Thai Property Guide 2015/2016 by Thai-Swedish Chamber of Commerce

2015-2016

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About Thai Property Guide

With this (fourth) 2015-2016 edition (print as well as e-magazine), the Thai Property Guide (TPG) has entered into its new expanded stage, where an online platform dimension equips this promotion and information project with the tools to widen its scope, including engagement on an ongoing basis. Thaiproperty.guide and a connecting newsroom on Mynewsdesk.com, contributing with much added value, are the places to go and that will be utilized for online outreach by the project, including its supporters and advertisers! Target audience is now all foreign property investors into Thailand, with emphasis on targeting affluent people. Going online, and looking at the vast number of nationalities interested in Thailand, this is a natural expansion of the targets within the continuation of this project. Real estate options being in focus are: residential homes in cities and resort areas, office buildings, vacation club investment as well as the ‘second home abroad’ market. It is not known to all how instrumental Scandinavians, and in particular Swedes, have been in establishing new resort areas on the Thailand map by pioneering real estate projects and investment here. This was the initial reason for the involvement by this project’s owner, the Thai-Swedish Chamber of Commerce in the first place. An article in this book describes this particular “segment”. Today, it is well-known to all stakeholders – while the Scandinavians’ love affair with Thailand remains strong – that the tropical holiday country is seeing an influx of visitors from “new” countries in terms of those topping the ranking of inbound tourism. This is not surprising and something that gradually also leads to increased foreign real estate investment into Thailand by people from those nationalities. Meanwhile, previously strong buyer markets are yet to bounce back, and TPG is convinced that they will do so, once currency rates and business profits again becomes favourable for people from those nationalities. TPG is there as a marketplace and PR platform for the whole market, regardless, and a vehicle in particular for Thai developers and foreign buyers to meet each other. TPG can do wonders in terms of outreach and engagement as it will interact with consumers, e.g. real estate prospects, as followers! Follow us via thaiproperty.guide! There, developers, and other related services, can also join as at any time. Another change is also that the guidebook becomes annual with this 2015-2016 edition, including more in-depth and long-lasting insights and valuable information; such as case stories, destination updates, property and land regulations, plus a variety of content covering other sectors in connection to Living in Thailand. TPG continues to give ‘turn-key’ information on investing in property, as well as inspiring lifestyle content. Online we will now also be able to follow and offer exposure of the whole life-cycle of property developments, in addition to sharing news (including events invitations and promotions), and other unique coverage; for example on real estate personalities and Thailand Property Awards winners. This active online presence helps TPG, with the support of the market, to build followers worldwide who are interested in receiving our quality coverage of the Southeast-Asian favourite that is Thailand! property@swecham.com www.thaiproperty.guide www.mynewsdesk.com/th/thai-property-guide

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Thai Property Guide 2015-2016

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2015-2016

Matching Thai developers with foreign buyers

With the launch of this latest edition the Thai Property Guide (TPG) enters into its new enhanced phase in 2016, where the idea is to fully focus on serving Thai developers and any quality real estate developments in Thailand. In addition TPG continues to cover and present services and products on offer by lifestyle brands. TPG recognises - which our partnership with Thailand Elite shows - that for affluent investors already residing in or seeking foothold in the tropics, all other ingredients enabling high-quality living here in Thailand are important too; be it lifestyle activities, schools, visa or wellness. So we extend our warmest welcome to you all for engagement via TPG to its worldwide followers – TPG is there for you! As in the name, property is in focus and TPG can first and foremost enable outreach beyond the Thai language to foreign expats in the region as well as other real estate investors beyond Thailand’s borders. This mainly happens online, via a dedicated consumer-oriented newsroom and by having this guidebook available as e-magazine. This SE-optimised Mynewsdesk newsroom enables TPG to get instant, high Internet ranking for its content. There, developers can tap into a wider group of consumers beyond their own outreach and the followers can find a concentrated presentation of real estate market news and insights, and what is on offer - be it concerning holiday rentals, condominium projects, villas or office buildings etc.

Jan Eriksson President, Thai-Swedish Chamber of Commerce

With a much stronger emphasis on having online presence TPG can now, with a dedicated platform for online content marketing and PR, also achieve much more comprehensive coverage on an on-going basis. For Thai developers the new TPG can in particular communicate and enable outreach in English of news, offers and invitations connecting to the various stages of property developments; from prior to sales launch until a finalised project enters into a rental scheme. 2016 marks the start of a marketplace (which will also be developed further) where TPG can stay up to date and share market PR and news; consumer and investment advise; as well as project launches (from our sponsors and advertisers) as these come on to the market. This printed Thai Property Guide, meanwhile, continues as a valuable guidebook containing lots of relevant updates and expert advice – content that are more timeless and offer value with a longer lifespan. The combo of an annual guidebook and the online outreach adds further value for all stakeholders, enabling the expansion of TPG into a really strong stakeholder platform! The setup enables cross-promotion and also generates valuable content published both online and in the annual guidebook. The project owner, the Thai-Swedish Chamber of Commerce (TSCC) also welcomes developers as members, and as an Associate Partner to Thailand Property Awards we are with TPG well-positioned and committed to continued coverage of those being awarded by this for Thailand’s real estate market important awards! It feels very relevant, as well, to emphasise that TPG is the only project of its kind in Thailand – offering a real estate PR and marketplace platform for all stakeholders – and TSCC is an organisation that since 2008 engages itself in promoting this sector and serving all foreign investors into Thailand with adequate consumer advice and investment offers. Last, TPG and TSCC also would like to extend our warmest thanks to all those who have contributed to this 2016 edition of the guidebook, in particular all advertisers and partners! Now, we look forward to serving and you all even more, and welcoming – as we link up and continue promoting Living in Thailand! Welcome on board! Jan Eriksson President, Thai-Swedish Chamber of Commerce

Thai Property Guide 2015-2016

Contents About Thai Property Guide..................................................................................4 President Message .............................................................................................5 From Tourist to Resident.....................................................................................8 Can I legally buy a home in Thailand?................................................................11 Registration Fee, Tax and Stamp Duty...............................................................13 Land Types And Titles.......................................................................................14 Owning a house in Thailand...............................................................................16

Traditional 2nd home locations..........................................................................18 Different kinds of property buyers......................................................................24 Foreign investment within Bangkok real estate market.......................................28 Hua Hin evolving – Scandinavian and Thai favourite...........................................30 MahaSamutr Country Club, Hua Hin – man-made beach club...........................31 Ban Ing Phu – foreign investment residential success........................................32 Can foreigners inherit a condo?.........................................................................36 Key Authorities relating to Property in Thailand..................................................37

Check list before buying a condominium unit.....................................................38 Check list before leasing land and buying a house.............................................39 Lifestyle and Quality Living.................................................................................40 The 5-Year Multiple Entry Privilege Visa.............................................................42 Visa and Work Permit Regulations for Foreigners in Thailand.............................46 Cost of living: Money matters............................................................................48 Can a foreigner get a loan from a Thai bank to buy property?............................51

SEB (Skandinaviska Enskilda Banken AB).........................................................52 REGUS - solutions for start-ups to multinationals..............................................54 Securitas Alarm Systems Wireless & Monitored with Built-in Communications .. 56 the CABINET Interior Design is Celebrating its 20th Anniversary........................58 Buying Medical Insurance in Thailand................................................................60 Government’s Medical Hub Plan Focuses on Private Hospitals..........................62 Dental treatment in Thailand..............................................................................63 Bumrungrad International Hospital – Asia’s Medical Leader ..............................64

Bangkok Hospital – Advanced and Caring Treatment in Thailand......................66 Choosing your kid’s school ..............................................................................68 KIS International School.....................................................................................70 Rethinking Learning...........................................................................................72 Not Every Lesson is Learned in the Classroom..................................................74 Bromsgrove International School Thailand.........................................................76 Brighton College opening Sepetmebr 2016 in Bangkok ................................... 87 Playing golf in Thailand......................................................................................80

Thai Property Guide 2015-2016

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From Tourist to Resident

The increasing interest in real estate from the European market is directly related to the upsurge in tourism to Thailand over the past many years. Thailand is an ideal country with its warm climate along with the low cost of living. The percentage of Nordic citizens who has ever visited Thailand is higher than any other country and it was therefore natural that Nordic citizens also spearheaded the move from tourists to residents. Initially, most real estate joint venture projects for this type of foreign property investors were found in the Eastern Seaboard and Rayong. In 2007, when the Thai-Swedish Chamber of Commerce started recording the trend, one third of all project were found here with a combined value of THB 4,8 billion. Soon, the demand spread to Phuket and Samui since these locations are likewise very attractive tourism destinations. Next followed Hua Hin and Prachuabkirikhan. Today, there is hardly a province where you will not find foreigners residing permanently or partially with some kind of housing arrangement. President Kenneth Radencrantz of the Thai-Swedish Chamber of Commerce estimated in 2011 that 20.000 Swedes had invested in a second home in Thailand at a combined value of about 100 billion Baht or 20 billion SEK, a considerable amount of money. The total amount including foreigners of other European nationalities runs into several times this amount.

Price Range Properties range from luxurious mansions set in private grounds in highly prestigious locations to more value-for-money condominiums and bungaows with direct seaview but offering convenience, economy and accessibility to nearby facilities. The price of property needs to be weighted according to its location, its views and the degree and quality of its finishing.

Thai Property Guide 2015-2016

Luxury • Villas over 50 million THB, condominiums over 30 million THB • Stunning property with very high construction and equipment specifications • Units in price range enjoy great sea views and are usually part of small scale prestigious development.

High-End • Villas over 35 million THB, condominiums over 20 million THB • Properties in sought after locations, generaly close to the sea, with high quality materials used throughout. High-end villas have private pools.

Middle Market • Villas over 15 million THB, condominiums over 10 million THB • Good quality homes in gated communities, offering a range of facilities

Low-End Market • Villas under 15 million THB, condominiums under 10 million THB • Properties generally enjoy mountain/ lake views. Set in more affordable areas, yet offering facilities to western standards.

Local Market • Villas and townhouses under 4 million THB • Properties in large Thai projects, located in areas with lesser land value • Very few facilities provided

Financing Generally, Thai banks do not end to foreigners for land or property purchases. However, a few institutions are starting to offer mortgages of up to 70 percent of the price of the property to foreigners. Some developers also offer funding assistance, but foreigners need to understand that the vast majority of property purchases in Thailand are based on 100 percent cash payment.

Guiding the first time buyer Buying property in Thailand is, however, not easy. As an independent organization, Thai-Swedish Chamber of

Commerce took it upon itself to produce a guide to the real estate market with a special focus on educating the new buyers to the rules and regulations. It was the hope that this would eventually lead to fewer Swedes and other European residents getting into trouble with their love for Thailand. This guide soon became a periodical publication. It has maintained its focus on the new entries to the market while at the same time providing a current status on the property market that could be of interest to the foreign second home buyer.

Legal considerations The legal basis for the market was unclear and many developers presented complicated ownership models. A common starting point was, that basically the land could never be 100 pct owned by the foreign customer. Eventually, the typical way to work around this became a model, whereby the foreign buyer established together with one or more Thai partners a company in which he/she became a minority shareholder. This company established a loan contract with the foreigner, borrowing the amount needed to purchase the land. With the land safely on Thai hands, the company then leased out the land to the foreigner for a period of 30 years with the right to build on the land a building to which he would have 100 percent ownership. This lease had to be registered on the land title in order to prevent the company from selling the land for instance in the case where the owner of the majority shareholding died and the new owners wanted to realize the cash value of the asset. However, the legality of this model became under scrutiny from the land department and the ministry of commerce, especially in cases where the arrangement could be deemed to be established with straw men or –women solely with the purpose of circumventing the restriction on foreign land ownership.

The final evaluation and approval of any real estate purchase in Thailand rests with the local state employed officer at the office in the district where the planned purchase is located. This is a fact few foreigners find acceptable but there is no way around it. The only way to dispute a local officer’s decision is to appeal it to the provincial headquarter of the land department and eventually appeal it to the land department in Bangkok – which is a too lengthy affair to be practically viable.

Condominums For a foreigner, a condominium is the most uncomplicated property purchase to be made in Thailand.

the contract, one in Thai and one in English. If the house is already built, a contract to buy and sell the house should be outlined. It is important to let the lawyer check whether the contract is written with purpose to be fair to both the seller and the buyer. As a recommendation, the following item can be included in the contract: • Parties – details of the buyer, seller and attached documents e.g. copy of ID card of the seller, copy of passport of the buyer, house layout plan, copy of the land title deed, illustration of the house, construction drawings.

A condominium building is defined by the Condominium Act of 1979 as “A building that can have its separate portions sold to individuals or groups for personal property ownership.” Any condominium is divided into two distinct areas, the private area and the common area. Each unit of the condominium’s private area - which can again be defined as residential or commercial - is represented by a condominium tittle ded, which can be privately howned in freehold. This owner also owns a percentage of the common area according to the size of the condominium and also owns a percentage of the juristic person owning the entire building. Because this juristic person can not have more foreign ownership than Thai ownership, the ratio of foreign ownership in a ny condominium is limited to 49 percent of the total private area of the building. The ministry of Interior has drafted standard contract forms that developers of condominium projects must use with their purchasers. The prescribed standard formats only apply when purchasing a condo unit from a developer, they do not apply to subsequent resale transactions in which buyer and seller are free to use other contract forms.

Purchasing a house There is no standard contract for purchasing a house like the one for condominium units. Therefore it is very important to let a lawyer check the contract prior to signin. The developer should have two identical versions of

be fair to both parties. As a recommendation, the following items can be included in the contract: • Parties – details of the buyer, seller and attached documents e.g. copy of the company registration document, copy of passport of the buyer, house layout plan, copy of the land title deed, illustration of the house, construction drawings, bill of quantity, work schedule and payment plan • Purpose of the contract • Cost of construction • Time of completion • Duties of the parties • Additions, deductions, change of work • Force majeure • Defect liability period • Termination of contract • Clause for non-liability • Signatures – the employer, the constructor and at least two witnesses

Land lease contract

• Word definition • Purpose of the contract • Price of the house and the payment terms. • Conditions of the contract • Date of delivery • Duties of the seller • Default of payment • Limitations of right to incur charges on the house • Defect liability period • Liability for eviction • Transfer of ownership • Fees, stamps, duties and registration cost • Signature – seller, buyer and at least two witnesses

Construction contract If the house is not yet built, a construction contract should be outlined. It is important to let a lawyer check whether the contract is written to

As a recommendation, the following items can be included in the land lease contract: • Parties – details of the lessor, the lessee and attached documents e.g. copy of the company registration document, copy of ID of the lessor or the company registration documents of the company, copy of passport of the lessee, copy of the land title deed, project layout of subdivided leased land if any • Purpose of the contract • Rental duration • Rental fee • The validation of rental right • Ownership of construct or building on the land – existing or future • The promise of contract renewal when expires • Liability of eviction • Registration feee • Duties of the parties • Option to buy leased land (will perhaps never come true in Thailand) • Common maintenance fee • Signatures – the lessor, the lessee and at least two witnesses This set of recommendation first appeared in “Best Practices Guidelines within the Thailand Property Market published by Thai Swedish Chamber of Commerce in 2008.

Thai Property Guide 2015-2016

Can I legally buy a home in Thailand? Foreigners can in general not own land in Thailand, but are welcome to buy a condominium under a few conditions. However, a Thai company may own a piece of land - with or without a building on it - if the share capital held by foreigners is less than 49%. And foreigners may own the building that they built on a piece of land which they have a lease on - but make sure it says so in the lease contract. By Worachai Bhicharnchitr, Vickery & Worachai Ltd.

Under the Land Code, foreigners are generally forbidden to own land in Thailand. A "foreigner" as defined under the Land Code can be either foreign natural or juristic person. In addition, the following juristic persons shall also be treated as foreigners according to Sections 97 and 98 of the Land Code: (a) A Thai company (whether private or public) registered in which either (i) more than 49% of its total registered capital is held by foreigner(s), or (ii) more than one half of the total number of shareholders are foreigners. Any share certificate to bearer issued by the limited company shall be deemed as it is held by the foreigner; or (b) A Thai registered limited partnership or registered ordinary partnership in which either (i) more than 49% of its total capital is invested by foreigner(s), or (ii) more than one half of the total number of partners are foreigners; or (c) An association or a co-operative in which either (i) more than on half of the total number of members are foreigners, or (ii) its operations, either particularly or mainly, have been made for the benefit of foreigners; or (d) A Foundation with objectives focusing particularly or mainly on the benefit of foreigners. In the past, foreigners may acquire land ownership in Thailand under Section 86 of the Land Code by virtue of the provision of treaty entered into between Thailand and other countries. Nevertheless, the treaty thereof was terminated in 1970 and since then,

Thai Property Guide 2015-2016

Thailand has no longer made any treaty with any country to allow a foreigner to acquire land ownership in Thailand by virtue of a treaty. Presently, only foreigners who had already acquired their land ownership prior to the treaty termination may continue to own such land. Currently, the foreigners, either individual or juristic person, as the case may be, may apply for acquisition of land ownership in Thailand under the Land Code and other applicable laws in three cases as follows: 1. Under Section 93 of the Land Code, by receiving inheritance as a statutory heir, provided that the total area of the land so acquired combining with the land already acquired or to be acquired in other manner by such foreigner shall

not exceed the areas as specified by law, for instances: land for residential purpose not exceeding one (1) Rai (or 400 square meters) per household, land for commercial purpose not exceeding 1 Rai, land for industrial purpose not exceeding 10 Rais, and land for agricultural purpose not exceeding 10 Rais per household. 2. Under Section 96 bis of the Land Code, by bringing money into Thailand for investment of not less than Baht 40,000,000, which shall be maintained for not less than five (5) years consecutively, in any of the following businesses or activities: - purchase of bonds of Thai government, Bank of Thailand, State Enterprises and/or bonds which the Ministry of Finance secures the principal or interest;

- investment in a property mutual fund or a mutual fund for resolving financial institution problems; - investment in share capital of a juristic person who is granted or eligible to be granted for investment promotion from the Office of the Board of Investment (BOI) under the Promotion of Investment Act; or - investment in an activity as declared by BOI to be an activity eligible to be granted promotion of investment. The land to be acquired under this Section must be used for residential purpose of the foreigner himself/herself and his/her family only in a way that is not contrary to moral, custom or good living of that local community and the total area thereof shall not exceed one (1) Rai.

Acquisition of Condominium Ownership under the Land Code A foreigner, either natural person or juristic person as defined under the Land Code in any of the following prescribed categories, may acquire ownership in a condominium unit in Thailand: • Being a foreigner (natural person) who is permitted to have residence in Thailand under the immigration law; • Being a foreigner (natural person) who is permitted to enter into Thailand under the investment promotion law; • Being a foreign juristic person which has been registered under the laws of Thailand according to Sections 97 and 98 of the Land Code;

and in a way that is not contrary to the local customary or good living of local community.

Acquisition of Building Ownership There is no restriction on acquiring ownership against building/ house/ structure on any piece of land so leased by foreigner. Thus, a foreigner, either natural person or juristic person, is then able to lease land and construct a building/house/structure thereon. However, such lease agreement has to specify clearly that the ownership of building/ house/ structure shall belong to the foreigner or not become the fixture to the leased land. A foreigner can then own a structure erected on the land and may register

The land must be located in Bangkok Metropolis, PattayaCity, or Tessaban (Municipality), or in the area specified as residential zone in other provinces according to the law governing Town and Country Planning and shall not be located in a military safety zone according to the law governing Military Safety Zone. In addition to the above conditions, the permission from the Minister of Interior Ministry must be granted to the foreigner prior to acquisition of the land ownership which the foreigner shall also fully comply with the applicable rules, procedures and conditions prescribed in the Ministerial Regulations relating thereto; or 3. Applying for acquisition of land under other applicable laws such as the Promotion of Investment Act, the Industrial Estate Authority of Thailand Act, or the Petroleum Act. For instances, the foreign promoted companies may be granted permission by BOI to own land for industry or factory sites including for residences of their executives or experts in order to carry on a promoted business to the extent as BOI deems appropriate. And foreign investors may be permitted by the Industrial Estate Authority of Thailand (IEAT) to own certain lands for their industrial use in industrial estates.

• Being a foreign juristic person who is granted an investment promotion under the investment promotion law; • Being a foreigner, either natural person or juristic person, who brings foreign currency into Thailand or withdraws money from a bank account of a non-resident or from a foreign currency account to make payment for purchasing of condominium unit in Thailand. Pursuant to the current Condominium Act, total foreign ownership ratio in a condominium shall not exceed 49% of the total spaces of all units in that condominium at the time of the application for condominium registration relating thereto. The foreigner shall utilize the condominium unit so acquired in compliance with the condominium rules

such ownership (with proof) in its own name.

Other Rights on Land / Immovable Property through the Provisions of the Civil and Commercial Code (CCC) Other than the acquisition of ownership over the land / condominium unit under the Land Code, there are also some other rights for the foreigners to possess and/or use land, condominium unit, and/or any other immovable properties in Thailand through and subject to the provisions of CCC, for instances:

Leasehold Foreigners may freely lease land, condominium unit and/or other immovable property practically for a maximum period of 30 years (or the life time of either party), with possible

Thai Property Guide 2015-2016

renewal for the lease for another 30 years. Lease for the period not exceeding three (3) years may be entered into by a simple lease agreement without being registered with the Land Department. The lease for the period of more than three (3) years shall be subject to registration with the Land Department. Failure to comply with such registration, the lease shall be enforceable and binding the parties only for a period of three (3) years.

Possessory Right A person may acquire possessory right by holding a property belonging to another peacefully and openly with intention of possession for himself/ herself or through another person possessing the property for him/her, for an uninterrupted and consecutive period of ten (10) years in case of immovable property, or five (5) years in case of movable property.

Habitation Right (Arsai) A person who has been granted a right of habitation in a building shall be entitled to occupy such building as a

Thai Property Guide 2015-2016

dwelling place without paying rental. The right of habitation may be granted for a maximum period of 30 years (or for the life time of the grantee) with possible renewal for another 30 years. The right of habitation is not transferable even by virtue of inheritance.

Superficies Right The owner of the land may grant a right of superficies in favor of another person by giving such person the right to own upon or under the land, buildings, structures or plantations. The right of superficies may be granted for certain period of time or for the life time of the owner or the superficiary, as the case may be. Unless agreed otherwise by the parties thereto, the right of superficies is transferable and transmissible by virtue of inheritance.

Usufruct Right A person may be granted a right of usufruct over the immovable property to be entitled to manage, possess, use and enjoy the interest and benefit derived therefrom. For the usufruct of a forest, mine or quarry, the usufructuary shall have the right to exploit the forest, mine or quarry, as the case may be. The right of usufruct may be granted for certain period of time or for the life time of the usufructuary. The right of usufruct shall end upon the death of the usufructuary.

Registration Fee, Tax and Stamp Duty

In accordance with applicable laws, the registration fee, relevant taxes and stamp duty in respect of the sale / transfer of ownership of immovable properties (land, condominium etc.) shall be liable by the seller, unless otherwise agreed by the seller and the purchaser relevant thereto.

Government Fee: According to the notification of the Ministry of Interior, dated 28 October 2015, the ownership transferring and mortgaging fees for the sale of immovable property have been reduced from 2% to 0.01% of the official appraisal price for the period from 29 October 2015 to 28 April 2016. However such reduction is applicable only to the land with building thereon being single, double, town houses or commercial building under the law on land allocation or the land being allocated by government or government enterprise having authority to do under the law.

Specific Business Tax (SBT): The sale shall be subject to SBT in case the seller is a natural person holding the property ownership for less than 5 years, or juristic person regardless of the period of holding the ownership thereof. The current applicable rate of SBT is 3.3% of the official appraisal price or sale price, whichever is the greater (inclusive of municipal tax of 10% of SBT).

Stamp Duty: The seller shall be responsible for payment of stamp duty in connection with the transfer of immovable property at the rate of 0.5% (Bath 1 stamp duty for every Baht 200 or the fraction thereof) of the official appraisal price or sale price whichever is the greater. However, if such sale is subject to SBT and SBT has been paid to the government, this stamp duty shall be exempted.

Withholding Tax (WHT): In case the seller is a juristic person, the seller shall be subject to deduction and payment of WHT at the rate 1% of the sale price or official appraisal price, whichever is the greater. If the seller is a natural person, partnership or bodies of persons, the seller shall be subject to WHT to be calculated in accordance with the rules and methods under the Revenue Code. The WHT shall be calculated based on the official appraisal price of the property after deduction of expenses according to the standard deduction based on the number of years of ownership as follows: Number of Year(s) of Possession

Expenses (% of the official appraisal price)

1 year 2 years 3 years 4 years 5 years 6 years 7 years 8 years or more

92% 84% 77% 71% 65% 60% 55% 50%

The net income after the above standard deduction of expenses shall be divided by the number of year(s) of holding of the property in the sellerâ&#x20AC;&#x2122;s possession. The result amount derived from the above computation shall be used in calculation of personal income tax with regard to the progressive rate provided by the Revenue Code. Thereafter, computed income tax shall be multiplied with the number of the year(s) of possession by the seller, which the result thereof shall be the applicable amount of WHT. In this circumstance, the final figure of WHT so calculated shall not be more than 20% of the sale / transfer price. The number of years of possession for purpose of the above calculation, either division or multiplication process, shall not exceed 10 years. The current progressive personal income tax rate is scheduled as follows: Net Income (Baht) 1 - 300,000 > 300,000 - 500,000 > 500,000 - 750,000 > 750,000 - 1,000,000 > 1,000,000 - 2,000,000 > 2,000,000 - 4,000,000 > 4,000,000

Tax Rate 5% 10% 15% 20% 25% 30% 35%

In case the property is inherited or unsolicited gift, the expense deduction for the sale or transfer thereof shall be made at the rate of 50% of the official appraisal price instead of the above expense standard deduction. And if such property is in the rural area, other than Bangkok and Pattaya, WHT shall be computed only for the sale/ transfer price at the amount exceeding Baht 200,000. The WHT shall not apply to the sale / transfer of the property that is given to children, or is appropriated by the government.

Thai Property Guide 2015-2016

Land Types And Titles By Worachai Bhicharnchitr, Vickery & Worachai Ltd.

The types and titles of lands that the investors, either Thai or foreigner, should be aware of are summarized as follows: Land Types: The land in Thailand may be divided into two main categories: 1. Land of the State, consisting of: (a) Islands formed in the lake or water-way in territorial waters, and beds of water-ways left dry. (b) Domain public of the State, for instances: waste land and land surrendered, abandoned or otherwise reverted to the State according to the land law, property for the common use of the people, such as water ways, highways, lakes. (c) Property for the special use of the State, such as military building. 2. Land other than those stated above. Person, either natural or juristic person, may have the right to own or possess the land that is not the land of the State, subject to the conditions or restrictions under the applicable laws and regulations. For instance, the foreigner cannot own land in Thailand unless specific permission from the concerned authorities is obtained, such as obtaining investment promotion from the Office of the Board of Investment (BOI) or foreign natural person may own land of not exceeding one Rai (1,600 square meters) for residential purpose according to specific conditions. Land Titles: In Thailand, there are various types of land titles that are used as common evidence of ownership, possession right and/or any other interests in land in different levels of right and/or security.

Thai Property Guide 2015-2016

1. Land Title Deed (Nor Sor 4 or Chanote): This type of title is a certificate for ownership of land so registered at the local Land Office in the province where the property is located. This title contains a legal description of the land boundary markers that are carefully ascertained and referenced by satellite images. It grants the holder the full right of ownership over the land, including the rights to use and dispose of it as well as to acquire its fruit, to follow and recover it from any person not entitled to detain it, and has the right to prevent any unlawful interference with it. It is therefore the strongest and most secure type of land title which is highly recommended. For the title evidencing the ownership of a unit in a condominium, it is called a ‘Certificate of Unit Ownership’. This Certificate should be categorized in the same level of security as the Chanote title that is applied for the land. The Certificate contains the name of the owner, the position and size of the land, the location, area, and a diagram indicating the unit’s width, length, and height. It also includes the proportion of ownership in the common property.

and size are accurate or not. This type of title is then deemed having less legal strength than Chanote or Nor Sor 3 Gor.

2. Nor Sor 3 Gor (Confirmed Certificate of Use): This type of land title designates ownership of land with fairly certain boundaries and certifies that the person named on this certificate has the confirmed right to use the land. However, it is not yet a full land title deed as is the Chanote but it could be upgraded to be the Chanote thereafter. The land owner under this certificate has the right to request the Land Department through the local Land Office to have the property surveyed and in such case, a final official measuring is required by the Land Department along with the placing of official markers prior to issuing the land title deed (Nor Sor 4 or Chanote) as replacement. This type of land title could then be implied that all requirements for issuance of land title deed have been made, but only the process of issuing the land title deed is still pending. The land with Nor Sor 3 Gor may be sold, transferred, or mortgaged. 3. Certificate of Use (Nor Sor 3): This land title is similar to Nor Sor 3 Gor with the exception that the Land Department has not yet completed measurement or recognition of the boundaries thereof. Although ownership of the land under this title is quite ascertained but since the measurement by the Land Department is not yet made, therefore, the land boundary markers are normally placed by the land owners rather than the authorities. So the risk is that whether the land boundary

For the transfer of the land under this Nor Sor 3, prior to the transfer, a notice of intent shall be posted and the thirty days public notice is necessary before transfer of ownership or any change of status over such land can be registered with the Land Department. 4. Notification of Land Possession (Sor Kor 1): This document recognizes that the land possessor has notified the possession of such land to the concerned authority but the said document does not imply that there are any right associated with the possession and it is not evidence of the land title or having the ownership thereof). Legally, it is not transferable but in practice, a person in possession of such land may transfer physical possession by delivering the land so possessed and the new possessor may apply for a new Sor Kor 1 instead.

5 Sor Por Gor 4-01: This type of property right is a title granted by the concerned authorities to Thai poor farmers for agricultural purpose in specific land reform area, usually found in rural areas. Residence is allowed on a portion of land. It is difficult for a foreigner to obtain an interest in this type of title. 6. Por Bor Tor: The land with Por Bor Tor is normally inherited land right proven / recognized by tax payments at the Local Administration office but it has never been substantiated by the Land Department. The possessor only has a right to use the land, but can not register the right like usufruct or a lease. This type of title is one of the weakest types of land right that is the least recommended.

Thai Property Guide 2015-2016

Owning a house in Thailand

It is well-known that an “Alien” cannot own land in Thailand. The term “Alien” means a non-Thai national individual or a juristic person like a company, partnership, foundation or association, where more than half of the shares belongs to a non-Thai national or nonThai juristic person. The few exceptions to this law does not apply to the majority of cases where a foreigner wants to buy second home in Thailand. Currently, many companies have been established all over the country in which a foreigner owns shares not above 49% of the total shares. Technically, these companies are not regarded as Alien and as such permitted to own land. However, the local Land Department Office will often deny the right to this company to own land even this is the case. Appealing such a refusal is often not worth the time and money compared to locating a piece of land in the district of another land office. It is important to note that using a Thai national as a nominee to hold shares for foreigner in the company that will own land is illegal. The Thai holders of

Thai Property Guide 2015-2016

the majhority shares must be investing with their own fund in the company that owns land. The Land Code only prohibits foreigners to own land but not to own a house or a construction. Thus, any foreign national, either individual or company, can be owner of house or construction built on land that belongs to anyone. In reality, foreigner may build his/her own house on the land that he/she leases it from others.

Leasing the land A foreigner is allowed to occupy land by way of long term lease. Currently, under Thai law, foreigner can lease the land for residential purpose maximum for the term of 30 years. The Thai Civil and Commercial Code provides that “lease term of immovable property (land/house) cannot be longer than 30 years, if it is longer than 30 years, the period shall be reduced to be 30 years. However, when such period of lease ends, it can be renewed but must not be longer than 30 years from the renewal date”. Moreover, the same Civil and Commercial Code also provides that

“the lease term can be made for the life time of either the lessee or lessor”. Therefore, in principle, if the lease is made for the term of life time of either lessor or lessee and he/she lives longer than 30 years, then the lease term could be longer than 30 years. In reality, it is not common for any lessee and lessor to agree for the lease term of life time of either lessee or lessor, and as such they prefer to make the lease term of 30 years initially. Since the law allows the extension of the lease term for another 30 years, it is very common to state in the lease agreement for many real estate development projects that the owner (lessor) covenants to the customer (lessee) that the customer (lessee) has option to extend the lease term for another 30 years. This provision in the lease agreement is enforceable as such has been upheld by the Supreme Court of Thailand in many cases, e.g. case No. 876/2537, and No. 1602/2548. Some real estate developments have made their lease agreement with customer (lessee) with an additional

option of the lessee that the lessee can extend the lease term of another 30 years after the first 60 years period. This provision has not yet been upheld by the Supreme Court as to its enforceability but it is simply an interpretation among lawyers that the covenant of the landlord to allow such extension of lease term should have the same legal effect and enforcement as the option to renew the initial lease term of the first 30 years. Important to note that under Thai law, i.e. the Civil and Commercial Code, any lease agreement of immovable property (land, house, building or condo) for the lease period of longer than 3 (three) years must be registered with the land office in order to cause such agreement valid and enforceable according to its terms. Nevertheless, if any lease agreement with the lease term of longer than 3 years but fails to register with the land office, such lease agreement will still be valid for the period of 3 years. Therefore, even the lease agreement for longer period than 3 (three) years without registration, the lessee can enjoy utilizing the leased property for 3 years only. The government charges for the registration fee of lease agreement at 1% of the total rental amount in the lease agreement for the whole lease period, plus 0.1% of stamp duty, to be charged at one time at the time of registration. It is also essential to verify the correctness of the registration particulars of the lease agreement, which the original land title deed of the

leased land will record the name of the lessee at the back side of the title deed, and the land office will issue an official one page lease agreement stating important particulars of the lease agreement, i.e. name of lessee, address, lease term, rental amount, and other conditions (if any).

could be shorter if the lessee passes away prior to the completion of such 30 years.

How to inherit a lease?

right, and the lease right is exclusive right being given by the lessor to specific lessee who the lessor selected, and that, therefore, lease agreement is terminated on the reason of the death of the lessee.

A lease of land is an alternative for nonThai national to occupy and utilize the land for long term, and such acquiring of lease of land for long term mostly has intention either to re-sell (or officially â&#x20AC;&#x153;assignment of leaseâ&#x20AC;?) or to have it inherited to their heirs. Under Thai law, lease agreement of any kind of property will cease to be effective upon the death of the lessee. This has been upheld by many Supreme Court judgments in Thailand. Therefore, a lease of a piece of land for 30 years

The Supreme Court Judgment used to render its judgment in the black case index No. 2760/2534 in the year 1991 holding that the lease right is a personal

By virtue of such Supreme Court Judgment, all lease agreements regardless if it is registered with the Land Office, is terminated when the lessee who is a natural person is dead. However, there is another Supreme Court Judgment in the black case index No. 1729/2540 in the year 1997 holding that although lease right is a personal right, the lessor and the lessee can indicate in the agreement that the lease right can be inherited. Therefore, the lessee can indicate as its property to be inherited to the heirs of the lessee. Important to note that the lease right is inherited only when the lessor and the lessee have agreed in the lease agreement that the lease right of the lessee is inherited. Thus, without such a clear statement, the lease right cannot be inherited and is over when the lessee passes away. Source: Article by Wichien Harnpraween, Wissen & Co., in Thailand Property Guide 2011

Thai Property Guide 2015-2016

Traditional 2nd home locations Swedish involvement in the real estate sector is an indicator of the market in total, since the Swedish second home buyers were leading the trend that emerged in the 1990’s. The different areas of Thailand have different attractions and different prices.

Thailand is divided into 75 provinces which are geographically grouped into 6 regions (North, North-East, Central, West, East and South). The capital Bangkok, though not a province but a special administrative area, is usually also included as a 76th province as it is at the same administrative level as the other provinces.

The provinces are subdivided into 877 districts called “amphoe” in Thai. The number of districts in the provinces varies, from three in the smallest provinces to fifty in Bangkok where an amphoe is called a “khet”. Further subdivision levels are tambon (subdistricts) – in Bangkok called “kwaeng” – and finally muban (villages).

Bangkok is both the province with the largest population and the highest population density in the country. The biggest province by area is Nakhon Ratchasima, the smallest is Samut Songkhram. Ranong has the smallest population, while Mae Hong Son has the lowest population density.

Provinces with Swedish real estate development

Each province is administered by a governor, who is appointed by the Ministry of the Inetrior. The only exception is Bangkok , whose governor is elected.

Thai Property Guide 2015-2016

Real estate companies with a Swedish involvement was mapped a few years ago when a survey was undertaken by Colliers International. The company found 73 registered companies with Swedish involvement and a combined investment of around 43.2 million baht. Construction businesses with a Swedish involvement was estimated at 51 Swedish registered companies with a total investment of 27.8 million baht.

These numbers are likely to be higher today as they do not reflect the developement since the survey was undertaken but as they remain significant as the only figures reflecting specifically on the Swedish component of Thailand’s growing real estate sector and construction industry. The area with the most residential units for Swedes was Rayong province with 809 residential units, followed by 468 residential units in Hua Hin and 259 residential units in Pattaya. Cost per square meter varies according to location. The most expensive location is probably still Koh Samui, followed by Phuket and Koh Chang. See the table. Location Koh Samui Phuket Koh Chang

Price Range THB/SQM 125,000 - 130,000 77,000 – 106,000 74,000 – 98,000

Hua Hin Prachuab Kirikan Koh Lanta Rayong Pattaya Bangsaen

66,000 – 80,000 43,000 - 65,000 40,000 – 60,000 38,000 – 85,000 38,000 – 95,000 29,412 – 67,144

In general, real estate developments with Swedish interests can be found mainly here: In the West, the following locations can be found: - Prachuap Khiri Khan - Hua Hin In the East, the following locations can be found: - Bang Saen - Pattaya - Rayong - Koh Chang In the South, the following locations can be found: - Koh Samui - Koh Lanta - Phuket - Ranong

Geographical differences The different areas of Thailand have different attractions:

Prachuap Khiri Khan Prachuap Khiri Khan boasts a stunning coastline along Gulf of Thailand which includes some lovely beaches. The province is bordered to the north by Phetchaburi and to the south by Chumphon. This is where Thailand slims down to its skinniest – at one point only 11 km. separates Burma to the west and the Gulf of Thailand to the east. The name Prachuap Khiri Khan means “Land of many mountains”, and stems from the range lying near Burma. Although Prachuap Khiri Khan is the provincial capital, by far the majority of visitors know it for Hua Hin – a beach resort area located to the north of the capital. Particularly popular with European retirees, the town attracts a good trade of tourists and travelers - especially those with children – drawn by the calm seas and long beaches. Hua Hin is also very popular among expats based in Bangkok as the town is only a few hours by car from the Thai capital. The bustle of Hua Hin seems to distract many travelers from exploring many nice beaches to the south - making

Thai Property Guide 2015-2016

these places some of the last discovered areas in Thailand. Which in some people’s minds make them the next “big thing”. Bang Saphan Yai with its mellow pace and cheap bungalows along the uncrowded, uncluttered shoreline has been a well-kept secret for many years and Ban Krut rivals the beauty of the beaches of the Andaman lslands.

Hua Hin Hua Hin is Thailand’s oldest beach town resort. Situated on the west coast of the Gulf of Thailand and only 200 kilometers from the capital, Bangkok , it offers the ultimate getaway destination for the city’s elite. Hua Hin became popular with the Royal Family following the construction of the southern railway in the 1920’s. Travel became more convenient and a demand for luxury resorts and hotels grew. The first of these was the Railway Hotel which is now the Sofitel Central, still one of Hun Hin’s most popular hotels. Hua Hin has a long history that predates its current name. In 1834, neighbouring Petchaburi province was hit by a severe drought and a group of farmers headed south and arrived at a village that had a white, sandy beach and some rocks. In 1921, the Director of the State Railway, Prince Purachatra built The Railway Hotel (now The Sofitel Central) and this, not surprisingly, coincided with the construction of a railway line from Bangkok down South. Royal Hua Hin Golf Course was designed by a Scottish railway engineer during his years here as well. Today, Hua Hin is undergoing rapid expansion as Bangkokians and Westerners look this way for a second home, be it a quaint house nestled in the hills or an upmarket condominium with ocean views. In the years the town has seen countless housing developments spring up, new golf courses being constructed, a brand new shopping complex and movie theatre and a boom in local businesses. The charm of Hua Hin is that it

Thai Property Guide 2015-2016

still retains its fishing village serenity which is now side by side with the bustling center of a modern luxury beach resort.

is also pleasurable. The headland at the northern end is best for enjoying scenic view of sunset with benches and leveled footpaths along the sea.

Bang Saen

Pattaya

Located 85 km south of Bangkok, just an hour drive from Suvarnabhumi Airport, Bang Saen is easy accessible and contrasting any other destination in Thailand.

Pattaya is about 1.5 hours, or 120 km by road from Suvarnabhumi Airport. Pattaya is also served by U-Tapao international Airport which is 45 minutes’ drive from the city. By road, it is served by Sukhumvit Road and Motorway 7 from Bangkok. Intercity transport is usually through one of two bus stations, one for Bangkok and one for other destinations.

Historically, Bang Saen emerged as a resort town in the 1940s when Thai Prime Minister General Pibunsongkram initiated a housing project for tourism here. Due to this project, hotels and bungalows were built along this 2.5 kilometre beach.

Until recently the only transport within town were private or shared songthaews and taxi via motorbike. However, a public bus service began in 2006, and a metered taxi service began in late 2007. The city of Pattaya is a self governing special municipal area which covers the whole tambon Nong Prue and Na Kluea and parts of Huai Yai and Nong Pla Lai. lt is located in the heavily industrial Eastern Seaboard zone, along with Si Racha, Laem Chabang, and Chon Buri However, it remains mostly a tourist city, with very light industry.

Nowadays, the beach is colourful with beach chairs and umbrellas. Food and drink stalls are ubiquitous. The beach is generally clean but not very white due to the sediment from Bang Pakong River. Yet the gradual slope makes it a nice and safe spot for swimming.

Pattaya is second only to Bangkok in high rise buildings, as many condos for foreign residents are built, and has a modest skyline. The city’s economy benefits from its relative proximity to Bangkok.

Unlike Pattaya, Bang Saen’s beachfront road is not lined with bars or illuminated souvenir shops. The beach is peaceful at night. There are some restaurants by the sea where you can spend a peaceful night savouring seafood under the moon. It is refreshing to get up early, rent a bicycle and ride it along the beach. The wonderful scenery and fresh air would be a good start of the day.

Pattaya was simply a small fishing village until it was discovered as a beach resort by Bangkok residents in the 1960s. Soon thereafter, servicemen from all over Southeast Asia, including the United States Air Force base at U-Tapao in neighbouring Rayoung province began using the area for rest and recreation. When the Americans left following the end of the Vietnam War, the city fell into a crisis. However, modern mass tourism brought a new lease of life to Pattaya.

Many bungalows, resorts and restaurants line wide streets that divide beach from the constructions. Besides lingering at the beach during daytime, driving along the coastline toward Sam Muk Hill

In recent years the city has pushed hard to clean up its image, and familyfocused entertainment is increasingly available. Pattaya has seen a large increase in family tourism in recent

years, thanks to efforts to present a more wholesome image. Pattaya is an especially popular vacation destination for families from Russia, Eastern Europe and Scandinavia. Pattaya also has a large international expatriate population, especially British and Russian residents.

Rayong Located approximately 220 kilometers from Bangkok, is another delightful resort on Thailand’s eastern coast – Rayong province. A late bloomer, the province is well known for its pristine beaches stretching along a 100-kilometer coastline and scenic waterfalls amid exotic surroundings. Aside from this, Rayong is blessed with an abundance of seafood products such as shrimp paste, fish sauce and dried seafood, and tropical fruits of which rambutan, mangosteen and durian are the most famous.

are one of the few places with virgin forest, but the rush to cash in on tourism has had a heavy toll on its virgin forests. Land prices have skyrocketed, there are also high end resorts all over the island. The island is about 30 km long and almost 14 km wide, totaling 217 km2. The national marine park covers of 650 km2 of which 70 % is offshore. The interior of the island is mountainous, covered by tropical rain forest. The highest elevation measuring 743m is Khao Salak Phet. There are plenty of sandy beaches on the island, dotted with hotels and resorts.

Koh Samui Koh Samui island of Surat Thani Province is an island off the east coast of

Administratively, the province is divided into Mueang Rayong, Klaeng, Ban Khai, Bang Chang, Pluak Daeng and Wang Chan districts and Khao Chamao and Nikhom Phatthana sub-districts.

Koh Chang

The name means Elephant Island. It is a mountainous island with several waterfalls and rainforest. The island is part of the Mu Koh Chang Marine National Park. During World War ll, Koh Chang was the scene of a naval battle between the Royal Thai Navy and a Vichy France squadron, in which the Thais were decisively beaten. Until the mid-1980s the infrastructure on the island was undeveloped, but tourism has increased significantly since then. Around the year 2000, malaria was eradicated. The area became a national park and began charging entry fees. The island now receives over 700,000 visitors annually, about two thirds of them Thai. The Chang islands

Samui has a population of about 45,000, and lives on a successful tourist industry, as well as exports of coconut and rubber. It even has its own international airport, Samui Airport, with flights daily to Bangkok and other major airports in Southeast Asia. While the island presents an unspoiled image to the public perception, economic growth has brought not only prosperity, but changes to the island’s environment and culture, a source of conflict between local residents and migrants from other parts of Thailand and other countries. Reflecting Samui’s growth as a tourist destination, the Cunard ship MS Queen Victoria (a 2000-plus passenger ship) will dock a Samui during its 2008 world cruise. Samui is located in the Gulf of Thailand, about 35km northeast of Surat Thani town. It is surrounded by about sixty other islands, most of which comprise the Ang Thong National Marine Park, but also include other tourist destinations Koh Pha Ngan, Koh Tao and Koh Nang Yuan.

Rayong borders Chonburi Province on the north and the west, the Gulf of Thailand on the south, and Chantaburi Province on the east. Most of the land is marked by a series of mountains interspersed by flat plains and large tracts of forest and fruit plantations.

Koh Chang is the second largest island of Thailand, located on the Thai east coast 31 km away from Bangkok near the border to Cambodia in the Gulf of Thailand.

island to the other involved a whole-day trek through the mountainous central jungles.

the Kra Isthmus in Thailand, close to the mainland Surat Thani town. It is Thailand’s third largest island, with an area of 228.7 km2 and a population of 50,000. The island was probably first inhabited about 15 centuries ago, settled by fisherman from the Malay Peninsula and Southern China. It appears on Chinese maps dating back to 1687, under the name Pulo Cornam. The name Samui is mysterious in itself. Perhaps it is an extension of the name of one of the native trees, mui, or it is a corruption of the Chinese word Saboey, meaning “safe haven”. Until the late 20th century, Samui was an isolated self-sufficient community, having little connection with the mainland of Thailand. The island was even without roads until the early 1970s, and the 15 km journey from one side of the

The island is roughly circular in shape, and is about 15km across. The central part of the island is an (almost) uninhabitable mountain jungle (peak Khao Pom, 635m) and the various lowland areas are connected together by a single road that covers the circumference of the island. The old capital is Nathon, on the southwest coast of the island, and remains the major port for fishing and inter-island transportation. Nathon is the seat of the regional government, and the true commercial hub of the Samui locals. It has a charming pace, and is almost small enough to walk everywhere. The old Chinese shop houses along the middle street whisper of an exotic history. Each of Samui’s primary beaches is now also nominally considered a town, due to the number of hotel, restaurants and bars that have sprung up in recent years. Samui Airport in the northeast of the island is served by Bangkok Airways and Thai Airways International. Several ferries connect the island with the mainland, including the car ferry from Don

Thai Property Guide 2015-2016

Sak to a pier in the west of the island, south of the main town Nathon.

Koh Lanta Koh Lanta is an island district off the west coast of Thailand. Like many other destinations in Krabi Province it is known for its diving and long white beaches. Koh Lanta is popular with tourists seeking a holiday away from the parties. It’s popular with a significantly older crowd than nearby Koh Phi Phi : more walking on the beach and watching the sunset than drinking and dancing. It is also popular with families with young children, and of course, with divers. Koh Lanta is a little less well-known than Koh Phi Phi, which has become more commercialized and corporate, but it is hardly undiscovered: the several beaches on the west coast of Koh Lanta Yai are each strung with a line of resorts and bungalows, although the farther down the island you venture, the less this is true. And even when the island is at it fullest, there will be a quiet place for you to relax – the beaches are never full. Koh Lanta is especially popular with Swedish tourists. Although the “tourist language” is English as it is in most places in Thailand, and you will find menus and so on are translated into

Thai Property Guide 2015-2016

English, expect the poolside language to be Swedish much of the time. However, there are still many English and Irish bars and restaurants to visit. Koh Lanta sustained limited tsunami damage in December 2004. The nearest airports are Krabi, Trang and Phuket, Krabi and Trang have direct road and boat connections to Koh Lanta, and are the best options if you’re only visiting Koh Lanta. Flying into Phuket is a better option if your are intending to spend time in Phuket and nearby island, or, since Phuket has many more international flights, if you don’t want to have to organize a domestic flight to Krabi or Trang from Bangkok. As an alternative to Bangkok, there are daily flights to Krabi directly to and from Singapore.

Phuket Phuket is one of the southern provinces of Thailand. Neighbouring provinces are Phang Nga and Krabi, but as Phuket is an island there are no land boundaries. The island is served by Phuket International Airport, located in the north of the island. Phuket is the biggest island in Thailand, located in the Andaman Sea off southern Thailand. The island is mostly

mountainous with a mountain range in the west of the island from the north to the south. The mountains of Phuket form the southern end of the Phuket mountain range, which stretches for 440 km from the Kra Isthmus. The highest elevation of the island is Mai Thao Sip Song (Twelve Canes), at 529 m above sea level. Forest, rubber and palm oil plantations cover 60% of the island. The western coast has several sandy beaches, while on the east coast beaches are more often muddy. Near the southernmost point is Laem Promthep (Brahma’s Cape), which is a popular sunset viewing point. In the mountainous north of the island is the Khao Phra Thaeo Non-hunting Area, protecting more than 20 km2 of rainforest. The three highest peaks of this reserve are the Khao Prathiu (384 m), Khao Bang Pae (388 m) and Khao Phara (422 m). The Sirinat National Park on the northwestern coast was established in 1981 and protects an area of 90 km2 (68 km2 marine area), including the Nai Yang beach where sea turtles lay their eggs. One of the most popular tourist areas on Phuket is Patong Beach on the

central western coast, perhaps owing to the easy access to its wide and long beach, Most of Phuketâ&#x20AC;&#x2122;s nightlife and its cheap shopping is located in Patong, and the area has become increasingly developed. Other popular beaches are located south of Patong. In a counterclockwise direction these include Karon Beach, Kata Beach, Kata Noi Beach, and around the southern tip of the island, Nai Harn Beach and Rawai. To the north of Patong are Kamala Beach, Surin Beach and Bang Tao Beach. These areas are generally much less developed than Patong, and sought out by individuals, families and other groups with a preference for more relaxed and less crowded environs than Patong.

they were struck by a tsunami caused by the 2004 Indian Ocean earthquake. The waves destroyed several highly populated areas in the region, killing as many as 5,300 people nationwide. A US made tsunami-detection system was positioned in 2006 around the Indian Ocean as part of a regional warning system against giant waves caused by earthquakes under the sea. The satellite-linked deep-sea buoy will float 1,000 km (620 miles) offshore, roughly midway between Thailand and Sri Lanka.

Ranong

There are many islands to the southeast, including Bon Island, just a short boat trip away, It is suitable for snorkeling. Islands line to the northwest, and Phi Phi Islands to the southeast. All the islands are suitable for diving.

Ranong is capital of the Ranong province, located in Southern Thailand. It has very little tourist influence, so the small town in considered, so the small town is considered to still be very culturally intact. The small town of Ranong is a great destination for those looking to get a good feel for a true Thai village, instead of a commercialized resort geared towards tourists.

On December 26, 2004, Phuket and other nearby areas on Thailandâ&#x20AC;&#x2122;s western coast suffered extensive damage when

Getting to Ranong usually means taking a bus or boat. Boats are usually the best way to go, as they take around 20 min-

utes to arrive in Ranong - whereas buses can take up to 3 hours. Despite being a small province, Ranong is abundant with natural attractions; the sea, islands, mountains, forests, waterfalls, mangrove forests. Yet, it is barely known among overseas tourists. Bordering southern Burma and 600 kilometres south of Bangkok, mountainous Ranong Province receives more rain than elsewhere in Thailand, covering it in lush greenery. Ranong has among its attractions hot springs and stunning marine parkland. Indeed, this province offers a lot more than just another coastal province. Ranong town began as a Chinese Hokkien settlement, and this is evident from its older architecture. One example is Nai Khai Ranong, the former home of Koh Su Chiang, a Hokkien governor of Ranong during the reign of King Chulalongkorn (Rama V). Situated in the north of the town, only one of the three original structures still exists. Now a clan house and shrine exhibiting relics of the Koh clan, it is open to visitors.

Thai Property Guide 2015-2016

Different kinds of property buyers This article will focus on the residential market as a whole but will be broken down by the different kinds of buyers rather than by geographical location to gain a different perspective and will allow for a different understanding of the dynamics at play in Thailand as a whole. By Christer Nilsson

It comes as no surprise to hear that Thais themselves provide the bedrock to the residential market. However the first condominiums in the eighties were targeted more at the foreign buyer market. This was due in part to Thais having lower incomes at that time and also because high-rise living had yet to take off as a Thai lifestyle concept. It took the development of mass transit lines for the â&#x20AC;&#x153;condo cultureâ&#x20AC;? to really take effect for those comfortable with urban living. In very broad terms the Thai market can be broken down into three segments based in income.

Thai Property Guide 2015-2016

Wealthy Thai people The high net worth individuals are still attracted to landed property and in Bangkok new grandiose villa developments along Ratchapruek road and Kaset-Nawamin area are proving very popular. Regarding a second home, wealthy Thais are generally attracted by high-end villa complexes especially in Hua Hin. However Pattaya is also emerging as a second home destination especially in the Wong Amat area. The other interesting weekend destination for Thais is Khao Yai. This hilly area

located two hours away from Bangkok provides a more earthy and relaxing location compared to the coastal resorts and many are attracted by the peace and quiet in addition to cooler climes. Many have owned tracts of land for years and are often in no rush to develop them as they are more for personal enjoyment than profit. Some individuals decide to locate on one of the island resorts but the distance from Bangkok means that the coastal areas of Phuket and Samui rely more on foreign demand in the luxury segment.

The development of condominiums along the mass transit lines has attracted high income earners of above 50,000 baht a week in the capital to purchase these units to escape the eternal Bangkok traffic jams and engage in a very modern urban lifestyle that developers are now targeting. According to Colliers research, projects within 200 metres of a station can command far higher prices and achieve better take up than those further away. Once the distance involves another mode of transport other than a short walk then the appeal diminishes. This high-earner segment also represents demand for a second home in Hua Hin/Cha Am and Pattaya with many condominiums in the three million baht category proving very popular. Many are now entering their fifties as the nation begins to age and are more likely to have fewer dependents as well as extra capital from inheritance. This age group will be a main player in the market for a long time to come.

Lower income Thais The main story in Bangkok but also in other parts of Thailand is the reaching into lower income segment markets, where ownership was previously out of reach. More developers are offering small units in out of the way suburban areas that can be lower than one million baht but allow many to put their first steps on the property ladder. While Bangkok captures the headlines, places like Phuket have a significant number of developments that cater to Thais who work and live on the island and there are far more units both landed and condominium inland than those on the coast appealing to foreigners.

Thai Property Guide 2015-2016

According to Real Estate Information Centre around 88% of condominium purchasers were first time buyers.

Foreign buyers In Thailand as a whole, foreign demand has not rebounded back to the pre-Lehman days that developers and agents alike still considered a golden period. The traditional buying markets of Europe and North America remain weak due to ongoing economic malaise and poor exchange rates although buying activity has picked up since the lows of 2009. However new markets have sprung up changing the dynamic of the foreign market. It is very difficult to discern trends among the very high net worth individuals simply because their limited number

and that their behavior does not reflect trends for their nationality as a whole. Basically it could be a super rich Brazilian, Kuwaiti, Azerbaijani or almost a citizen of almost any country that might purchase the next luxury property. However within South East Asia, Phuket still retains the cache of high-end luxury that can only be challenged by Bali. Phang Na bay presents great potential as a superyacht destination and Phuket will likely be the hub leading to future marina development and corresponding high-end residences. Samui will continue to struggle as a luxury brand due to limited direct access and poor infrastructure. Pattaya remains a strong market for Europeans of various spending power. The one to three million baht condos are proving very popular around 500 metres from Jomtien for many, including retirees with limited capital.

Thai Property Guide 2015-2016

Other East Asian markets are not on the radar screen such as Korea and Taiwan.

The surge in babyboomers with limited income and capital in the next twenty years will keep the market for lower end condominiums very strong. The biggest change over the past few years was the rise - and sudden fall last year - of the Russians as a strongest group of foreign buyers in Thailand. At first Pattaya was the target especially in the Pratumnak area by Cosy Beach, which can resemble the Black Sea these days. However the Russians have spread their net further as significant buyers in Hua Hin, Phuket and beyond although this tends to be for higher income groups. The Middle Eastern market is also growing strongly albeit from a low base and many are attracted to Phuket due to its luxury appeal and also a large Muslim population. At present the market is mostly Saudis and UAE citizens but Iranians are a very strong tourist market for Thailand but restrictions regarding withdrawal of money from their country impede them from purchasing property at this time. With the withdrawal of the Russians, many sellers are now looking at the Indians and Chinese as the potential

growth area for the future. At present the tourism numbers are strong but it will take some years before these groups become significant purchasers of Thai property. However many are now taking the first steps to being property buyers by making initial enquiries from real estate agents on the ground. Increasing direct flights will also help to stimulate buying from these countries. The Japanese are also a presence in the market although many are attracted to Chang Mai in the north due to its more peaceful nature, cooler climate and of course, an abundance of golf courses.

The Swedish, Danes and Norwegians still represent a strong buying force that belies their population. Hua Hin still retains a special affection and many are looking to the hillsides overlooking the sea for their home in paradise. Rayong is also proving popular for this market. Although the exchange rates of these countries have declined in relation to the baht over the past few years this is to a lesser extent that that of the Euro and Pound Sterling for example. Tourism from Scandinavia to Thailand remains very robust and we expect the market to continue to be a dynamic one for the country. Overall the traditional foreign buying markets look set to bounce back but whether it returns to the heady pre2007s remains to be seen. However new markets look set to be the main engine for growth backed up by a very solid domestic demand. This article first appeared in the 2013 Edition of Thai Property Guide.

Thai Property Guide 2015-2016

Foreign investment within Bangkok real estate market

Upon the launch last time of the 2014 Thai Property Guide edition Mr James Pitchon of CBRE in Thailand held a presentation with insights into the Thailand property and its foreign investors. The presentation shares valuable insights and advice. This is a transcript of his presentation, in selection focusing on Bangkok. Restrictions on foreign ownership of land dates back over one hundred years ago. The big change came in 1954 and the condominium act did not come until 1979. The big change was 1991 when 40 per cent foreign ownership in condos was allowed, and following the 1997 financial crisis that was increased to 49 per cent. But you need to bring all the money in as foreign currency unless you are a permanent resident. That’s a problem, because there is only one foreign bank willing to lend offshore to a foreign buyer to buy a condominium in Thailand. As money has to come in as foreign currency you can only borrow offshore in foreign currency, so most condo purchases in Thailand are cash purchases. You’ll find it very difficult to get a loan.

Foreign condo quota In Bangkok there are very few buildings that have hit the foreign quota limit. But in Pattaya, Phuket and Hua Hin there are many buildings where this is a big issue, where there are significant foreign purchases and they’ve hit the foreign quota. So in some buildings there is actually a Premium on the foreign quota. So a foreign unit has to be resold to a foreigner. In 2013 foreign direct investment amount to 5,600 million for developers and retail purchases together! Compare this with the 56 000 condos completed in Bangkok in the same year. So

Thai Property Guide 2015-2016

Thailand is still a very isolated local market. You can see it on the low level of FDI. The most open property market in the world would be the U.K.

Killing the appetite Downtown, Lumpuni, Ekkamai, Sukhumvit and Sathorn are where all the high value properties are. Prior to the global financial crisis there were significant foreign purchases so when we were measuring it in terms of projects we were selling we were seeing up to 40 per cent of new projects in downtown area were bought by foreigners. The 2008-2009 crises killed that appetite for property. Today, in terms of high-end properties in Bangkok, we’re looking at 80 per cent Thai purchases. And top foreign buyers for Bangkok high-end property has changed from being western expatriates based in Asia, to Hong Kong, Singapore and Taiwanese nationals, primarily because they are seeing their own markets to peak too high and with severe government measures, such as high stamp duties, brought in to cool those markets down.

Expats investors in Thailand Expats living here, whose wives tell them they should own something is one foreign buyer group.They are sick of this renting; throwing money out of the window. Then we’ve got, in addition, people looking at buying to rent. And the yields are the real estate agents’ biggest lie! Growth yield – the headline number – would be that you can get between 5-8 per cent from renting out a condominium in Bangkok. But what you really have to ask is: How much money will I get in my pocket? So you can start deducting your costs, which would be your common area management fees, your agent fee (a month rent each time), the void periods, plus that every five years you’ve got to refurbish (so you’ve got to have some capital put back into the property.) And you might

have a gap of up to six months to find a tenant. Finally, after twenty years, we are starting to see rents finally increasing. The range was from about 25-35 000 baht per month for one bedroom, 40-60 000 for a 2-bedroom apartment, and for a 3-bed the range was 60-100 000 baht. 2013 was the very first time we started to see an increase. Expat numbers have been rising. There are now 70 000 expatriates with work permits in Bangkok. We assume that expats with work permits pay expatriate rentals. Some of those bought, and also diplomats are not included in that number. And there are expats working outside Bangkok but living in Bangkok, primarily the Japanese.

Speculative investment Then there’s the speculative market, because the way the Bangkok pricing structure works: we sell fresh air, we sell dreams, off-plan and lovely show units. And you put – traditionally it was 10 per cent on contract, 20 per cent during construction period, and 70 per cent upon completion. In recent years down payments have fallen, so let’s say, doing the extreme that you only put ten per cent down during the construction period. And if the price goes up 10 per cent, you actually make a 100 per cent on your money providing that you can resell it. Sometimes that doesn’t happen and you become a long-term investor… That’s one of the worries about the market.

When sentiment’s very strong speculators – both Thai and foreigners come into the market, buy off plan and try to resell before completion. If that works out effectively you don’t pay any tax on that. Post completion you pay tax. And there’s not a lot you can do to avoid paying tax, and the taxes can be high. A calculation: in worst

circumstances you could pay up to 9 per cent of proceeds as tax. Not including capital gain. So if you made a loss that would not help. If Land Department decided the value is ten million, while you sold for 9 million, you must pay 9 per cent on 10 million baht! Worry for one bedroom condo market They are only paying 10 per cent down payment and they cannot resell: they say, O.K my bet went wrong, I essentially took and option, I walk away. The developer gets left with unsold inventory. And that’s a bit like not being able to sell the bread. The next day you’ve got to put it in the toaster. We’ve been there before; we do have a corporate collective memory. Remember what happened, we’ll be a bit more careful and slow things down. So it could be a tough time at the one bedroom market. In other countries we have to have the government stepping in to cool the market. Thailand seems to have an automatic political break that cools the market.

Complicated market Almost all the high-rise buildings in

downtown Bangkok have been built, anything over 10 storeys, since 1990. There were very few high-rise buildings built before that year.

of homework simply. It’s not any easy market to understand, not with such price differences. 45 000 compared to 170 000! That’s not apples with apples.

With Sukhumvit road, Soi 24 as example President Park, which had just been completed in 1994 sold at 45 000 baht per square meter with furniture. Today you can buy those units for 45 000 baht with furniture - Virtually no price change! Just up the road, a building called Emporium Quest, completed 2010. Resale is at 130 000, and when you bought off-plan you paid 100 000 around 2008.

Go in with your eyes open and do not buy by post code – it doesn’t work like that.

Another example at soi 24 sells at 140 000 baht and a new building by LPN on soi 24, sold off-plan in 2013 at 170 000. These buildings are within 100 metres of each other. So anybody saying to you ‘property is about location, location, location’ in Bangkok this doesn’t apply! Location is important but each building has its own market dynamics. Things are very different in Thailand, compared to for instance London, so any buyer really has got to understand the market, understand the building; doing a lot

Also, there are challenges with older buildings: is the committee working, will the co-owners actually pay their common area management fee. Have they been able to increase the common area fee sink the building was completed in 1993? But there is some value in older buildings. Again, you’ve got to go in there with your eyes open. Will the committee be willing to spend some money on upgrading the building? It’s not just cosmetic – buildings wear out. Every 20 years you need new lift ropes, and some of the water pipes need to be replaced, particularly if they were built in the boom years 1992 – 1994, when the contracting standards were not that great and there were some substandard steel coming into Thailand. Those have to be replaced and it’ll cost you money.

Thai Property Guide 2015-2016

Hua Hin evolving – Scandinavian and Thai favourite

When strolling around downtown Hua Hin, especially during wintertime, one can sometimes wonder, looking at the restaurant outlets and listening to the conversations among people on the streets, if one has not come to Scandinavia! People from the Nordic countries are certainly well-catered for in in the famous royal seaside resort these days. Admittedly there are also other Northern Europeans nationalities around. But Scandinavia is making itself heard most of them all. Thailand lovers from the Nordic countries occupy entire residential villages – Swedish ones, Finnish ones, Norwegian ones and Danish ones. They are in abundance on the golf courses and a great number also fill up the hotels during high season. Cuisine from Scandinavia can also be found in the form of a great selection of dedicated restaurants. Many people from the Nordic countries own a second home here, or have settled down to run a business, be it for example a call centre or a business within tourism. They are also in the vicinity (Cha-am etc.) and further south, populating the seaside fishing village resort of Huay Yang, along the locals. One “centre” for Scandinavian visitors is also Black Mountain Golf Resort Hua Hin, where they reside, come for holiday, and of course to play lots of golf! The hillside area also has a waterpark and wakeboard lake, and now also an international school, as well as many residential homes around Black Mountain, 10 kilometres inland. Just at southern end of Hua Hin town is also the new attraction Vana Nava Hua in Water Jungle, offering fun and relaxation for children as well as adults.

Thai Property Guide 2015-2016

And from there, going inland along soi 112 for around 3 kilometres the upcoming upscale inland artificial beach with beach club and residential homes will be situated. The number of attractions in Hua Hin is indeed growing and new lifestyle concepts are being added. BluPort will open during 2016 as the first resort mall in Hua Hin district, situated across from the InterContinental Hua Hin Resort. The majority of residential owners and visitors are however Thais – after all

is big business and friends and relatives frequently come to visit and also populate these second homes. The condominium market dominates the area. Plus Property reported in September 2014 that the focus onwards is on absorbing the substantial supply that is coming onto the market after several years of heavy activity. Nearly 5,000 units were scheduled to be completed in the second half of 2014 in Cha/am, and another 6,430 during 2015, reflecting the completion of some very large projects, some with more than 1,000 units. The Hua Hin coast area still has the highest selling prices, because most condominiums in the area have been completed and a security of building sites makes land for new developments more costly. Most of the new condominiums opened are aimed at middle-income consumers rather than more affluent buyers, as in the past.

this is in Thailand and Cha-am / Hua Hin has for a long time been a very popular destination for the citizens of Bangkok to enjoy seaside living in. Cha-am and Hua Hin have become prime locations for second homes, especially for Bangkok residents, given their proximity to the capital. In addition, more supporting facilities and attractions have been developed during the past few years, and with the above ones adding to the quality selection. Consequently Thais also keep on being the vast majority of real estate investors into the area, while foreign buyers have even come down in numbers in recent years – for a number of external reasons. And yet, the number of homes owned by foreigners is already large enough for them to make their mark on the overall Hua Hin landscape. Rental

Thai buyers are the main target group, especially for the condominium markets in the past one to two years; most being more focused on the coast area. Most Thai buyers are more interested in units selling for less than four million baht. This is because they are buying a second home and a condominium unit is their best choice. Many foreign buyers in Cha-am, Hua Hin and Pranburi are from Europe, especially Scandinavia, Switzerland and the Netherlands. Most of them look for housing estates in the Hua Hin inland area with single-storey detached house with a swimming pool and small green area, according to Plus Property. Many foreign developers have completed small projects and sell directly to foreign buyers with leasehold contracts and rental programmes.

MahaSamutr Country Club, Hua Hin – man-made beach club

In Hua Hin an innovative and really striking new lifestyle and residential concept is in the works for 2016: MahaSamutr Country Club, Hua Hin – a luxury, private, members-only club. This will be Asia’s first and largest manmade Crystal Lagoon and beach in a safe, clean, and controlled environment for year-round indoor, outdoor, land and water sport activities supervised by professionals. A wide array of dining, entertainment and services will be available for all members’ lifestyle needs in an exclusive setting. ”MahaSamutr Country Club is a first and only private country club for the town of Hua Hin. Found throughout North America, Europe and beyond, Country Clubs are fast becoming an integral part of Asian society. Providing a focal point for the community, with a wide range of sporting, recreational, social and entertainment components,

features a set calendar of activities for all members of the family to enjoy year round,” is how the concept is being presented prior to its launch. ”Imagine a Country Club lifestyle defined not only by waterside recreation, but also by a carefully composed range of sports, past-times, facilities and services, all created to provide exclusive, private environment emphasizing safety, education and enrichment.” Member’s safety and comfort is ensured with a discreet security team. This maintains the privacy and exclusivity for members and their families. MahaSamutr Country Club is situated 3 kilometres inland, from the southern end of downtown Hua Hin, along soi 112.

Thai Property Guide 2015-2016

Ban Ing Phu – foreign investment residential success Thai Property Guide highlights a development success story in Hua Hin by talking to the Dutch investor and developer Peter Ton - the brainchild behind Thailand Property Awards winner Baan Ing Phu. By Joakim Persson

Baan Ing Phu is in several ways a pioneering project for Hua Hin and Thailand; in enabling individually configured homes at the highest standards within one development, and in paving the way for a residential area among the hills inland from the Royal seaside town. The residential project is also living proof that it is possible to achieve in Thailand what one sets out to do, including if it’s a matter of setting the bar much higher than it what is seen by the local market as high quality. Not much had been developed in the area when Baan Ing Phu was born and this was at the same time when ‘Black Mountain’ – which this residential property today overlooks – just started its construction too. Seeing the golf course coming to life, along with a waterpark, has certainly boosted the development of this inland, quiet resort area, but Baan Ing Phu kept on building more and more villas, based on continuing demand from their clients until all the land was occupied. And no – the residential homeowners are not particularly golfers. Peter started out with one plot where he was going to realize a residential project a good Dutch friend in Bangkok would be interested in buying. That client also helped setting the bar, as he wanted high-end. “This client asked a friend if he wanted to join, who bought in as well. And that client asked another client. So before I started construction I had three highend clients already, so that was the perfect start for the whole project. It makes things easier if you can start with

Thai Property Guide 2015-2016

three nice villas from the beginning,” he recalls. “All villas are individually designed. In total we have around a dozen villa styles in Baan Ing Phu. When a client wanted to do his own concept we helped him or her with the design. We have our own architect, engineers etc. so we delivered the project from A to Z together with the client. We don’t do the butter cookie concept; all the houses are different in shape and in size.” Peter did not have previous experience in being a developer, so what made him fit to become one and to succeed with people to entrust in him to accomplish what was promised? He comes from a successful background in running IT companies in Holland, Belgium and the U.K, and he had built a few villas for himself – which then became his referrals as villas completed according to his requirements – villas of the kind that were appealing to many friends and people within his wider network. “I had experience with one construction firm here because I had built one house

before in Thailand, so I asked them to help me to build the first house. What I’ve learned is that many builders can in fact accomplish any quality of house but it’s a matter of how you manage them; what you pay them and how detailed do you give the drawings to them. If you tell a Thai builder: Just build this house! Most likely it will not be the house that you want to have, but if you guide them through the whole process and give them all the details that they need to know and you check all the work, from the beginning until the very end – they can build you a great house!” This may seem as very straightforward as Peter makes it sound really easy - but of course he has gone through a “journey” trying to realise a dream project in Thailand through local contractors. He works with mainly two contractors in Thailand who both, one can conclude, have been “learning by doing”, including doing mistakes that are not accepted. “They know that if something is not perfect I don’t accept it. There is never a

tors once, and there is a key reasons for that.

discussion; they know already that if it’s not as I requested I will say: ‘Take it out and do it all over again!’ So they make sure it is perfect from the beginning – it saves them a lot of time and money. For all the houses I go and check everything. My project managers will go and check every day, while I will walk through myself once a week and in the finishing stages every day.”

“I think I’m a very good employer for them. If they give me an invoice I pay it immediately. I don’t a wait a week or two; I pay them the same day. And they really appreciate that - because normally these are not really large companies with a huge cash flow and a surplus of money. So if they send an invoice they need the money.”

“If the contractors and subcontractors make a mistake I will help them the first time financially if they need. The second time I may help them a little bit. The third time I may not.” “Everybody can make mistake, but there’s a difference between a mistake and a stupid mistake. So if they make a mistake we’ll find a way out, if it’s a stupid mistake they have to redo and I will not help them financially. It’s really a partnership, if you don’t have a partnership with your contractors and sub-contractors you can’t build a high quality house – it’s impossible.” “You’re in it together. You will all have to earn money. And it has to be fun,” adds Peter. “The advantage is that by now they know exactly what I want, what I accept and what I don’t accept. So we work with the two main contractors, and then we have a fixed number of

sub-contractors. So we have one subcontractor for all the pools, and one doing all kitchens and built-in furniture, such as walk-in- closets. If the client wants to work with somebody else that’s fine. We don’t stop that but we have our preferred suppliers. We do so also for the gardens, sound systems, alarm systems etc. The good thing with that is that they know exactly what you want to have. And I think that’s one of the biggest values I built up in the last 6-7 years – this whole network of suppliers, builders, contractors that can really do high-end work. That’s worth a lot of money.” Peter’s company Pure Eight Developments has not had to change contrac-

Looking at things more closely, there is a lot of teamwork going into accomplishing the high end, customised villas. After Baan Ing Phu was completed, Peter has continued to build individual villas on assignment using the same formula. “I work with a team of project managers, who work very closely with the client, from the design stage until handing over the villa. Each project manager also have a project assistant. Both are Thai - there are only Thai people on my payroll. So it’s teams of two that guides the whole process of the houses. They in turn report to me. But I also walk around every day and visit the construction sites, once a week if it’s in the beginning stages, every day if it’s in the finishing stage. I check tiling work, painting and technical installations etc. so I’m very much involved. That’s necessary.”

Thai Property Guide 2015-2016

year for ten years. That’s the feeling I want to have for my villa. So I want to have a big piece of land, with a private villa, guest houses and a nice landscape around it.” Then you know already what the customer wants, so the job is to work closely with the client to design a villa that has that ambience, and it will take a couple of months. Some customers are very involved in the whole design process, while others are less.” Many of his clients materialised through word-of-mouth and many completely entrusted Baan Ing Phu to deliver their dream. “Even if a Thai project manager is very well trained and experienced they still look with different eyes than I do – I have a much more critical look. So it’s a combination. And I can assure that if I say it’s good the customer will agree it’s good. I am a really the demanding and critical one. But the good thing is that I’ve always been very open with that to my builders. So as long as they’re O.K with that I will not negotiate to the last baht; I will pay fair prices – and pay immediately, but they have to do it my way.” At this point, Peter has built up a lot of knowhow and a very good team which together makes it possible for him to

Thai Property Guide 2015-2016

focus on the concepts of the selling and marketing, which he likes. “I’m not an architect but I’m a designer by heart. So I do a lot of designs together with my clients. Apart from that I work with external architects, for example one architect in Holland, a friend of mine, who has a small architect firm but really doing out-of-the-box designs. Some clients like very extreme, really modern designs.” “Some clients know very well what they want. I built one family resort for a client who came here and said: “Peter, I’ve been staying at the Anantara hotel in Hua Hin for a couple of months every

“It’s been interesting to see that some clients completely trusted what my team and I were doing. They said: ‘Build the house, we’ll send you the money. Let us know when it’s ready.’ But before that they have been here for three months or so and seen what we are doing, they have seen the houses and they say they trust us, and just tell us to go ahead!” There are also clients saying: ‘Just build a villa similar to that one, put in your own thoughts because we know you have good taste. And we will come back when the villa is finished.’ “It is a fantastic responsibility based on that they trust my taste!”

During the construction period, every client gets sent a weekly progress report, including a series of photos, so they can exactly follow what’s happening with their house. According to Peter, high-end villas like his cost significantly more today than was the case just some 5+ years ago. “Significantly more – I think in the last few years the prices went up around 40 per cent.”

“Interestingly, 75 per cent of the clients live permanently here at Ban Ing Phu. So they really made the lifestyle decision, preferring the lifestyle in Thailand better than Europe. And it gives them of course a financial advantage as well.” His customers also did not mind a leasehold arrangement. “We sold very expensive villas on leasehold and the clients couldn’t care

where Baan Ing Phu today lies he had this wow feeling. “I thought: I could live here. Now I do so I won’t move. It’s certainly a fantastic mountain area, and I also like a lot that it’s really quiet because I find Hua Hin quite busy now. In the evening it’s really dark; here’s no light pollution, or sound, and it’s only ten minutes from town. So for me, and the people who reside here, it’s worth the ten minutes drive.

Commenting on where the market is heading Peter expresses surprise that there are so few in Hua Hin going for the high-end. “Most developments are still between 5-10 million. The vast majority stay away from high-end villas. I think they feel safer when building for the mass market as there’s a much larger group of people interested in villas costing between 5 – 12 million baht. There are not so many clients in our price range between 15 to 50 million baht but when you find one it is more lucrative to serve Of course, the first time you come here you may think it’s quite far from town. But once you live here it’s a different lifestyle; then you don’t need to go to town every day.”

this one client than two of the mid- and lower end clients.” “It seems that the clients in the highend are also not so worried about a military coup in Bangkok, or about economical instability in general. The big difference is it’s not their last money they’re going to spend. So they will say: ‘Things will change again.’ Compare that with a group of clients saying: ‘this is what we saved in the last 30 – 35 years.’ Our customers don’t mind that much, for them it’s a pure lifestyle decision.“

less. There has never been a client saying she/he would not want to buy because it’s leasehold.” “As a foreigner you know you can’t own the land and we decided not to do all this semi-illegal or illegal constructions where you have companies with nominee shareholders. It doesn’t add value. Our lawyers created the best possible lease contracts for the clients. They are very safe, very secure.” When Peter first came to the area

Peter also highlights the big benefit of being relatively close to the metropolitan Bangkok: “Living here, you can decide in the morning to go for lunch in Bangkok or do some shopping. And if you go with your driver you can step in the car at eight o’clock, be there at lunch time, do some shopping and come back late evening or stay the night and come back then next day. Many residents do this often, they love to be in this area here but sometimes you need some action around you. I think that’s a perfect combination.” What did you feel when you were winning the Thailand Property Awards? “It was a very nice as recognition and it felt great in particular because it was not us saying that we were good, or our clients saying it – but the outside world. I don’t think I will sell more because I have been given this award but it will for sure give some client some extra confidence in us.”

Thai Property Guide 2015-2016

Can foreigners inherit a condo? Condominium units are valuable properties that owners often wish to see passed on to their heirs upon their death. In Thailand, there are a significant number of foreign condominium owners, many of whom are uncertain about property inheritance laws.

This issue was recently clarified by the Land Department, in response to official inquiries. The Condominium Act restricts foreign ownership to those who fall under Section 19, and only allows foreigners under Section 19 (1) and (2) to inherit a unit without having

to dispose of it. When this is fulfilled, attention must be paid to Sections 1599 and 1600 of the Thai Civil and Commercial Code (CCC), which is the principal law governing succession. This law shall also apply to foreignersâ&#x20AC;&#x2122; inheritance.

Sections 1599 and 1600 of the Thai Civil and Commercial Code rule that when a person dies, his or her estate shall devolve to his or her heirs. The estate of a deceased person includes his or her properties of every kind, as well as his or her rights, duties, and liabilities, except those which by law or by their nature are purely personal to him or her. Based on the above, if a deceased foreigner remitted foreign currency into Thailand, purchased a condominium unit, and was a qualified foreign individual under Section 19 (5) of the Condominium Act, his or her legal heirs (if also foreigners) would inherit the deceased foreignerâ&#x20AC;&#x2122;s rights, and would also be deemed to be foreigners under Section 19 (5). The foreign legal heirs would possess the same rights formerly held by the deceased person and would inherit the unit without having to dispose of it. After inheriting a condominium unit, the legal heir or inheritor under the last will and testament must register the unit with the relevant Land Office, and must present to the land official the death certificate of the deceased former owner, the last will and testament (or other documents showing the inheritance), a court order appointing an estate administrator (if any), a family tree, and any other requisite documents. Without a court order appointing an estate administrator, the registration of an inherited condominium unit will be subject to a 30-day public notice requirement. The registration will also be subject to a transfer fee and a specific business tax (if applicable), which is calculated based on the official assessed price of the condominium unit as determined by the Land Office. Inheriting a condominium unit will not be subject to personal income tax and stamp duty.

Thai Property Guide 2015-2016

Key Authorities relating to Property in Thailand Department of Lands Acquired property must be registered with the local land office, under the Department of Lands. Location and contact info to the local land offices are listed at this website. All information is in Thai. http://www.dol.go.th/dol/index.php?option=com_ frontpage&Itemid=2

Ministry of Finance; Treasury Department Land evaluation in Bangkok, the suburbs and regions http://www.treasury.go.th/main.php?filename=index

The condominium law English version of the condominium act 2008 http://thailaws.com/law/t_laws/tlaw0337.pdf

Department of Business Development DBD has public information about Thai companies. http://www.dbd.go.th/dbdweb_en/main.php?filename=index

Bank of Thailand The national bank website is a very useful tool if you need to keep abreast with currency rates and regulations as well as interest rates and a number of economic indicators that BOT publish on a regular basis. English language version available. http://www.bot.or.th/english/Pages/BOTDefault.aspx

The Board of Investment This government agency is responsible for various promotional programs for investors. English language version available. http://www.boi.go.th/index.php?page=index

EIA, Environmental Impact Assessment rules and regulations A comprehensive information document in English about EIA. EIA might be needed for large property projects/buildings. http://www.aecen.org/sites/default/files/environmental_ impact_assessment_in_thailand.pdf

The Immigration Bureau This is where all visa formalities are dealt with. English language version available. http://www.immigration.go.th

Ministry of Labour The ministry of labour deal with matters related to work permits in Thailand http://www.mol.go.th/en/anonymouse/labour_law

Office of the Consumer Protection Board http://www.ocpb.go.th/ewtadmin/ewt/ocpb_eng/main. php?filename=index___EN

Thai Property Guide 2015-2016

Check list before buying a condominium unit By Christer Nilsson • Read the Condominium Act. Read the Condominium regulations which is a legal document deposited at the Land Office • Contact the Condominium Association in the project. It will have records of what percentage of units are foreign owned. • Does the committee meet as stipulated in the regulations. • Get the minutes of the AGM´s and the minutes of the Committee meetings. • Are the committee members approachable and helpful? • Speak with as many non-committee member residents as possible. • Ask for the audited financials. • Ask about major maintenance projects, for example sewage and drainage, water and filtration, roof, roads, gardens, painting the outside of building and corridors, elevators. • Have the projects planned for the previous year(s) been completed? How about any work in progress?

• Is there a sinking fund? Is it sufficient? Ask residents. • Is insurance coverage enough? • Ask residents. • What are the yearly maintenance fees? • Check the security and safety procedures. Check fire escape routes, training of residents and related staff. How often is evacuation training done - if at all? • Make sure that the security and safety procedures are well known among the staff. • Check that security personnel are smart, courteous and at their stations. • Is there 24 hour coverage by English speaking staff? • Is the building secure or can just anyone walk in and go where they please? • Is the perimeter secure? • Is there CCTV and does it work? Ask for demo. Are tapes stored and for how long? • Is the garbage room clean and tidy? How often is garbage collected? • Check availability of (IDD) telephone (and data) lines and the cost for these services. Ask residents. • Check availability of cable TV, choice and options like satellite dishes. Ask residents. • Check cost of metered services like water and electricity if supplied by the building. Ask for cost of changing to own meters. Ask residents. • What kind of common facilities, like fitness and swimming pool are available? Is there any charge? • Are facilities open to non residents? • If there is a view, is there a risk it could be blocked in the future? • Parking spaces. Are there enough common parking spaces for residents, that are not allocated? • How long to wait for an elevator during high season? • How many units are currently unoccupied? • How many units are currently offered for sale or rent? Try to check the prices. • If the management offers to rent condominiums on the owners’ behalf, how much do they charge and exactly what service is on offer? Ask residents.

Thai Property Guide 2015-2016

Check list before leasing land and buying a house By Christer Nilsson

• What is the track record of the developing company? • Who is financing the project? • What is the developing company´s registered share capital. How much is paid up? • Confirm there will be a separate sale, purchase and maintenance agreement for the house and that the ownership will be registered in the name of the purchaser at the relevant authority. • Who is responsible for paying building and land tax? • Indicate what services will be provided. • How much is the monthly or yearly maintenance service fee, and how long will the maintenance contract last? • Is the land connected to main utilities such as water and electricity? • Has the area been subject to flooding? If yes, when, is it recurring? • How many kilowatt for the area and for each house? • Is there enough water to cover the area in case of governmental water stop? Tanks, storage. • How many houses are being built in the project? Could the view be blocked be new construction? • Ask for track record of the construction company and the developer. • What standard will the houses be built with? • May the buyer assign an independent building surveyor to inspect upon completion? • How many houses in the project have been sold? • Who will pay the common fees for unsold houses? • Confirm that the seller will be responsible for payment of withholding and business tax on the transfer date. • What is the payment schedule? How much deposit is payable? • Can the purchaser assign the purchase to a third party before the house is completed? • Is the project insured?

Thai Property Guide 2015-2016

Lifestyle and Quality Living From cool to hot and humid, from mountain tops to turquoise tropical waters – Thailand’s geography offers these contrasts and offers multitude sights and sounds, aromas and flavours, including its world-famous cuisine and hospitality. By Joakim Persson

There are many advantages that make Thailand not only a preferred holiday destination but also a country to live and retire in for expatriates from far and near. Thailand enjoys top ranking in international surveys and maintains its position as a top destination known for quality of life with a buzzing social community of expats. The annual Expat Explorer survey shows year after year that Thailand is in the top spot in the Expat Experience league table for ease of setting up, integration and a better social life. It also emerges as a favourable destination for expats looking for both quality life and improved financial status. The country also ranks top for the Disposable Income criteria. Upon relocation, expats in Thailand are more likely to say they have greater disposable income, with nearly eight in ten expats (76%) witnessing an improvement compared with the global average (49%). Regarding the most cost-effective countries for expats to live in, based upon relative spend on a range of daily necessities, the Expat Explorer survey ranks Thailand the 1st out of 37 countries, alongside other Southeast Asian countries such as Vietnam and Taiwan. A higher proportion of expats in the country (68%) report spending less on personal tax rates following their move compared with the global average (31%). Accommodation costs, which often accounts for the biggest outgoing cost, is also reported as being cheaper in Thailand than in any other country in this year’s league tables. Six in ten (63%) expats there spend less on housing compared with a global average of 19% of expats who say the same. Thailand is also named among the Best Country for Overseas Retirement by

Thai Property Guide 2015-2016

International Living, the self-proclaimed number one resource for helping people find the best places to retire around the world. InternationalLiving.com looks at eight categories including climate, affordability, and ease of integration, as well as real estate, special retirement benefits, entertainment, health care and retirement infrastructure. Thailand scored highly in two important categories: cost of living, where its 97/100 rating was second best on the list to the Philippines, and entertainment & amenities, where a score of 96 placed it in the top 5. The report also brought attention to the inexpensive accommodation costs, as condo rentals can be had almost anywhere for just $500 (USD) per month. The index also points to the diversity of lifestyle options awaiting retirees in Thailand: options for bustling city life, white-sand beaches and remote resort areas, or the slightly more temperate higher elevations in the north.

Improvements needed InternationalLiving.com also indicates that Thailand needs to improve on special benefits offered to retirees, such as discounts on goods & services or dutyfree imports of home furnishing, and the English proficiency of the locals. In the EF English Proficiency Index Thailand ranks critically poor at place number 55, one of the lowest proficiency scores of the 60 countries listed. Foreigners will find that any contact with administrations and authorities, will require the assistance of English-speaking Thai consultants or foreigners fluent in Thai that can bridge the language gap. Also within the business community it can be tricky to make oneself understood. Investing in property will often involve many steps where the language is Thai and not English.

Bangkok – top destination Thailand is known by many for its beach resorts, and Bangkok, the capital that topped the MasterCard Global Destination Cities Index for 2013. Visitors to Bangkok feel it is a truly cosmopolitan

city that is a perfect mixture of the old and the new. Its distinctive character is the result of Thailand’s long-standing freedom while opening itself to all positive things beyond its borders. “In Bangkok, you can find the pinnacle of luxury living and the simplest of lifestyles existing side by side. No matter how the city has evolved over the centuries, it still retains things that have eternal appeal for foreign visitors. Moreover, Bangkok is an affordable place with modern infrastructure and an extensive transport system,” commented the former TAT Governor.

The country has national economic and social development objectives of better income distribution nationwide, creating jobs in the rural areas, and creating a more balanced and harmonious society. Much is still to be done on this front. National parks are plentiful and the mention goes to Khao Yai National Park, a stunning diversity of flora and fauna located in the southwest part of

excursions. Khao Yai is nowadays also a hotspot for residences and resorts.

Healthy living The healthy living and wellness trend in the west is also a plus for Thailand, which has grown into a leading wellness spa destination, providing a plethora of therapies and preventive medicine, earning itself the unofficial title of Spa Capital of Asia because of the unique

The finest things in life Having a penchant for luxury lifestyle and living? Luxury products, such as any international brand is readily available in Thailand these days, especially within Bangkok’s dramatically increasing shopping centres. There there is luxury living and luxury travel – where, while luxury-travel experiences and products have been well-established for decades, the options are strongly increasing, both regarding condominium projects, villa resorts and luxury hotels. Thailand has been seeing a surge in the developments designed for discerning guests seeking a comfortable, delectable ambience, high-quality individualised service and, extremely importantly, total privacy. Thailand is excellent at offering luxury experiences these days, and a place where one can truly live the good life in style. If you enjoy the delicate pampering of 5-star service, and absolutely insist on the finest things life has to offer, then The Land of Smiles will not disappoint.

Going rural – the real deal In contrast, the experience can go from luxury and pampering to laidback countryside, with its disctintively different culture (s) - and even language! Up in the Northeast one speaks ‘Isaan’ language. Upcountry one gets to explore ruins, the rural life with its agricultural roots, incredible food, beautiful outdoors sceneries, and a laid-back slice of ‘Amazing Thailand’ – the real deal! Traditional farming is the way of life, while Isaan’s main cities are undeniably increasingly being modernized.

the region just 250km from Bangkok. There are nearly 3,000 recorded species of plants, 320 species of birds, and 66 species of mammals, including such vulnerable or endangered ones as the Indian bison, the Asian elephant, and the Asiatic black bear. There are over 50km of hiking trails, kayaking and rafting trips, and nighttime wildlife-spotting

way in which the country is able to deliver a relaxing atmosphere, warm hospitality and service, and therapists with the soft touch and welcoming personalities necessary for a rejuvenating, health-renewing wellness-spa experience. Bangkok, Chiang Mai, Hua Hin, Koh Samui, and Phuket – major destinations for both health and leisure tourism – are all home to many wellness spas catering to Thais and travellers. Thai wellness specialties include an array of traditional treatments that make the spas there so special. Expert therapists have an innate understanding of the centuries-old techniques that they use, partly due to the overall connection to well-being that is part of Thai culture.

Thai Property Guide 2015-2016

The 5-Year Multiple Entry Privilege Visa Thailand Elite Card Individual Membership is the ultimate and exclusive solution to the critical responsibility of maintaining the appropriate visa required for living and doing business in Thailand. Plus all the luxury privileges and benefits. By Gregers Moller

All visitors to Thailand face the constant, critical responsibility of maintaining the correct visa and valid permits at all times. But Members of Thailand Elite Card are treated as special guest of Thailand and enjoy worry-free long-term resident status, along with a wealth of exclusive privileges and services that no one who calls Thailand their home should be without. The most valuable feature of the membership is the 5-year multiple-entry Privilege Entry Visa (PE) which applies to all new Card Members. Holders of PE Visa enjoys annual extensions without the need for travel outside the country as is required for non-members. Thailand Elite Individual Members also enjoy the “Airport Angel” service. The moment the Member’s plane touches down at Suvarnabhumi Airport or Phuket International Airport, a charming Elite Personal Assistant will be there with an electric car and whisk you straight

Thai Property Guide 2015-2016

to the reception room, past the long lines of passengers queuing for passport control and baggage claim. This exclusive fast track service is available for Thailand Elite Members only. A limousine will then take you to your home or hotel destination in opulent luxury. When leaving Thailand, the “angel” will likewise arrange for you to be picked up from your home or hotel in limousine comfort. When you arrive at the airport, your Elite Personal Assistant will assist you with checking in for your flight. Thailand Elite has coordinated arrangements with passport control to expedite documentation processing. While waiting for your flight to depart, Members are free to relax in the exclusive departure lounge with several services available just for you. The Thailand Elite Individual Membership makes good business sense for those who travel frequently accross Thailand’s international borders.

Furthermore, it is one of the most comprehensive lifestyle memberships available worldwide. The 2 Million THB membership fee includes a 20-year validity period plus also offers a host of selected golf, spa, medical and special discounts from hotels, dining establishments and duty free malls. That means as an Individual Membership you will enjoy preferred rates on top-line lifestyle activities, luxurious no-limit airport transit plus the confidence and peace of mind knowing that your all important residence formalities are always in order. This lets you immerse yourself in Thailand’s world famous leisure offerings or focus on successs-bearing business pursuits. Immediate family of Thailand Elite Individual members are eligible for Family Membership at 1 Million THB with the core features as Individual Membership.

Details of the Privilege Entry (PE) Visa This Special Privilege Entry Visa is a continuously renewable, 5-year multiple entry visa for Thailand Elite members only (as long as the membership is valid). Visa holders are granted a stay permit of 1 year, after which an extension may be obtained for another year without the need to leave the Kingdom. This stay permit extension has a fee of THB 1,900 payable to the Immigration Bureau. The visa holder who stays in Thailand for a period longer than 90 days is still required to report to the Immigration Bureau every 90 days. Members may report themselves for the mandatory 90-day reporting at any Provincial Headquarters of the Thai Immigration Bureau throughout Thailand or at the head office in Chaengwattana, Bangkok. The visa is meant for long term residents or frequent visitors and not intended not for people seeking employment or work in the Kingdom and are entirely independent and unrelated to the procedure of obtaining a work permit. This is where the next benefit of being a Thailand Elite Card Member kicks in - the Government Concierge.

Government Concierge Thailand Elite Card Members are assisted individually with all government regulations for foreigners. Apart from the Privilege Visa formalities, the Government Concierge service may help Thailand Elite Card Members with obtaining for instance Diver License and Work Permit or other government procedures where knowing how to deal with the proper government channels in the most efficient manner is valuable. Work Permit facilitation requires know

how and paper work. Thailand Elite understands the arduous process and will make sure that all the requisite documentation is on hand so that it does not take long in dealing with the appropriate government departments. The Member can take advantage of this service on a yearly basis as the renewal schedule for work permits necessitates.

Membership Categories

To ensure that you have a most pleasant time in the Kingdom of Thailand as a Thailand Elite Card Member and friend of our nation, it is advisable to select the most suitable of the membership categories available, Individual Membership, Family Membership, and Thailand Easy Access Membership.

Individual Membership

Thailand Easy Access Membership

• Designed for individuals who appreciate the benefits of taking their relationship with Thailand a step further; for the benefit of the Privilege Visa and the Government Concierge service and for high fliers who desire to delight in the many privileges that Membership has to offer, in business as well as pleasure. • Membership Validity: 20 years • Membership Fee: THB 2,000,000 / Membership (excluding VAT) • Annual Fee: THB 20,000 (excluding VAT)

• Thailand Easy Access Membership entitles you to the exclusive benefits assisted by our professional and dedicated Elite Personal Assistants. This membership entitles you to receive full support with every formality and immigration procedure. To add to that, the choice privileges will enable you to make use of our private airport transfer service to make certain that you reach your destination with the best possible comfort and pleasure. This membership is an entry level membership which may at any time be upgraded to a regular individual membership. • Validity: 5 years • Membership Fee: THB 500,000 / Membership (including VAT) • Upgrade Fee THB 1,500,000 / Membership (excluding VAT)

Family Membership • Designed for immeditae family of Individual Members who will be extended the delightful privileges that have been provided to you. The privileges you currently enjoy are now gifts that you can extend to your loved ones for them to enjoy. Such is the entitlement of Thailand Elite Membership. • Validity: Subject to validity of the core member • Membership Fee: THB 1,000,000 / Membership (including VAT) • Annual Fee: THB 10,000 (including VAT)

The special benefits and privileges also include enjoying staying at certain hotels, secluded resorts, championship golf courses, luxurious spas, hospitals and world-class dining establishments.

Thai Property Guide 2015-2016

Visa and Work Permit Regulations for Foreigners in Thailand Foreigners who intend to spend a certain time in the Kingdom of Thailand have to deal with the Thai Visa regulations. Furthermore, if work in Thailand is envisaged by a foreigner, he has to comply with the applicable work permit requirements. The following article provides an overview on the most important regulations that should be considered prior to entering the Kingdom. By Martin Klose, Roedl & Partner Co., Ltd

Generally, any person, other than being in transit or citizens of countries that have entered into respective bilateral agreements with Thailand, is required to obtain a visa in order to enter the country. The Thai Immigration Act of 1979 (as amended in 1980) establishes various visa categories. Most foreigners enter Thailand as tourists. Tourist visas are initially valid for 60 days and renewable at the discretion of the Immigration Department. Renewals are normally granted for periods up to 30 days at a time. Foreigners who have obtained a so called Transit Visa from a Thai Embassy or consulate will be granted a 30-day stay in the Kingdom. Extensions of such stay are normally granted for periods of 7-10 days. In practice many tourists are exempt from the Visa requirement as nationals of more than 40 countries

Thai Property Guide 2015-2016

which cover most European countries will be able to enter Thailand without a visa and may remain for 30 days per visit. If foreigners enter the Kingdom under the Tourist Visa Exemption category, they may re-enter and stay in Thailand for a total duration of stay not exceeding 90 days within any 6-month period from the first entry date. It should be noted that holders of transit, visitor transit and tourist visa are not permitted to work in Thailand. For foreigners intending to work in Thailand or stay for a timeframe which exceeds the aforementioned periods, there is a high relevance of so-called Non-Immigrant Visa. Such visa should be applied for all family members prior to entering the Kingdom. There are several categories of Non-Immigrant visa which include, among others, business visa category (B), dependent visa category (O) which is relevant for family members, investment subject to the provision of the laws on investment promotion (BOI IB), diplomatic and consular visa category (D), performance of duties with the mass media (M), performance of skilled or expert work (EX), investment with concurrence of ministries and concerned departments (capital investment IM), and the visa category for study or observation (ED). Advantages of a Non-Immigrant visa include the entitlement of the holder to apply for a multiple re-entry visa to Thailand from the Immigration Division in Bangkok and, subject to the regulations of the Immigration Authorities, entitlement of the holder to apply for permanent residence in Thailand. Other advantages are the

eligibility for issuance of a work permit to the holder as well as for temporary visa renewal while processing issuance of a long-term annual visa. Foreigners may also apply for permanent residence permits for Thailand under certain conditions, such as investment in a business or a condominium. Respective applications can be submitted to the Immigration Department and in some cases to the Board of Investment (BOI), if in line with respective BOIannouncements. Another type of visa is the so-called Non-quota Immigrant category which for example includes residence permit holders who want to leave the country for a certain time and need to apply for this type of visa in order to preserve their rights in accordance with the residence permit. It can thus be compared to the re-entry permit to preserve the right of Non-visa holders. Members of the diplomatic or consular corps, foreigners coming to perform their duties in Thailand with the approval of the Thai Government,

foreigners performing their duties in Thailand under an agreement between the Thai Government and a foreign government, heads of international organizations or agencies operating in Thailand, and dependents of all the aforementioned persons, including private servants of members of the diplomatic corps, are generally exempted by the Immigration Act from the normal visa requirements. Foreigners should strictly observe the rules governing each visa category and report any changes of address or status to local police within 24 hours. In addition, foreigners residing in Thailand for more than 90 consecutive days are required to register their address with the Immigration Bureau every 90 days. This requirement applies to all foreigners, including holders of work permits and long-term visas. Failure to do so can result in substantial penalties. In response to feedback from investors, the BOI coordinated the establishment of a OneStop Service Center for Visas and Work Permits. Through joint cooperation with the Immigration Bureau and the Ministry of Labor, the center can process applications or renewals of visas and work permits within three hours, upon receipt of proper and complete documentation. In addition, the center handles other transactions, including the issuance of multiple re-entry stamps, changes in class of visa to nonimmigrant from tourist or transit, and payment of fines.

Work Permit Any foreigner working in Thailand must obtain a work permit before commencing work. Exemptions merely exist for a few groups of profession, i.e. members of the diplomatic corps or professionals performing work of any urgent and essential nature for a period not exceeding 15 days. The term “urgent and essential work” is not explicitly defined in the Foreigner Employment Act and the issuance of such exemption is subject

to administrative discretion. While a prospective employer may file an application on the foreigner’s behalf in advance of his commencing work, the actual work permit will not be issued until the foreigner has entered Thailand in accordance with the immigration laws and has presented him or herself to receive the work permit. Required documentation varies from case to case and usually includes, among others, a valid passport containing a Non-Immigrant visa; evidence of the applicant’s educational qualifications and letters of recommendation from the former employer, describing in detail the applicant’s past position, duties, performance and place and length of employment; a recent medical certificate from a first-class licensed physician in Thailand stating that the applicant

is not of unsound mind and not suffering from certain diseases; three 5x6 cm. full-faced, bareheaded, black and white or color photographs, taken no longer than six months prior to the filing of the application. The permit, if issued by labor authorities with competence outside of Bangkok, will initially be valid only for the period stipulated in the foreigner’s Non-Immigrant visa. Subsequently the work permit will be subject to renewal in accordance with the renewed or extended visa. With regard to work permits which have been approved by the labor offices in Bangkok area these rules are no longer applied, therefore the work permit can be issued and extended over the period stipulated in the applicant’s NonImmigrant visa as a one year work permit, subject to subsequent renewal. The Labor Department will in principle grant an initial duration of one year

for the work permit which is subject to subsequent renewal. It should be noted that some types of work permits could be approved for the duration of two years such as a work permit for Representative offices, companies with registered capital exceeding 30 Million Baht, as well as work permits for BOIpromoted companies. A work permit must be renewed before its date of expiry. Work permits, which are valid for the period of the visa, have to be renewed every year. When an individual applies for a renewal of visa, he or she has to show that taxes for the previous year have been paid. It should be noted that Thai law prohibits employers from allowing foreigners to perform any function other than that described in the foreigner’s work permit. Employers must report changes in employment, transfers and termination of all foreigners in their organization within 15 days of any such action. In cases of dismissal, foreigners must return their work permits to labor authorities in Bangkok at the Foreign Occupation division or, if they are in a provincial area, to the province’s Department of Employment. Any foreigner engaging in work without a work permit, or in violation of the conditions of his work as stipulated in his permit, may be punished by a term of imprisonment up to three months or a fine of up to 5,000 baht, or both. An employer who permits a foreigner to work in his organization without a work permit or to act in violation of the nature of the work specified in the permit may also be punished with imprisonment up to three years or fined even up to 60,000 baht, or both. Permit holders must obtain prior permission to change their occupation and/or place of work. A change of the employer’s location or the residential address of the permit holder must be properly endorsed in the work permit by the labor authorities. The Foreign Employment Act does not prevent a foreigner from engaging in work in more than one field or for more than one employer. This article first appeared in the 2013 Edition of Thai Property Guide.

Thai Property Guide 2015-2016

Cost of living: Money matters Thailand is a more affordable place to live compared to countries in Europe. This and other factors make Thailand a preferred country for retirement.

The general cost of living in Thailand can be very low or very high according to the chosen life style. Renting a fully equipped, high end condo in the heart of Bangkok, dining at western restaurants every day and visiting top nightclubs often would certainly require a high cost of more than THB 70,000. There are however alternatives to this. Renting a townhouse in the suburb of Bangkok for 8000 THB per month quite normal for the price conscious family. Eating out every day, mostly Thai food with an occasional western treat, purchasing Thai goods from the supermarket and visiting a bar once or twice a week would probably come up to THB 25,000 - 40,000.

Food, accommodation and shopping can be obtained at very reasonable cost but as usual, the cost of living depends on location. Renting a furnished, modern house in places like Surin, Nong Kai or Korat would be less expensive than in Bangkok or the major tourist areas. In recent years, companies in the Nordic countries have started moving tasks to be performed in Thailand. The job is done by the same staff as before but relocated to Thailand where the salary may be less but the person will likely enjoy a higher standard of living for the amount.

Bank accounts Expats are allowed to open a bank account in Thailand but the process of

doing so may not be that easy. Most banks will insist that you must have a work permit before you are able to open a bank account. But sometimes a branch would just require a nonimmigrant type visa. Local banks in popular tourist areas are usually more helpful as they regularly deal with foreigners. Best advice is to try a few different branches and a few different banks. The major Thai banks are Bangkok Bank, Krung Thai Bank, Kasikornbank, Siam Commercial Bank. The alternative is to leave your money in a bank abroad and simply transfer the money you need using ATM machines or charging payments to your bank card. Be sure to withdraw money in big amounts as there is a bank fee of 150 THB for dispensing any amount of money from your foreign bank card using a Thai ATM machine. On top of that your foreign bank may have additional charges.

Private banking One of the incentives for working abroad is the opportunity to save up more money than if you were working back home. Foreigners in Thailand pay taxes usually only on the amount they are being paid by their employer in Thailand and not on any additional benefits that the employer may pay into a retirement account elsewhere in the world. If you go out for networking events, you will soon get phone calls from international wealth management representatives who will ask you for a meeting where they will explain how they can make your money grow faster. While such a meeting may be educational, it is probably wise to investigate who these companies really are before you trust them with your hard earned saving.

Thai Property Guide 2015-2016

You should instead contact yourself some of the private banking institutions that serve other Scandinavians living in Asia like SEB Private Banking that is conveniently located in Singapore and even often come on client visits to Thailand.

Income tax Everyone, foreign or Thai, who live in Thailand or have taxable income must apply for a taxpayer’s identification number which is issued by the Revenue Department on presentation of a Thai identification card or foreign passport and evidence of the need for the number. A foreigner who lives in Thailand for more than 180 days in a tax year (the calendar year) is considered a Thai resident for tax purposes. A resident is required to file taxes on all income received within Thailand as well as income received from foreign sources brought into Thailand. A non-resident living in Thailand less than 180 days within a tax year is only required to file a tax return and pay taxes on income received from sources within Thailand.

All foreigners who work in Thailand are generally required to hold a valid work permit for the position they hold. But a tax resident foreigner is liable to pay tax on income received, as set out above, regardless of whether they have a work permit. Recently, the tax structure was made more progressive following the following steps: Taxable Income (THB) Tax (%) 0-150,000 Exempt 0 150,001 - 300,000 5 300,001 - 500,000 10 500,001 - 750,000 15 750,001 - 1,000,000 20 1,000,001 - 2,000,000 25 2,000,001 - 4,000,000 30 Over 4,000,000 35 Deductible expenses and allowances Certain amounts can be deducted from your assessable income: - 40% deduction for normal wages income and copyright income mentioned, but maximum is 60,000 THB; - 10 to 30% deduction for income fom renting out a house or land, depending on the type of property; - self employed may deduct up to 30%

deduction or the actual expense if proof can be provided You may also deduct: • 30,000 THB basic amount for each the taxpayer and his/her spouse; • 15,000 THB for each child (with a maximum of 45,000 THB); • 2,000 THB educational allowance for each child; • 30,000 THB per parent in Thailand (over 60 years old and with a yearly income less than 30,000 THB); • 60,000 THB per disabled or incapacitated person who the taxpayer takes care of. • Life insurance premiums (max. 100,000 THB); • Health insurance contributions paid for the taxpayer’s parents (max. 15,000 THB); • Qualified provident fund payments (max. 500,000 THB); • Interest on mortgages following the purchase of a residential building in Thailand are deductible up to an amount of 100,000 THB; • Contributions to a Long Term Equity Fund up to 500,000 THB; • Charitable contributions, but not exceeding 10% if the taxable income, and;

Thai Property Guide 2015-2016

• Donations to educational institutions may be deducted for 200% (up to maximum 10% of the taxable income).

Withholding tax Employers must withhold some of the money they pay to both foreigners and locals and pay the withheld amount to the revenue departmment. The taxpayer will instead get a receipt that they can use as proof of tax paid already. After the year end 31 December, the taxpayer must fill out a tax return paper and when the amount of tax to be paid is calculated, the money that was withheld through the year must be deducted to see if the tax payer will get money back or will have to pay an additional tax. There are different rates of withholding tax depending on the sort of income. If the foreigner is a local resident, the withholding tax can vary from 5 to 37 percent. If the foreigner is non-resident, the withholding is 15 percent.

Social welfare contribution All companies employing more than ten employees are obliged to make a contribution to the Provident Fund. Compensation can be claimed from

Thai Property Guide 2015-2016

this fund in case of, amongst others, retirement or decease during the employment. The compensation amounts to the total of the contributions made by the employee and employer, as well as the benefits accrued on it. Each company and employee also has to make contributions to the Social Security Fund. The contribution amounts to 5% of the total salary but cannot be more than 750 Baht. As is the case in many countries, this fund serves for example for those who are injured, sick, disabled, or on maternity leave. Child welfare and unemployment (50% of the salary for maximum 180 days) are paid out of this fund as well. Companies employing more than ten employees also have to pay a contribution to the Workmen’s Compensation Fund, amounting to between 0.2% and 1% of the annual salary of the employee (depending on the assessed risks of the work). In case of injury, sickness, disablement or decease, the employee or the heirs will receive compensation (60% of the monthly salary) and reimbursement of certain costs out of this fund.

Foreigners employed in Thailand participate in all the above schemes.

General taxes Value Added Tax The general rate of VAT levied on the sale of all goods and services is seven percent. For certain services, it is zero rated, and for others, exempted. The VAT registration is compulsory in certain cases, such as in the case of a company’s sales exceeding 1.8 million Baht in an accounting period. VAT returns are filed monthly with the tax due which is basically the difference between the VAT paid and the VAT collected. Taxation of inheritance and gifts of assets There is no death duty or inheritance tax in Thailand, although transfers of land and buildings, or shares upon death or by gift are subject to transfer fees and stamp duty. Gifts are not tax exempt however depending on individual circumstances, the person who gives the gift or the person who receives the gift may be subject to withholding tax and income tax.

Can a foreigner get a loan from a Thai bank to buy property? By Christer Nilsson

In theory the answer is yes. Thailand´s state bank regulator, Bank of Thailand (BOT), has no regulation that prohibits Thai commercial banks to issue such loans to foreigners. However, for capital control policy, there is a limit for THB borrowing. If foreigners would like to borrow THB for consumption (including housing loans), there is a limit at 5 million THB. In practise we found that commercial banks in Thailand hesitate to issue loans to foreigners for property purchase. But it is not a flat no. Ask around. In order to get the commercial bank´s view we asked Dr. Twatchai Yongkittikul, Secretary General,The Thai Bankers’ Association (TBA) a few questions about loans to foreigners: Has TBA provided any guidelines or advise to member banks regarding issuing loans to foreign nationals for buying residential property in Thailand; have you got any general advice to a foreigner that approaches a Thai bank looking to finance his/hers residential property in Thailand; what experience does the TBA and its members have so far from dealing with foreign nationals as customers taking loans in Thailand, and finally, does the TBA have any opinion on BOT´s THB 5 million limit?

“For home buyers the bank may need a life insurance policy as a collateral. If the buyer is of high age he may have difficulty getting a life insurance policy if he does not already have one.“ Currency regulations vary with the times. BOT´s 5-million-baht roof is one example. “The 5-million baht limit for home loans is applied recently, I believe, as the BOT is concerned about the current exchange rate volatility and that the baht will appreciate when the QE tapers off. This leads to possible speculative motives in local currency borrowing. Any question related to foreign exchange transactions should be addressed to the Bank of Thailand’s call centre. I am afraid that the clerks at bank branches would not be able to explain,” ends Dr. Twatchai. This article first appeared in the 2014 Edition of Thai Property Guide.

“I would like to point out firstly that, as a general rule, I do not discuss business issues with our members, as that is an issue that is to be decided by each individual bank according to its business strategy and marketing plan,” states Dr. Twatchai. Association members have experienced cases when foreign business customers have failed to pay their loans. Private customers, with property as collateral, is a different case and the risk much smaller for the bank. “We do discuss general issues that may affect the industry as a whole. Such as when foreign nationals doing business in Thailand, who decide to close down their businesses when they encounter financial problems, are leaving the unpaid loans behind without any back-up collateral or guarantor.” Age might be an obstacle when a foreign customer approaches a Thai commercial bank for a property loan. Banks might ask the client for an extra buffer, like a life insurance with a policy that covers outstanding mortgages if the client passes away before the loan is paid back.

Thai Property Guide 2015-2016

SEB (Skandinaviska Enskilda Banken AB) 50 Collyer Quay #12-03 OUE Bayfront Singapore 049321 Singapore

Overview of SEB SEB, a Swedish financial banking group established in 1856, serves over 400,000 companies and institutions and more than five million private individuals through its branch offices in the Nordics, Baltics, Singapore, Hong Kong, Shanghai, London, New York and other financial centres around the world. Private Banking Singapore As the leading Private Bank in the Nordics, SEB opened a fully-fledged private bank in Singapore in 2005, providing a comprehensive range of tailor-made international wealth management services for primarily Nordic individuals residing, working or investing in the Asia Pacific Region. As the first Nordic private bank in the Region, SEB offers its clients account facilities in Singapore. Apart from all the traditional private banking financial advisory services and its comprehensive regional equity brokerage offering, SEB offers its clients dedicated and individual Wealth Planning Services, mortgage solutions, direct market access via our Active Trading desk and much more.

Merchant Banking Singapore SEB Merchant Banking Singapore provides a full range of commercial banking activities with emphasis on trade finance, structured finance, cash management, shipping finance and treasury services aimed at the needs of Northern European and German companies and their counterparts in the Region as well as Financial Institutions in Asia. Apart from Singapore, SEB has regional offices in Hong Kong, Shanghai, Beijing and New Dehli. Contact Persons

Private Banking: Merchant Banking:

Fredrik Lager, General Manager fredrik.lager@sebprivatebanking.com.sg Tel: +65 6357 0895 Jan Stjernström, General Manager jan.stjernstrom@seb.se Tel: +65 6223 5644

www.seb.se www.sebgroup.lu/privatebanking

Thai Property Guide 2015-2016

Planning your future for you and your loved ones. Together. At SEB Private Banking, we acknowledge that everyone has a unique set of challenges. We concentrate on developing meaningful, long-lasting financial relationships and make the effort to really understand you and your requirements. Your own private banker, client assistant and experts are dedicated to help you achieve your goals. Together we take a holistic approach, aiming at a well-planned future for you and your loved ones. To find out what we can do for your personal wealth, contact us in Singapore on +65 63 57 08 95 or via singapore@sebprivatebanking.com.sg sebgroup.lu/privatebanking

REGUS - solutions for start-ups to multinationals

With new ideas and nearly three decades of experience, Regus has taken the lead as the top-ranked international provider of workspace solutions for start-ups to multinationals.

Around the world

Affordable premium company address

The Regus membership is accepted worldwide, so once a customer signs up they become part of the company’s global network.

For the independent entrepreneur or start-up owner seeking to cash in on the latest business trend, finding an affordable, premium quality company address often means compromising on location—or visaversa—while major corporations can suffer from the inability to respond quickly enough to sudden or temporarily-increased office space needs. Regus eliminates the need for start-ups to compromise on these critical points, and minimises the effects of costly relocation for larger companies. The global workspace provider is in the business of helping companies of all sizes realise their fullest potential, by offering a wide range of facilities and services that drastically reduce the burden of finding a suitable workspace. The UK-based company has 3,000 centres in 120 countries from Algeria to Zambia and over 2 million members worldwide. Regus clients enjoy a high level of flexibility that cuts the chains of conventional facilities leasing, and offers unmatched freedom to choose exactly the right workspace size, type, location and length of stay, allowing pinpoint suitability and rapid response to fast-changing business needs and market conditions. This translates into benefits that can significantly improve any business, such as timely customer service, enhanced company image, tighter facilities cost control, ability to more quickly take advantage of new business opportunities.

Thailand offices

Most of Regus’ 17 Thailand offices are located near, or are linked by sky bridge to MRT Subway or BTS Skytrain stations, with additional branches in Bangna and Sri Racha. The starting serviced office rate of 5,999 Baht per month, per person includes a

Thai Property Guide 2015-2016

And with over 3,000 locations around the world, Regus combines the strength and prestige of a global brand, with the accessibility of a local partner.

private office, work station with phone, active phone line and internet connection for each billed tenant, with a one-month minimum occupancy period. And for the ultimate locational flexibility, Regus offers the Businessworld membership programme. For just 790 Baht per person, per month, members have access to Regus branches in a co-working environment throughout Thailand while global membership, at 1,690 Baht per person offers access to all locations worldwide.

Virtual Office

The Virtual Office feature provides a business address and phone answering service, while Branch Office offers support and local knowledge for overseas companies doing business locally. And Workplace Recovery provides secure, ready-to-go standby facilities for use in the event of unforeseen circumstances which limit or prevent use or access to primary offices, such as fire or severely inclement weather. With this diverse selection of workplace offerings, Regus serves both as a kind of incubator for young aspiring businesses, and trusted facilities provider to the world’s corporate big-leaguers.

And frequent travellers will appreciate Regus Express, an innovative product designed to meet the needs of the worker with urgent business while in-transit between home and office or international branches. Located in airports and other selected international transport hubs, the fully enclosed, self-contained and self-service Regus Express booth is accessible with the tap of a membership card, and is equipped with fold-down working surface, desk light and comfortable, single-person seating. Third Place facilities are available at no charge to Businessworld global access members. There is also a Regus online app which can be used to book facilities at the tap of a smartphone screen. And along with this global reach and supreme flexibility, Regus customers enjoy considerable savings. An internal cost comparison of Regus serviced offices versus Grade-A Building space in the Bangkok CBD revealed a total savings of 65% for Regus customers, based on yearly occupancy of a 100 square-metre unit.

Customers

Established in 1989 and with 15 years in Thailand, Regus’ tenant roster covers fully half of the Fortune 500 list, including such names as Danone, Toshiba, Dell, Google and Microsoft, and has been endorsed by the U.S. Executive Office of the President, Council of Economic Advisors. When your business address is with Regus, the world is truly your office. To find out how Regus can help your company grow and excel, please call 02 018-1327 or visit regus.co.th

Securitas Alarm Systems Wireless & Monitored with Built-in Communications

Many Europeans and Americans have often seen the sign above in store front windows and outside of homes and apartments in their home countries. But did you know Securitas has this same capability in Thailand? Securitas has provided security services in Thailand since 2009. Although the bulk of Securitas services consist of professional guarding services, Securitas Thailand also maintains a robust security systems capability throughout the Kingdom and specializes in Commercial and Home alarm security systems. Securitas Thailandâ&#x20AC;&#x2122;s alarm systems are connected to a 24-hour monitoring center manned by specially trained operators who are conversant in both the local

Thai Property Guide 2015-2016

language and English. In the event of an alarm activation, our Monitoring Officers immediately contact the owner or representative, through the 2-way communication systems built into the Alarm Panel to determine the nature of the emergency and what proper response needs to be summoned. 2-Way communications can serve as a life-saver in the event of a medical emergency. â&#x20AC;˘ If the owner is not present, our Officers will contact the owner on predetermined mobile devices.

activity is present, but also to see what or who is causing the alarm to activate. In addition to the motion detector with camera, our alarm system also includes a magnetic door / window alarm contact, a built-in keypad that can be configured into numerous alarmed zones, and a keyfob which can remotely turn alarm systems on / off OR signal a panic alarm to our Monitoring Center. Our alarms can also be supplemented with additional panic alarm buttons, outdoor motion detectors, safety sensors to detect smoke, temperature and floods.

Our alarm systems leverage the latest technology including a motion detector with a built-in camera that enables both the monitoring officer and the home and business owner to not only be alerted when

Securitas Thailand alarms support cellular and IP connectivity options for broadband and/or GSM /GPRS communications, enabling uninterrupted data transfer in the event of a link failure or interferences.

More information? To receive more information on Securitas Thailandâ&#x20AC;&#x2122;s Alarm Systems or Professional Security Services please email us at sales.info@securitas.co.th or visit our website http://www.securitas.com/th/en/security_services/security_systems/

Thai Property Guide 2015-2016

the CABINET Interior Design is Celebrating its 20th Anniversary

2016

by Joakim Wahlberg 2016 is a special year for the CABINET Interior Design as it marks the company’s 20th anniversary, which will be celebrated throughout the year with lots of fun events and special promotions. What started in 1996 with 4 staff working out of a small office in Bangkok, providing furniture solutions to mainly Scandinavian businesses, has over the years grown into a full-service interior design company with its own furniture factory and construction company, employing more than 100 staff. The company’s clients range from private home owners wanting a new sofa to property developers, restaurant owners and hotel chains. Services include custom-made kitchens and built-in furniture, furniture packages, conceptual design, renovation work, construction and landscaping. We met up with the owners Janeric and Apinya Hogane at their large showroom/office in Hua Hin, where interior

Thai Property Guide 2015-2016

designers, architects, sales executives and service staff all gather under the same roof.

more modern, available in both walnut and oak color with sleek stainless steel handles and self closing drawers.”

Janeric says that to mark the company’s 20th anniversary much of the wooden furniture in the showroom has been replaced with a completely new range. He shows us some examples of beautiful dining room and bedroom settings and explains: “The new furniture range is

The showroom also displays a number of new sofa models and the own brand of synthetic rattan outdoor furniture HOGANE is constantly adding more designs and color options to its range. “HOGANE has been a great success,” Janeric says. “I‘m really happy that we

can offer high quality synthetic rattan furniture at affordable prices, which is something that was hard to come by before we launched the HOGANE brand.” Looking back on the company’s 20 years existence Janeric and Apinya are proud of what they have achieved. The company has grown steadily over the years, and is continuing to grow. 2014 was very good year, 2015 even better. Sales numbers are continuously increasing and the long list of successfully completed projects is constantly generating new work. “It might be that, for example, we have renovated a condo for a client who is the manager of a large company, so when that company later is planning to open up a new office he recommends using us for the interior design. One thing leads to another, that’s how it goes,” Janeric says. The company is already providing kitchens and furniture for most of the upscale developments in the Hua Hin area. They are also designing and furnishing offices, hotels, restaurants and retails shops in Hua Hin, Bangkok and the

Rayong area. “In 2016 we are celebrating our 20th anniversary but we don’t reflect that much on the past, there are so many fun projects ahead of us,” Janeric says. “We simply continue to do what we do best, which is providing high quality interior design and furniture solutions to both private home owners and businesses.”

Thai Property Guide 2015-2016

Buying Medical Insurance in Thailand

First the good news: the standard of medical treatment available in Thailand is very good by world standards. International hospitals are wellequipped, doctors well-trained and general medical costs reasonable. However, with the wide choice of medical insurance policies available, finding the right one for you and your family can be quite daunting. No two policies are exactly alike and there are plenty of subtle nuances in the policy wordings; meaning you need to go over them with a fine-tooth comb. On the plus side, the medical insurance market here has become much better regulated in recent years. The Office of the Insurance Commission now looks after the needs of all consumers, including expatriates, and this has led to better quality insurance products and,

Thai Property Guide 2015-2016

just as importantly, greater consumer protection. Today, all insurance sales people have to be qualified; meaning all legitimate salesmen have a license that you can ask to see. So what should you look for in a medical insurance policy? Firstly, you need to think carefully about what benefits are most important to you and how much you want to spend. It’s useful to be aware of medical costs in Thailand so that you know what level of cover to buy – for instance, the average room cost for an international hospital is around 3,500 baht a day. At its most basic level your health cover should offer medical treatment when you want it, and where you want, including the costs of surgery, specialists, nursing and choice of hospital. In this respect, exclusion

clauses and restricted benefit levels are just two of the areas where you can get caught out if you don’t look carefully at the small print. For instance, a policy may say it covers ‘cancer’, but then puts a limit on outpatient treatment. With modern cancer drugs on the market at over 120,000 baht a treatment, your limit could soon be exceeded. Preexisting conditions (medical problems you had treatment for prior to taking out the policy) can also adversely affect your benefits. Forms of asthma, diabetes, high blood pressure and high cholesterol levels are just some examples of pre-existing conditions which could lead to exclusions on your policy.

Types of policy available The top-of-the-range products are international in scope and are often transferable into other overseas plans

if you leave Thailand. Typically, they offer high benefits, good cover and provide access to international hospitals in Thailand. Among the wide variety of insurance products available in this category are many that have been specially tailored for expatriate families. Although the premiums on these policies can be quite expensive, costs can be lowered considerably through the use of deductibles (the amount you agree to pay for medical bills before the insurance cover comes into effect).

agent, means you will need to do your own research as the company will only sell your their own products. Secondly, if you have a dispute with an insurer over the payment of a claim, a good broker will support you in your claim,

received. What is and is not covered is defined by the plan’s benefits, terms and conditions.

if it is legitimate, and, if the insurance company still refuses to pay up, will take your case directly to the Office of the Insurance Commission for an independent ruling.

Underwriting is probably preferential. Here the insurer is aware of your medical history before they sell you a plan since you need to fill out a medical questionnaire and wait while the insurer decides on what cover they will offer. This means they have more control over what they cover and, if they so choose, they can cover pre-existing medical conditions from the start of the plan.

However, if you do have a pre-existing medical condition, Full Medical

There are also policies designed for the local market with benefits that reflect the needs of the Thai population. These may be suitable for expatriates on a tight budget, but in the case of a serious illness, the benefit limits can be quickly exceeded, leaving you to pay the remainder. Also, when it comes time for renewal, the serious illness you had may be excluded from the new policy and the premium increased. These products are not transferable overseas. Finally, there are ‘offshore insurance products’ which you can purchase outside Thailand for use within Thailand and other countries. The products themselves may offer good cover, but, if there is a dispute with the insurance company over the payment of a claim you have no legal redress within Thailand; you have to revert to the country of origin. Such policies normally cover you when you travel to most other countries (although, as with most policies, the USA is excluded because of it’s horrendous medical costs).

It pays to use a broker Because there are so many nuances within medical insurance policies which need to be properly explained and understood, it is a good idea to talk to a broker who can give you clear, concise advice. Contrary to popular belief, you still pay the same price whether you buy through a broker or go direct to an insurance company or their agents. The big advantages of using an independent insurance broker are choice and support. A good broker will help you decide on the type of cover you require and then go to several different insurance companies to give you a variety of options and prices. Buying direct from the insurer, or their

Understand the terminology After you have decided on the policy that suits your requirements, there is one other point you need to be aware of: there are two different forms of medical underwriting; ‘Moratorium Underwriting’ and ‘Full Medical Underwriting’. Which is best for you will depend on your health. Full Medical Underwriting is based on the insurer knowing your medical history before the policy is issued; whereas with Moratorium Underwriting you are not asked to give details of your medical history. There are advantages and disadvantages to both types of underwriting. For instance, if you know for certain that you do not have any preexisting conditions, then Moratorium Underwriting can be advantageous. It means that there is no need for you to fill in a medical questionnaire, and cover can start as soon as your application is

To summarize: when buying medical insurance don’t simply look at premiums, make sure you understand the benefit limits (per visit and per year); watch out for exclusions and the way an insurer treats pre-existing conditions; take a deductible to help you reduce premium costs; get help from a broker; and tell the truth on your application form, not to do so can cost you dearly in the long run. Finally, remember the golden rules: always get the best medical insurance that you can afford, and always read the small print. This article was originally published by Lawton Asia in Thai Property Guide 2011

Thai Property Guide 2015-2016

Government’s Medical Hub Plan Focuses on Private Hospitals The continuous growth in tourism to Thailand since the late 1990´s has led to increased demand by foreigners for more and better health care, hospital and wellness services in the Kingdom. By Christer Nilsson

Thai medical services are renowned worldwide, resulting in a rapid growth in related industries such as spa, Thai massage, Thai herbs, serviced apartments and health tourism. This trend has not been missed, neither by private operators in these industries nor by relevant state agencies. Thus the government has taken an important lead role and launched a medical hub plan, which will serve as a facilitator for private hospitals, helping them to improve their medical services to foreign visitors seeking health care in Thailand. In parallel government health services are upgraded to serve the Thai public better. Private medical services are important to the national economy. During 2012 it is estimated that at least one million foreign visitors entered Thailand for health care, bringing in 140 billion baht. The government´s target for medical tourism is 10 percent growth per year, depending on the ability of private hospitals. To date, many private hospitals have been recognized and approved as meeting the standards set for the Hospital Accreditation of Thailand and international standards, such as ISO. As the number of medical tourists visiting Thailand rise, the government has granted visa extensions from 30 days to 90 days for nationals of six countries in the Middle East in the initial stage, so that they can stay in Thailand for a longer period for medical services. Visa

Thai Property Guide 2015-2016

extensions will later be granted to medical hospitals all over the country and most tourists from other countries. of them have been internationally accredited as No. 1 in Asia, while In developing Thailand into a regional 33 spas are classified as world class. medical hub, the government will These are key players in the health emphasise four areas. In the first area, tourism industry who also give Thailand will be promoted as a wellness opportunities to related industries such hub with full-cycle services. The second as pharmaceutical businesses, medical area is that the medical service hub will tools, tourism, hotels and restaurants. link with spa services and health tourism. The high demand also brings about greater job opportunities and employment rates in various fields. BOI has granted tax exemptions to health care providers such as rehabilitation centers, hospitals, health food producers and medical tool manufacturers. They are granted corporate income tax exemptions for three to eight years, and the BOI has also extended additional benefits to pharmaceutical businesses, as well as tariff reduction on imported medicine ingredients and medicine. The third area seeks to turn Thailand into an academic hub for health care. The fourth area seeks to develop Thailand into a pharmaceutical and health products centre. The government´s medical hub policy implementation timeline runs from 2012 to 2016 and it expects that the scheme will bring in 800 billion baht in earnings over that five year period alone. One objective within the policy is to encourage health establishments in Thailand to improve their services to higher standards. By year and 2012 Thailand was home to 256 private

These privileges respond to the government’s policy to to advance Thailand’s medical services not only to keep abreast with important key players in the region such as Singapore, Malaysia, India and South Korea, but also to be ahead of every competitor, since Thailand offers better value for money and more hospitable services. Through its medical hub policy, the Thai government will serve as a facilitator for private hospitals in helping them to improve their medical services to foreign visitors seeking health care in Thailand. Source: BOI publications 2013

Dental treatment in Thailand Years ago, only very few tourists came to Thailand with a visit to a dentist in mind. Most of the customers entered a dental clinic on the spur of the moment and usually asked for only simple services which can be done in a single visit such as scaling, cleaning or tooth whitening.

Foreigners come increasingly to Thailand with a dental treatment as their main purpose. Many of these services are more complicated and need well-planned treatment courses whether they are dental prosthesis, surgery or dental implant which is now popular throughout the globe as they look very much like natural teeth. The treatments are mostly discussed and planned to a certain degree with a dentist through e-mails before the trip can be finalized to fit in with the procedures. Most of dental clinics in Bangkok are well-equipped with modern instruments and up to the standard thanks to the laws involving medical services which require the clinics to have their licenses re-evaluated every

year. As for dentists, they to experience at least six years of dental school before optionally proceed to be trained as specialists for about two or three years. Dentists residing clinics around Bangkok and other main areas for tourism are, therefore, knowledgeable and capable in their line of services despite lower cost comparing to other countries. This is possible because the education of dentistry is supported by Thai government. Besides cheap costs, Thai dentists are known for their delicate works, especially porcelain, which utilize advanced technologies and excellent service minds that are always eager to fulfill customersâ&#x20AC;&#x2122; needs. The patrons are, as a result, usually very satisfied.

For tourists who seek dental treatments in Thailand, simple task such as teeth cleaning may not need to be planned beforehand and can be done by a clinic in the vicinity. But for treatments which require time and specialists, it is wise to directly discuss the matter with a dentist to analyze the fee and time need for the procedures and it would be better if the clinic is close to your residence or easy to travel to. Sometimes, complicated dental works may need more than one dental specialist. Prices and locations of various clinics should be researched via the internet.

Thai Property Guide 2015-2016

Bumrungrad International Hospital – Asia’s Medical Leader

A paramount consideration when deciding where to live is the availability of a trustworthy healthcare provider. Located in the heart of Bangkok, Bumrungrad International Hospital offers state-of-the-art medical facilities and world class specialists in an environment that could easily be mistaken for a five star hotel. First opening its doors in 1980, the Bumrungrad medical campus has expanded to become one of the largest private hospitals in Southeast Asia with one of the world’s largest private outpatient clinics. Staffed by over 1,200 physicians and 900 nurses, Bumrungrad Hospital is equipped to provide each of our patients with the highest quality specialized care they deserve. In addition to being recognized as the 2015 ‘International Hospital of the Year’ by the International Medical Travel Journal, Bumrungrad Hospital is also the first hospital in all of Asia to receive the reputable JCI accreditation for meeting or exceeding US medical facility standards. Bumrungrad Hospital also holds multiple ‘Disease-Specific’ JCI Certifications as Asia’s market leader in the premium healthcare industry. At Bumrungrad Hospital, we serve more than one million patients annually from over 190 different countries. Our mission to provide “world class healthcare with care and compassion” begins before many of our patients even arrive in Thailand. With 32 offices located in 18 countries across 4 continents, our staff is prepared

Thai Property Guide 2015-2016

to assist with medical visa arrangements, international and local travel requirements, as well as coordination with embassies and international insurance providers. Upon arrival at Bumrungrad Hospital, patients and their families are greeted by medical staff speaking both Thai and English, along with more than 170 interpreters on hand to provide translation in 14 different languages. Our interpreters ensure that each of our patients is fully informed of their diagnosis and treatment options in their native language, and feels completely comfortable with the care they are receiving.

The Bumrungrad Hospital facilities support one-stop coordinated care, allowing our patients to proceed from consultation with a specialist through diagnosis, procedure, and discharge, all within a fraction of the time and at a fraction of the cost of other leading medical facilities. Patients staying in one of our 580 rooms have a range of accommodation options from our standard deluxe rooms to our Premier

Royal Suites each designed to provide maximum comfort to our patients and their families. Bumrungrad Hospital is an International Red Cross ‘Class A’ rated tertiary care center, and serves as a regional referral center in Southeast Asia. Our doctors are trained and certified in the most complex Cardiology, Oncology, and Neurology procedures, employing cutting-edge techniques in each of our 19 operating theaters and five Intensive Care Units (ICUs) boasting 70 beds including one of the region’s only Level III Neonatal ICU.

At Bumrungrad Hospital, we pride ourselves on being equipped with the most advanced medical treatment technology. We employ the firstof-its-kind “Watson for Oncology” computer system to synthesize cancer patient symptoms using a real-time database of leading medical knowledge and expertise compiled from across the globe. We also maintain inhouse automated lab testing for the fastest and most reliable results and an integrated patient-care system so your complete medical records and diagnostic results are always immediately accessible anywhere in the hospital.

In order to ensure that our patients receive the highest quality service, at Bumrungrad Hospital, we have evolved beyond the traditional singledoctor treatment model; structuring our medical service around an interdisciplinary approach to healthcare by seeking multiple expert opinions across our 27 specialty centers to provide each of our patients with integrated and innovative medical treatment options. It is this commitment to innovation and excellence that makes Bumrungrad International Hospital Asia’s medical leader.

Thai Property Guide 2015-2016

Bangkok Hospital – Advanced and Caring Treatment in Thailand When thinking of moving to Thailand the level of medical care and the availability of international hospitals nearby are always important things to take into consideration. Bangkok Hospital is dedicated to maintaining the highest internationally accepted standards of medical practice by delivering quality patient care to each visitor. Our paramount objective is our patients’ complete satisfaction. By Bangkok Hospital

Bangkok Hospital is located all over Thailand as well as in Cambodia providing both visitors and long term residents a piece of mind regarding access to prime medical care. You will find a Bangkok Hospital in popular areas such as Hua Hin, Phuket, Pattaya, Rayong, Koh Samui and Chiang Mai (April 2014) but also at other locations throughout all of Thailand. Bangkok Hospital will not only provide you with

Thai Property Guide 2015-2016

emergency medical care but also offer day-to-day health care needs such as annual health check programs and dental care. When using the phone number 1719 in Thailand you will be connected to Bangkok Hospital. In Bangkok you will find our flagship Bangkok Hospital, which is one of the most technologically sophisticated hospitals in the world today. Founded in 1972,

Bangkok Hospital has expanded into a state-of-the-art medical campus providing comprehensive care through multidisciplinary teams of highly trained specialists. At Bangkok Hospital you will find Wattanosoth Cancer Hospital – Thailand’s first private hospital devoted entirely to the prevention and treatment of cancer – as well as Bangkok Heart Hospital which is the only dedicated private heart hospital

in Thailand and is regarded as one of the finest cardiac facilities in the country. With dedicated hospitals for cancer and heart disease, and over 60 specialized clinics and centers, we are a leading tertiary care facility providing award-winning, world-class healthcare services. Setting new standards in patient-focused care, we believe that the personalized attention of our doctors, nurses and staff is essential to providing the highest quality care. With language coordinators

speaking more than 32 languages we service patients from all over the world making sure the patient always feels comfortable at the hospital. In addition to our medical services, we provide a full range of concierge services for our patients, which include limousine transfer to and from any destination in Bangkok, accommodation arrangements, visa extension services, and even tours for patientsâ&#x20AC;&#x2122; families. Bangkok Hospital also provides medical

evacuation services via a fleet of ground and air transport services. Bangkok Hospital is accredited by Joint Commission International, a US-based organization widely seen as the gold standard for top-level healthcare service providers worldwide making sure that Bangkok Hospital always is on the forefront when comes to quality patient care. Other accreditations include accreditation from FIFA for our sports medicine â&#x20AC;&#x201C; the only FIFA accredited sports medicine center in this region.

Thai Property Guide 2015-2016

Choosing your kid's school To decide on something as important as your child’s education and well-being might be the toughest part about moving to another country. By Gregers Moller

Choosing a new school when moving has become increasingly difficult for parents. There are more and more schools established all the time, and each institution has its own unique philosophy and attributes. Comparing what they offer with the needs of your child is no simple task. Most parents probably start out by asking other parents of their own nationality which school they have chosen and why. Then you find out they have chosen different schools and for different reasons and you are back to square one. There is probably no way around making your own inquiry into each available option.

Local vs International First choice is if you are looking for a local school or an international school? In most countries in Asia, a local school is an option - although certainly a more challenging option for your child. If your child is mixed European - Asian this may, however, not be so frightening a prospect. And mostly it will have an economic silver lining as local private schools are less costly compared to international schools.

Once this is said, most expat families decide to go for the international school, at least through primary school up to grade 9, where other options may come into play. At this point, not only boarding schools in Europe but also boarding school in Asia may be considered.

However, physical punishment has not been abolished in many Asian school systems, so take this into consideration. Talk to the school how they administer physical punishment and ask if they can make an exception for your child if you are not comfortable with this.

A few suggestions

If you go for the International school, consider that international students grow up and evolve in a cultural environment that is vastly different to that of your own. Known as Third Culture Kids (TCKs), they often develop a very different attitude to many issues compared to their former friends back home. If you are uncomfortable with this prospect you may prefer to look into the option of choosing a local school or a boarding school back home.

Before spending time looking through school courses, you need to make sure the school is not too far away. Bear in mind that in most big cities, it is the traveling time between your home and the school that matters. How long will it take for your child to get to school and home afterwards? How will your child be going there?

Thai Property Guide 2015-2016

So now you have the table filled with brochures of different schools and wonder what to look for. Here are a few suggestions to help you make up your mind:

First: How far away is the school from your home?

Especially in cities like Bangkok, you will be challenged by some of the heaviest rush hour traffic in the world.

Second: What reputation does the school have? Talk to people as much as possible. This is where your first intuition comes handy. Don’t listen to opinions expressed by people who have no children at the school themselves - parents are quick to seek confirmation of their own choice by adopting opinions about the competing schools. The age of the school is no sure indication either. Nothing guarantees that the reputation of a hundred year old school is better than a one year old school.

Third: How are the courses at the school? The school’s courses and programs will most likely be listed in the school’s information packages. They will talk about British Curriculum and American Curriculum and - what most Europeans these days go for - the IB curriculum. This is important as you will most likely have to relocate again in a few years.

Find out if the native language and culture of your child is taught as optional learning. It is important for your child to keep his or her ties to your cultural background. It is also important for you. Ask questions about the tests and exams which are offered and used as evaluation method. If your child is already a secondary school student, ask how well the graduating students do in getting accepted into major

for schools back home. What educational degree do they hold? How long have they been teaching at the school? What kind of teaching methods do they prefer? Are they involved in planning and evaluating the curriculum? Will they be giving special attention to each child’s problems or personal needs?

Sixth: What do the current students think of the school? If it’s possible, talk to some of the existing

Seventh: How is the relationship between the school and the parents? You will obviously not be able to monitor your child in school. The teacher will have to be your eyes and ears. You must be notified of your child’s functionality regardless of grade, and regardless of whether it includes bad behavior or progress your child has made. Make sure that you can get informed as often as possible. You may join a parents’ volunteer program if available. Some schools may offer activities for the whole family as well.

Watch your child! Never mind how diligent you do your homework - and maybe the above list is a bit excessive - you will never be able to foresee if your child will thrive at the school. It is therefore important that you make a habit of spending more time than you used to at home talking to your child about how school was today. What they did in class, and what they did outside. Let her or him tell about their new friends. Listen.

universities both in your current country, back home and elsewhere overseas.

Fourth: What other activities can the school offer your child? Besides the fundamental course works, what kind of arts, sports, community service does the school offer? Are there proper facilities to support those activities?

students. Are they happy there? Do they look motivated to learn? How will the school help your child get started? Do they assign so-called “buddies” (another student from the same country) for new students? Most schools have established student organizations to provide service to students at a personal level. Here, students can get help about studying, working, individual needs and so on.

All may initially sound fine and uncomplicated, but that may just be a honeymoon period. This is the most important step of them all. If your child develops in any way you find disturbing or even develops signs of discomfort with going to school, you should think twice before you tell your child that “this is life - it is not always pleasant!”. A change of school at the right time might be the single most important decision to make to put the future of your child on the right track!

It seems that schools almost compete with each other when it comes to sports, thus many schools will have gymnasiums and sport complexes, which are either new or remodeled. But maybe your child is more into other activities - computer programming, performing arts? Most schools offer after-school/weekend programs as well as field trips and community services. You should be able to freely pick the activities that best suit your child.

Fifth: Does the school have qualified personnel? This is not as obvious as you may think. The school is most likely private and qualifications for employment are not as strict as

Thai Property Guide 2015-2016

KIS International School

At some point in time, families with children will be looking at options for schools. If you are at this stage, or know someone who is looking for a school, we’d like to encourage you to visit KIS. KIS International School is a full IB World school. This means that the school offers the International Baccalaureate for children from 3 to 18 or 19 years old, through the IB Primary Years Programme, the IB Middle Years Programme, and of course the well known IB Diploma. An IB curriculum provides children with a well-balanced education. The programmes are academically rigorous, but they are stimulating and engaging so children enjoy learning at KIS. The IB doesn’t just focus on teaching knowledge, but it goes further, teaching students to see the bigger picture or, in other words, concepts. Students are also taught skills and are encouraged to develop positive attitudes and take action based on what they have learned. In the Primary Years Programme children learn through “Units of Inquiry” which bring the different subjects together in a real-world context. This allows students to see the connections and understand how what they are learning relates to the world around them. The Middle Years programme is an excellent programme for 11-16 year olds, and it provides a great preparation for the IB Diploma, which, as many people know, is a well-respected university entrance qualification. KIS graduates are accepted at top universities around the world, many with significant scholarships.

The atmosphere at KIS is one of its most loved strengths. Around 550 students from 47 countries are part of the school community. The school’s smaller size allows for a positive learning and social environment and allows each student to be treated as a unique individual. School facilities are good with a sports field, swimming pool, basketball court, tennis courts, auditorium, science labs, libraries, IT labs, an art studio and many more. KIS is not located directly on Sukhumvit, but it is only about 6 kilometers from

Thai Property Guide 2015-2016

Asoke, and easily accessible from Ekamai Road. We’d like to encourage you to visit our school and experience our special blend of Knowledge, Inspiration and Spirit first hand. We’d be delighted to show you around. KIS International School 999/124 Kesinee Ville, Pracha-Uthit Road, Huay Kwang, Bangkok 10320 Phone: (66) 02-274-3444 Fax: (66) 02-274-3452 Website: www.kis.ac.th Email: admissions@kis.ac.th

Rethinking Learning

Twice in the past several years, the popular U.S. late night host Jimmy Kimmel invited a “fiveyear old genius” onto his show to demonstrate an extensive knowledge of U.S. capitals and presidents. Anyone who has friends with young children can attest that these kinds of displays are often cited by the proud parents as evidence of superior intellect. They may impress, and do deserve praise for the dedication and commitment required. But do these demonstrations of knowledge truly correlate to our modern understanding of intelligence, or in any way predict success in school or the workplace? The reality is that our understanding of learning has evolved far beyond the ability to list capitals or memorize historical dates. We’ve come to

conducted by Forbes and The National Association of Colleges and Employers, most industries are increasingly seeking employees who possess more abstract skills, including leadership, creativity and flexibility.

understand that success in school and the workplace depends on far more—on the ability to critically analyze and evaluate knowledge, to apply it in differing contexts and to work with others through this process. Knowledge is literally available at our fingertips through modern technology, and as demonstrated through surveys

With the workplace undergoing radical transformations and continuing to evolve at a rapid pace, schools are now seeking to align their philosophies and teaching to these new understandings. Calls for education reform have spread from the United States and Europe into Asia and other regions, and curricula have moved increasingly toward a holistic approach that emphasizes the connections between academic disciplines. The most successful countries—including Finland, South Korea and Singapore— have systematically adjusted their approaches over decades and embraced education as the responsibility of all citizens. The International Baccalaureate (IB) programmes have taken a lead in modeling this new mode of education and have proven to be resoundingly successful in preparing students for university-level studies. Focusing on exploration, trans-disciplinary learning and a global outlook, the IB approach serves as a model for nations seeking to improve their systems of education. In the IB it is not enough to identify information and facts; students must understand, assess and apply while recognizing the contexts that influence their own perspectives. Facts and figures have their place in education, and will continue to be a critical base for students as they seek to master the various academic disciplines. Yet alone these pieces of information have become insufficient. To address the issues and conflicts our world faces, we must be future-minded, developing learners who can creatively anticipate and address tomorrow’s needs. Intelligence has evolved, and education must evolve with it.

Thai Property Guide 2015-2016

Not Every Lesson is Learned in the Classroom

Bangkok Patana’s Residential programme is an integral part of the curriculum for students in both the Primary and Secondary Schools. From Year 3 upwards, the carefully planned residential visits provide unique possibilities for students to develop through experience. Each visit is designed to enhance the mainstream curriculum and to provide opportunities for personal and social development. As students’ progress through the school the experiences gained on residential visits support increasing independence and cover the following personal and social skills: • independence and self-discipline • initiative and problem solving • confidence and self-esteem • leadership • development of sound relationships among students • the ability to enjoy the environment without destroying it • flexibility and consideration for others • ability to work with others in a team • development of sound relationships between students and staff • communication

Thai Property Guide 2015-2016

But the best person to tell you about how much the residential visits mean to them is surely one of the students. ““How was Residential?” A question asked hundreds of times by eager parents, at crowded airport terminals or at the front of school. But for every one of us, there were hundreds of answers we wanted to give; answers that ranged from camping underneath the stars to mountain biking for the very first time, each one a new experience, each one a new surprise. Answers that led to amazement from parents when they heard that we had achieved things we never thought we were capable of. Residentials are more than just a week’s vacation from schoolwork, parents and uniforms. The trips are full of adventure,

interacting with people around us, teamwork and responsibility. They are places where you discover a side of you that you never thought existed, where you suddenly divulge qualities and skills you never knew you possessed. In the midst of it all, you find yourself by losing yourself. Every trip is a new treasure of memories - a new journey of discovery; of diverse places and people, of bonding and exploration, of confidence and courage. Every year we add a new dimension to our personality, a new facet to our character. Without realising it, right from Year 3 in Primary through to Senior Studies, Residential Visits teach us what no textbook ever could. They prepare us for what lies ahead.”

Fulfilling Potential Since 1957

Residential visits form an integral part of our curriculum for all students from Year 3 upwards. These enrich learning, bolster personal and social development and promote the important attributes of open-mindedness, inquiry and informed risk-taking in our students. 643 Lasalle Road, Bangna, Bangkok www.patana.ac.th admissions@patana.ac.th +66 (0) 2785 2200

Bangkok Patana School is an IB World School, accredited by CIS and NEASC

Bromsgrove International School Thailand

Most international schools are very similar. At Bromsgrove International School Thailand, however, we are proud to be different, and families throughout Thailand are quickly realising that, here at BIST, their children will be part of something special. Is it because, as a small school with small class sizes, we are able to treat every single child as an individual, understanding and meeting their unique needs? Is it because we pride ourselves on our inclusive ethos, where every child matters, and yet we are also able to achieve academic excellence and a world-class curriculum, which draws on the best of global practice to enhance the modified English National Curriculum we teach.

the likes of which many schools could only dream? Is it because, with probably the best Boarding provision in the whole of Asia, our families can trust that their children will enjoy, truly, a ‘home away from home’? In truth, it is all of these things, and so much more. Whether beginning their learning journey in our outstanding, Early Years unit on Ramkhamhaeng 164, or taking bigger strides on our main, Suwinthawong campus, all students at BIST benefit from world-class facilities, including a state-of-the-art Performing Arts Centre which is the envy of schools citywide; world-class teachers, with a teaching faculty brimming with energy, dynamism and expertise; 76

Thai Property Guide 2015-2016

Schools around the world also look to Bromsgrove International School Thailand for advice and guidance as to how best to identify and meet the needs of students with English as an Additional Language. Many of our students join the school at an early stage of their English

Language acquisition, and yet our sophisticated and trailblazing use of cognitive and attitudinal assessments helps us identify the potential that lies beneath, and our dedicated team of specialist EAL teachers works closely with each individual student to unlock that potential. Finally, the extra-curricular life of the school is especially strong, be that in community service, sport or the Arts. Our sporting teams regularly defeat those from other, much larger schools, and we boast some of the best golfers in the world. We feature annually amongst the best schools in the world in the prestigious World Scholar’s Cup, including at Yale University’s ‘Tournament of Champions’. Elsewhere, be it in one of our many annual musical or drama performances, our International Award or MUN, we grow the whole child in all we do. But don’t just take our word for it. Come to Bromsgrove International School Thailand for a visit, and see for yourselves.

Brighton College opening September 2016 in Bangkok

Brighton College, the UK’s top co-educational school in 2015, will open its doors in Bangkok in 2016. The Pre-Prep school, opening September 2016, will teach children from the ages of 2 to 8 in a stateof-the-art campus, with the Prep and Senior schools opening a year later in 2017. The Bangkok campus will be Brighton College’s third international sister school, and is a partnership between Brighton College UK and Ocean Group, one of Thailand’s most successful business groups. As well as three iconic school buildings, each housing one of the age groups, the campus will have exceptional performing arts and sports facilities.

David Tongue is the Headmaster of Brighton College

righton College, the UK’s top co-educational school in 2015, will open its doors in Bangkok in 2016. The Pre-Prep school, opening September 2016, will teach children from the ages of 2 to 8 in a state-of-the-art campus, with the Prep and Senior schools opening a year later in 2017.The Bangkok campus will be Brighton College’s third international sister school, and is a partnership between Brighton College UK and Ocean Group, one of Thailand’s most successful business groups. As well as three iconic school buildings, each housing one of the age groups, the campus will have exceptional performing arts and sports facilities. David Tongue, Founding Headmaster of the Bangkok Campus, is currently Headmaster of Brighton College Al Ain, the joint highest-ranking British school in the Emirate of Abu Dhabi, and the only new school ever to achieve the Emirate’s top inspection rating. Prior to working for Brighton, David worked in the Falkland Islands and Spain. He and his family are looking forward to moving to Bangkok and being an integral part of the campus as it grows: ‘Having grappled with the blizzards of an Antarctic winter, followed by the 50 degree heat of a desert summer in the UAE,’ he says, ‘it’s true to say that we can’t wait to arrive!’ Brighton College Bangkok will be the newest member of the Brighton College family of schools. Founded in 1845, Brighton College is the UK’s top co-educational school for A-level in 2015, and in the top 5 of all UK schools. This phenomenal success is testament to the work of Richard Cairns, Head Master of Brighton College, and his exceptional team of leadership and teachers. For Cairns, the importance of valuing every pupil and nurturing their talents is key to the college’s remarkable improvement over recent years: ‘I believe passionately in the importance of the individual,’ Cairns says. ‘Every child that receives a Brighton education is valued for his or her own sake, encouraged to develop his or her talents to the full in a community where there are no stereotypes and where every achievement, however small, is noticed.’ In 2011, the first of Brighton College’s sister schools opened in Abu Dhabi, and now educates over 1600 pupils. It shares the honour with Brighton College Al Ain of being the Emirate’s highest-rated school, and this year is Abu Dhabi’s top-ranked school for GCSE. Every Brighton College campus has at its heart Brighton College’s aims: a love of learning for its own sake; the importance of gaining the knowledge and skills needed to be successful in this century; the value of spirituality; a nurturing of talents beyond the classroom; and the importance of respect and service to others. Brighton College Bangkok will further these core values, and has the stated aim of becoming one of the leading British curriculum schools in Asia.

Tel: +66 (2) 512-1872 Mobile: +66 (89) 009-1111

Playing golf in Thailand Back in 1924, a Scottish railway engineer by the name of O.A. Robins designed Thailand’s first golf course, Royal Hua Hin Golf Club, in a sleepy fishing village south of the nation’s capital, Bangkok. By Ian Lenton

Over the years that have gone by since then, golf has been embraced by both local Thai’s and visiting tourists and with the development of over 200 courses players can enjoy a full range of golfing experiences. With the growth of the game locally, Thailand has produced some high quality professional golfers. With names such as Prayad Marksaeng and Thongchai Jaidee featuring at the top of the Asian Professional golf tour on a regular basis. Both golfers have enjoyed success in Asia and have competed well in Europe and in the USA. Due to the warm climate of Thailand, golf can be enjoyed throughout the year. Being situated in the Tropics, Thailand’s seasons are broken down into only two, Dry Season and Wet Season. The self-explanatory names provide a good indication of what to expect in terms of weather, with the dry season giving golfers the optimum advantage to play. Contrary to what you would think, the wet

Thai Property Guide 2015-2016

season is not as bad as it sounds. While the wet season does experience monsoonal rain, these can sometimes last for short periods of time and with many courses constructed with modern drainage systems that clear laying water quickly, opportunities to play golf are on a daily basis. In the hotter months, local golfers can be seen walking courses carrying an umbrella over head. This is not an indication of impending rain, but a system to both help keep themselves cool and, as with many Asian countries, as fairer skin colour is preferred helps to keep the sun off their skin. It is recommended for all golfers to apply sun block and drink plenty of liquids before, during and after each round to remain hydrated and avoid sunburns. Unlike many western countries, all golf courses in Thailand provide female caddies for each golfer. In fact, it’s compulsory to take on a caddy for your round and is usually

quite inexpensive. The caddies go through training and lessons with some becoming quite good golfers themselves. Apart from the benefits of not having to lug your own clubs around, these knowledgeable caddies will provide you with putting lines, hole distances and give you extremely good local knowledge to help you with your game. Most caddies come from local villages surrounding the courses and like to practice their English with visiting golfers. Remember to chat politely with them and trust their tips. It is also very common practice to tip your caddie at the end of a round with some courses also providing a rating system to help give the club feedback on caddie performance. Most, if not all golf clubs in Thailand have quality hire equipment available at reasonable rates. Some courses change their rental gear yearly, providing their golfers with the most up to date equipment available.

Electric golf carts are also readily available at most courses.

ment that offers mid-range homes at very affordable prices.

Many of the more up-market resort courses offer luxury accommodation and facilities such as spa’s, sports centers and practice ranges. Most of the golf courses around the country are established in Bangkok and all the other major tourist destinations such as Chiang Mai in the north, Hua Hin and Pattaya just south of Bangkok and Phuket Island to the south of the country.

With so many golf courses having set high standards throughout Thailand in terms of quality courses, Black Mountain has established itself at the peak by adding a long list of off course facilities to allow not only a fun day golfing but allowing the whole family to enjoy themselves.

While distances may seem great, with several budget airlines travelling throughout Thailand, playing golf throughout the country is easily accessible and quite affordable with the trip from Bangkok to Phuket only just over an hour and costing only around US$100. For those golfers searching for a more permanent residence as a base to play golf, Thailand has a huge range of golf course property available for purchase. One such course is the extremely popular Black Mountain Golf Club in Hua Hin. Black Mountain has gained a solid reputation as not only Thailand’s best championship golf course, but also as a top three Asia Pacific Course. With careful planning going into the development of Black Mountain the estate offers some amazing course-side villas and condominiums as well as a new develop-

The recently opened cable water ski park will keep the kids happy on the water all

day long and the currently under construction water park with slides and fun water activities is another great days activity for the family. There’s even a sports centre with tennis, boules and mini golf and for those tired soles the luxury spa will pamper those aches and panes. General Manager of Black Mountain, Mr Harald Elisson commented, “We are very pleased with the progress of the Black Mountain Golf Club, both in terms of it’s outstanding reputation as a golf course, and the popularity of the property project. We hope to continue to contribute with the success of the game of golf in Thailand for many years to come”. For regular golfers in Thailand, memberships to clubs are readily available. Pricing varies from club to club and region to region with the popular tourist island of Phuket being the most expensive. With memberships, golfers can enjoy reduced or free green fee’s and access to the club’s facilities such as fine dining restaurants, spa rooms, practice facilities, plus other great benefits. Contact the pro shop of your preferred club for more information on memberships. Golf and Thailand seem to go hand in hand, with great weather, world-class golfing facilities and the warm smiles of the Thai people, there simply is no better place for a round of golf or two.

Thai Property Guide 2015-2016

Thai Property Guide 2015-2016 by Thai-Swedish Chamber of Commerce 34 C.P. Tower 3, 9th FloorBuilding A, Phayathai Road, Ratchathewi, Bangkok 10400 Thailand Tel.: 66 (0) 2354 5229-31 Fax: 66 (0) 2354 5232 Email: property@swecham.com Published by Thai-Swedish Chamber of Commerce Printed by Scand-Media Corp., Ltd. ISBN: 978-616-91113-1-3

Disclaimer

The material in this publication is designed to be used as a source of general reference and information and is intended to provide transparent information and offer first instance guidance on accessing the property market in Thailand to those interested. The content and any views expressed is the sole responsibility of the authors. It is not to be considered legally binding or in any way to replace any regulatory documents. Readers are advised to seek their own legal counselling in any specific case. Any use or adaptation or translation of the information from this guidebook is required to have prior permission from copyright holders. Should you be interested, please contact property@swecham.com

Thai Property Guide 2015-2016

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