , II and III (The Maldives), Laguna Beach Resort Jomtien I & II, Laguna Heights, The Peak Towers, Wong Amat Tower, Water Park Condominium and C-View M: +66 (0)85 282 6454 E: oliver@heights-holdings.com W: heights-holdings.com Principal contact: Oliver Nabarro

Noi

CW Asset Co Ltd 212/13 North Pattaya Road Project: Bang Saray Beach Condominium T: +66 (0)38 414 405 M: +66 (0)85 272 8338 (English) or +66 (0)85 272 8228 (Thai) E: info@cwasset.com W: cwasset.com or bangsaraybeachcondo.com Principal: Ms Imorn Luekhamharn Membership: TREA

Habitat 5 Co Ltd Sales Office: 172 Soi Chaiyapruk 2 Project: The Ville Jomtien M: +66 (0)81 450 0001/2 E: chane@habitat-5.com W: TheVillePattaya.com

Chiyapurk

DEVELOPERS DIRECTORY • Sponsored by Waterfront Suites & Residences • 11-12/2012 • Issues 138 and 139

CSP Projects Chaiyapruk 2 over rail track on left opposite Baan Suan Neramit Projects: Coconut Grove, Coco Palms and Palm Grove T: +66 (0)38 076 285-6 E: md@csp-construction.com W: csp-construction.com Principal contact: Tom Coglan

Global Tower Group Co Ltd Banglamung Soi 16 Project: Paradise Ocean View M: +66 (0)8 222 66 077 E: info@paradiseoceanview.com W: paradiseoceanview.com

Soi Kha

Bravo Thai Lifestyle Co Ltd Projects: The Vineyard I, II & III near Lake Mabprachan M: +66 (0)89 8677 969 E: terry@siamdevelopments.com W: siamdevelopments.com Principal contact: Terrence Allen Collins

Dusitpattaya Co Ltd Soi Wat Yan off the Sukhumvit near Ban Amphur Project: Baan Dusitpattaya and Dusit Grand Condo View (Jomtien) T: +66 (0)38 343 586 F: +66 (0)38 343 585 M: +66 (0)81 0584 930 (English and Thai) M: +66 (0)868 486 704 (Russian) E: baandusit@gmail.com W: baandusitpattaya.com or domvtae.su Principal contact: Darwan Bunting (Meam)

Soi Khao

Anaakot Group Development 138/1 Moo 12, Soi Chayapruk, Jomtien Project: Sixtythree@12 T: +66 (0)38 231544 M: +66 (0)8780 33329 E: info@anaakot-group.com W: Anaakot-Group.com Contact: Jason Young

adjacent to Suttangrak Restaurant T: +66 (0)38 233 111 F: +66 (0)38 233 730 M: +66 (0)89 247 7158 E: sales@reflectionpattaya.com W: majordevelopment.co.th Matrix Developments 352/202-3 M12 Pratumnak Road Current projects: Art-on-the-Hill, Paradise Park, Sunset Boulevard, The View, The Vision, Amazon Residence and City Center Residence T: +66 (0)38 250 120-1 F: +66 (0)38 250 008 M: +66 (0)87 607 8880 E: info@matrix-developments.com W: matrix-developments.com Membership: AIPP Modus Group 292/1-2 Moo 5 Soi 12, Pattaya-Naklua, Naklua, Banglamung, Chonburi 20150 Project: Modus Beachfront Condo T: +66 (0)38 225 999 or (0)38 252 635 M: +66 (0)89-092 1333 E: info@moduspattaya.com or 888modus@gmail.com W: moduspattaya.com Principal: Pimpinan Namthep New Nordic Occupies a large area of Pratumnak. Go down Soi 4 and look for the orange signs on the right Current projects: New Nordic Suites, New Nordic VIP Condominium I, II and III and IV are planned T: +66 (0)38 250 025 F: +66 (0)38 306 299 M: +66 (0)89 605 4114 E: sales@new-nordic.com W: new-nordic.com Nova Group Nova Park, 80/164 M9, Soi Sukrudee (Soi AR) near Jameson’s Pub Projects: Amari Residences Pattaya, The Cliff, Nova Ocean View, Novana Residence, The Palm and Nam Talay T: +66 (0)38 415 304-8 F: +66 (0)38 415 309 M: +66 (0)85 282 6454 E: info@nova-thailand.com W: nova-thailand.com Principal contacts: Rony Fineman and Keith Storey

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DE V E L O P ERS d i r e c t o r y

Tropical Dream Pattaya Co Ltd Showroom Pratumnak Road, Soi 6 Projects: Tropical Dream I and II T: +66 (0)38 252 299 F: +66 (0)38 252 209 M: +66 (0)82 202 0880 E: tropicaldreampattaya@gmail.com W: tropicaldreampattaya Principals: Gery Kis and Sylvie Schäffer Tudor Villas Co Ltd Showroom Pratumnak Hill, Soi 2 Projects: Tudor Court Condominium M: +66 (0)81 863 0201 E: tudorvillas@yahoo.com W: tudorcourtthailand.com

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Royal Oak Developments / Royal Jomtien Property Services Co Ltd Projects: Acqua Condominium, The Gallery, SP Townhomes, SP Villages I-V, The Urban, The Urban Suites and Acqua T & F: +66 (0)38 231125-6 M: +66 (0)86 323 1908 E: theurbanproperty@gmail.com W: thegallerycondo.com, theurban pattaya.com, theurban-property.com Principal contact: Thanyarak Meesuk

Town & Country Property 63/10-11 Pattaya Tai Projects: The Meadows, The Residence and Whispering Palms F: +66 (0)38 374 137 Russian: +66 (0)84 873 7425 E: info@towncountryproperty.com W: towncountryproperty.com Principal: Cees Cuijpers

Noi

Ratanakorn Asset Co Ltd 300/6 M10 Pattaya Tai Current Projects: Life Star City Tower, Pattaya Klang Center Point, Ratanakorn Park View, Ratanakorn Villages 12 and 13, R-Con Residence, TW Garden Hill, TW Jomtien Beach Resort, TW Park View, TW Wong-Amat Beach Resort Condominium, Vela Casa. T: +66 (0)38 421 534 or +66 (0)38 421 274 M: +66 (0)81 762 6080 E: marketing-ratanakorn@live.com W: ratanakorn.com

SK Pattaya Development Co Ltd 130/74 M12 Chaiyapruk Road Projects: Mabprachan Garden Resort, Permsub Garden Resort, SK Residence T: +66 (0)38 074 701/10 M: +66 (0)84 872 1272 E: sk_pattaya@yahoo.com W: skpattaya.com Principal contact: Sa-nga Kijsamrej

Chiyapurk

DEVELOPERS DIRECTORY • Sponsored by Waterfront Suites & Residences • 11-12/2012 • Issues 138 and 139

Raimon Land PLC 22nd Floor The Millenia Tower, Bangkok Projects: Northpoint, Zire Wong Amat and Unixx South Pattaya T: +66 (0)26 519 601 M: +66 (0)81 3717 888 E: info@raimonland.com W: raimonland.com Principal contact: Piaras Moriarty

(The) Siam Oriental Trading Co Ltd 267/4 M12, Pratumnak Projects: Siam Oriental Condominium, Siam Oriental Garden, Siam Oriental Twins T: +66 (0)38 250 873 M: +66 (0)84 872 1272 E: sami.sarajarvi@gmail.com W: siamoriental.com Principal contact: Sami Sarajärvi

Soi Kha

Poompatta Co Ltd 450 M9 Nongprue, Chonburi 20150 Project: Patta Village T&F: +66 (0)38 371 555 E: info@poompattapattaya.com W: poompattapattaya.com

Shining Light Co Ltd Project: City Garden Pattaya Soi 15, Second Road close to The Avenue T: +66 (0)38 416 690 F: +66 (0)38 724 249 E: info@citygardenpattaya.com W: citygardenpattaya.com

Soi Khao

Petch Property Development Co Ltd Projects: The Cove and Prima Residence Main office: 44 Soi Sukhumvit 59, Klongton Nua, Wattana, Bangkok 10110 T: +66 (0)27 143 872 F: +66 (0)27 143 871 M: +66 (0)89 991 1999 Sales office: 193/1 M5 Naklua Road T: +66 (0)38 428 284 or (0)38 428 595 E: info@ppd.co.th W: ppd.co.th Principal: Itthi Chavalittamrong

Tulip Group Co Ltd 88/58 Moo 4, Bowin Sub District, Siracha, Chonburi Projects: Centara Avenue Residence & Suites Pattaya (behind The Avenue), Centara Grand Residence Pattaya (Na-Jomtien) and Waterfront Suites & Residences (Bali Hai) T: +66 (0)38 959 180 F: +66 (0)38 959 508 M: +66 (0)83 718 0005 E: jason@tulipgroup.co.th W: tulipgroup.co.th Principal contacts: Kobi Elbaz and Jason Payne VKK Real Estate Co Ltd Sukhumvit 87 just before the rail track and the new road Projects: Porchland I, II, III (The Blue Residence), IV (The Time), V (La Santir) and VI (The Feelture) T: +66 (0)38 757 375-7 M: +66 (0)82 444 1147-8 E: theblue@porchland.com W: porchland.com VSPN Property Co Ltd 162 Moo 2, Sukhumvit Road (next to soi Banglamung 16), 500 metres past Kratingline Tri-junction Project: Seabreeze Villa Pattaya M: +66 (0)84 460 5335 E: seabreeze_villa@hotmail.com W: vspnproperty.co.th Principal: Ukarin Kerdkitsadanont Wandeegroup (Thailand) Co Ltd Thappraya Road on the left as you go up the hill towards Jomtien Project: The Touch® T: +66 (0)38 364 321 E: info@wandeegroup.com W: wandeegroup.com Principal contacts: Mario Kleff and Nittaya Wongsin

inside back cover

Owners Direct, future builder of The Cascades 1 and Cascades 2 on Pratumnak Hill

Tel: 086 830 6777

guestcolumnist

This month we introduce a new writer to the magazine – Nick Pendrell. Nick has been an analyst and writer covering the field of international real estate for the past six years, constantly looking for the most interesting property markets in the world for both investors and lifestyle buyers alike. His first book was Hurghada Property & Egypt’s Red Sea Riviera Real Estate, published in 2007. Pattaya Property and Thailand’s Real Estate is his third book and it’s a buyer’s guide to condominiums and houses.

Buying property in Thailand: What’s legal and what’s not By nick pendrell

hile the legal process is far from being the most exciting part of buying a new property, unfortunately it is probably the most important part. Get it right and you’ll have peace of mind that your little piece of paradise is going to be yours forever; get it wrong and there’s a danger that you could lose the lot. While this article is no replacement for discussing your purchase with a properly qualified and experienced lawyer, it should give you a guide as to the different options that are currently available for buying property in Thailand in an easy-to-understand style that avoids the legalese. Foreign Ownership The majority of foreigners buying property in Thailand today do so by purchasing a condominium on a 100•REm•Issue 138•11/2012

freehold basis in their own names. Following the last amendment to the Condominium Act in 2008, foreigners are able to buy up to a maximum of 49 per cent of the total sellable floor space of any building which is classed as a condominium. In addition to owning the space inside the four walls of their apartment, buyers also receive a percentage share of the ownership of all of the common areas of the building or resort. Let’s say, for example, that you bought one out of a thousand identical apartments. In addition to owning your apartment, you would also own 0.1 per cent of all of the other parts of the condominium – you would own 0.1 per cent of the swimming pools, 0.1 per cent of the gardens, 0.1 per cent of the fitness centre, and so on. This would also give you 0.1 per cent of the votes that can be cast at general meetings held

‘‘ Even the most

paranoid of

lawyers will agree that

there are few risks for any buyer using this method

of ownership.

to make major decisions affecting the running of the resort should you wish to exercise that right. Because of the security and transparency of this form of ownership, it’s hardly surprising that this is the most popular method of ownership chosen by foreigners, even though they may often obtain a lower price and better payment terms for buying using a Thai company. While different lawyers may disagree over interpretations of some of the other forms of ownership, even the most paranoid of lawyers will agree that there are few risks for any buyer using this method of ownership. But what if you aren’t interested in buying a condo or you want to take advantage of the better terms that are often available for buying under Thai ownership? In such cases, there are other options available, but each of them comes with potential downsides. 

guestcolumnist

about nick’s latest book  Nick Pendrell’s book is written for both investors and those looking for a holiday home or permanent residence in the city. Written in a light and easy-to-read style, the book guides the reader through the entire process of purchasing real estate in Pattaya from the initial decision-making right through until the handover and legal registration of the property.  The author says: “I have studied real estate markets throughout the world to find the latest property hotspot – and that place is Pattaya. With prices starting at less than Bt1m, property in the city is still highly affordable and offers great rental yields for investors and an excellent, relaxed living environment for retirees and holiday home buyers.”  The book is in two parts. Part One ‘holds the reader’s hand’ through the entire buying procedure, explaining the complexities both in principle and in practice, together with a host of tips. While Part Two compares 40 different developments currently on sale in the city, explaining their suitability for all different types of buyers dependent upon their own individual requirements and desires. Become a Big-Time Investor Thailand is a country where money can overcome most obstacles. In the case of owning land though, the price is pretty high – THB 40 million, to be precise. If you are able to bring this amount of foreign currency into the country, you will be able to purchase one ‘rai’ (1600m2) of land in your own name. You will need the assistance of a lawyer to guide you through the paperwork required to qualify for this purchase, so speak with one before you bring any funds into the country. Buy in your Spouse’s Name Many single guys moving to Pattaya end up marrying Thai women. In these cases, it can be tempting for them to buy property in their wife’s name in order to by-pass the restrictions placed on foreigners buying anything they want in the country. If you are 100% sure that the pair of you are going to live happily ever after, there should be no problem owning property in this way. Be warned, however that, if the marriage does not work out, the property will belong to your wife and your wife alone and you are almost certain to lose the property if you split up. In order for a Thai wife to be able to buy the property in her name, her husband would have to gift her the money in advance to buy it. The title deed for the property (known as a ‘Chanote’) will end up being solely in her name and so will be hers to do with as she wishes. Pre-nuptial agreements are invalid in Thailand and so this 102•REm•Issue 138•11/2012

l Informer Books ISBN: 9780956144843 (International Edition); l Booksmango ISBN: 9780956144850 (Thailand Edition) Price: Bt599 Pages: 202, Paperback 6” x 9” l Also available on Kindle, iTunes, Sony ereader, B&N Nook and all other major e-book formats.

‘‘

does not provide a possible easy way to work around the situation. There is also the question of what happens to the property once one of you dies. If you are the one who goes first, your wife has no obligation to give the property to anyone else who may be the beneficiary of your will. If your wife dies before you, it is possible that you could end up being homeless after she dies unless you are the beneficiary of her will. In summary, most lawyers would advise foreigners against purchasing using this method for their own protection.

Buy on a 30-Year Lease Although foreigners are not allowed to buy land on a freehold basis, they are able to lease it for a period of 30 years. Most buyers, however, are not keen on having nothing to show for their investment at the end of this period and so ask for longer leases. Some sellers will try and reassure them that this short lease period is easily extended by paying a token amount for an additional 30-year period, plus an additional 30-year period on top of that too. Unfortunately though, any agreement that a 30-year lease could be extended past the initial term would not be legally binding. Such promises to renew are only legally enforceable if there are three years or less remaining on the original contract. As a result, the possibility of renewing a lease on the cheap would be totally dependent upon the

You would therefore

be totally

within your rights to

bulldoze it

(the house) to the ground on the last day of your lease so the lessor would end up receiving just the patch of land you originally leased from him or her.

goodwill of the lessor – that is if the lessor is still around when the lease is up for renewal. By that time, the lessor could have sold the freehold of the land or it could have passed on to his or her next of kin. Although foreigners are not able to own land on a freehold basis, they are allowed to own buildings – bricks and mortar – on an indefinite basis. Because of this, it is possible for a clever lawyer to draw up a contract that would result in a stalemate period at the end of the 30-year lease period where the land would still belong to the lessor, but he would have no right to the building built upon it. You would therefore be totally within your rights to bulldoze it to the ground on the last day of your lease so the lessor would end up receiving just the patch of land you originally leased from him or her. While the land alone should be worth significantly more in 2042 than it is today, you should still be able to renew the lease for a much better price than would be the case if you were leasing both the land and the building from the lessor. There is one final method of ownership remaining, which is the most popular method after buying foreign ownership. This is by forming a Thai company of which the foreign shareholder can own a maximum of 49% of the shares. As this is the most misunderstood and least ‘black and white’ of all the different ownership methods, I will be covering this in more detail in next month’s issue.

charitysponsorship

Photos: Top and bottom rows by Chaianan Moontreephakdee; middle row (backdrop) pictures by Star Photo Asia.

Mantra the venue for annual Movers & Shakers in Pattaya

s part of the organisers’ desire to keep the annual Movers & Shakers vibrant and fresh the event has moved to a new venue this year – the Mantra Restaurant & Bar in front of the Amari Orchid Pattaya Hotel at the start of Beach Road. Mover & Shaker “in chief”, Cees Cuijpers of Town & Country Property, explained: “The Centara Grand Mirage Hotel has done us proud over the past two years and I certainly would not discount the possibility of making a return there in future. “But this time I felt it was 104•REm•Issue 138•11/2012

right to make a change to freshen things up a bit. The Mantra is a popular venue with many and I’m sure they will look after our guests brilliantly.” Free flow of drink The event will be staged on Friday, 30 November, and will run from 6pm until midnight. The intention is that there will be a free flow of wine, beer and cocktails throughout the six hours. Plus, of course, there will be the excellent buffet food that has played a part in Mantra gaining its top reputation. M&S will offer a mixture

of indoor and outdoor entertainment all night long involving sound-, light- and special MFX-Asia stage-effects; fireworks and much more. Tickets priced at Bt1,900 all-in are now on sale at Mantra, the Amari and Town & Country Property’s office in Pattaya Tai. The main sponsors of the event are the Heights Holdings developers who have made a considerable financial commitment to the big night. Co-sponsors are Heineken Beer Thailand, Town & Country Property, RSM Advisory, Ducati Thailand, Global Solidor

Insurance and this publication, Real Estate Magazine. M&S in Bangkok Pictures on this page show guests who attended the M&S event sponsored by Matrix which was held in September at the R Bar at the Renaissance Hotel in Bangkok. As REm was going to press another M&S networking evening was due to be staged on the 26th of October at the Anantara Baan Rajprasong Serviced Suites’ Tetto Lounge in Bangkok. Sponsors are Onyx Pattaya Residences – more about them in our December issue.

MYSTERYcolumnist

This month our insider looks forward to what the high season might hold in store for agents around the city. He notes that the steadily increasing influx of families is bringing two-bedroom apartments back into vogue, but regrets to note that quality rental properties seem difficult to find.

New demands require whole new approaches

oving into November means the high season is here for most of us and we are all getting prepared for the influx of visitors to our city. This will be my fifth high season in Thailand and hope that it is a lot smoother than those of previous years. Like most people I have often looked on in dismay as Thailand succeeds in pressing the selfdestruct button just as we are about to enter this critical period for many businesses in the region. In the relatively short time I have been here I have seen the airport closed by Yellow Shirt protestors, various ‘disturbances’ by Red Shirt protestors plus other issues that have not served to portrait Thailand in the best light. All this has been on top of things that have been out

106•REm•Issue 135•08/2012

‘‘ ’’

By undercover AGENT of the control of the ‘powers that be’ such as a world recession and the flooding of 2011. Once again we find ourselves wondering where all the Western tourists have gone. In our industry we are constantly looking for ways to meet the demands or our customers who come from various parts of the world.

Changing demographics As I think we are all aware the demographics of Pattaya are changing. Fast disappearing are the days when the majority of the tourists and expats here were older, balding or greying single men from the West looking to avail themselves of some of the many ‘distractions’ available around the city. As a result, we find ourselves now catering more and more for

I feel that investors

now needs

to be looking at these

larger units to diversify

their property portfolios.

families which means that demand for two-bedroom condos, close to the beach, has soared. In previous years, we received very few enquiries from people looking for two-bedroom condos and certainly not for just the single month – it simply wasn’t the place to bring your wife and children for a family holiday. Previously, I have said the demand is generally for studios and suggested that this is the market investors should be looking at. I still think that this is the case but I feel that investors now need to be looking at these larger units to diversify their property portfolios. I would suggest this is a reasonable conclusion when you consider the number of families coming here, especially from Russia who often come with an extended family.

I believe the prime areas to buy would be those close to the beach or perhaps indeed actually beachfront locations. The studios are still ideal for customers located in Central Pattaya who maybe want to be closer to the ‘action’ but family holidays now need to be taken more in account. Pattaya is seeing enhancement of the facilities and attractions around the city aimed at different types of clientele. We have the new Cartoon Network water park – being developed in Bang Saray along with more up-market hotels with conferencing facilities. These are things that can only enhance the reputation of the city and help diminish the perhaps more tarnished reputation that it has had in the past. These newer projects are again aimed at families or business visitors and new projects and/or hotels will need to develop their facilities in accordance with this. To try and meet our clients’ needs, or indeed to actually get clients in the first place, we are always looking at where and how we advertise. Various options In years gone by this would have been something that was relatively simple and straightforward. We would have looked to various options within the print media and place a rushed, few lines in classifieds briefly explaining where a property was located and how much it was. Nowadays, fewer and fewer people are looking in the classifieds and are doing most of their research online. In many ways this is better for us and also for the client. It is now far easier for us to gauge

 Bang Saray’s Amazone water park, with its Cartoon Network branding, will attract a totally different type of visitor to the Eastern Seaboard.

‘‘ Something I didn’t think I would be saying is

that there

does appear to be a lack of quality rental properties on the market as

we approach the high season.

what it is that the customer is actually looking for. In some cases we are aware of what the actual search was. We can use this information to find a number of suitable properties to show the client rather than perhaps the one that they have enquired about plus a few random ideas! Huge advantage We can also find out what the patterns are with regards to where the demand is. We can then source these properties, perhaps even before an enquiry has been made. This obviously gives us a huge advantage and also means that the client is far more likely to get the type of property that they are actually looking for. As we are all aware the number of condos being built around the city is increasing all the time. Obviously, developers try to design their projects to meet or pre-empt the market. The on-line data is again invaluable to them as they can now start building more two- and threebedroom, beachfront condos perhaps aiming at the higher end of the market in Naklua, Pratumnak and Bang Saray while at the same time continuing to build more studios and one-bedrooms in Central Pattaya and Jomtien. As you can see, this advertising is actually benefiting the client as well! Something that I didn’t think that I would be saying is that there does appear to be a lack of quality rental properties on the market as we approach the high season. I have found myself showing a number of clients the same properties with a lack of real alternatives available. I have also found that we have been liaising far more with other agents

this year to try and find our clients suitable properties as we simply don’t have them. In many ways this is a good thing but surely soon we will all be in the same boat and demand will outstrip supply. A good thing for developers, investors and real estate agents alike but perhaps clients this year may be suffering because of this. Again as I have touched upon before, many clients who are coming for a month, are moving away from long stays in hotels and are now looking to rent condos or in some cases pool villas! More short-term rentals Demand for hotels is obviously still high but these are more for visitors staying for a few days of perhaps just a couple of weeks. This has seen real estate agents now needing to do more and more short-term rentals – something that most of us tried to stay away from for a number of years. These short-term rentals are now actually proving to be more popular with owners than they were in the past as the owner is able to charge a premium for the short stay. Although I think it is fair to say that more problems are experienced, the owner can see increases in his or her return on investment. I think again that this is why we are seeing a lot of demand for the 25-30sqm studios. As always, I am running short on space. I hope that we all have a prosperous and enjoyable high season and our wonderful city continues to grow in the right fashion. So, until next time, keep enjoying the Land of Smiles. Ω 11/2012•Issue 138•REm•107

Construction Started E.I.A. Approved