BANGKOK BANGKOK BANGKOK
EXPATRIATE RESIDENTIAL EXPATRIATE RESIDENTIAL
RENTAL PROPERTY RENTAL PROPERTY
Area
Public Transport
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: Local Area International Schools
Sukhumvit, 3 km east of the old city center, area houses most of the diplomatic community In addition to many affluent Thais and expats living in the lanes (or “soi”) Soi 1-63 is the primary neighborhood for expatriate living. This area is popular with families and couples.
Skytrain (BTS) and Subway (MRT) connect with city center in 10-20 minutes, departing every 3-5 minutes. The BTS runs along Sukhumvit Road to Siam Square. Sukhumvit station end at Barrings station (Sukhumvit 107) and ends at Mo Chit station while the MRT originates from the central railway station ( Hua Lam Pong) running along Rama IV Road to Asoke and continue to Mochit Station Passengers may transfer between the BTS and MRT at Saladaeng Station (Rama IV Road) and Asoke Station (Sukhumvit Road) Buses connect with the city center in 20-30 minutes. The equivalent car journey can take anywhere between 20-60 minutes, depending on traffic.
American School of Bangkok, Sukhumvit campus, enrolls children from ages 2 www.asb.ac.th
St Andrews International School, Sukhumvit 71 Accrediatation ;IB, cfB, University of Cambridge International and Edexcel Examination Centre, ISAT www.standrews.ac.th
The New International School of Thailand (NIST) opened in August 1992 and is very centrally located. It offers an international curriculum to children between the ages of 3 and 19.www.nist.ac.th
Bangkok Patana School (BPS) is the largest international school in Bangkok with an enrollment of 1800 students. BPS offers a British system education for children between the ages of 2 and 18. www.patana.ac.th
Harrow International School is the first international school under Harrow UK Boarding facilities available Age range is 3 to 18 years old www harrowschool ac th
The International School Bangkok (ISB) is college preparatory school located in the suburban area of Nichada Thani, about 15 km from the city center The curriculum is U S based for children between the ages of 5 and 18 www isb ac th
The Ruamrudee International School (RIS) is affiliated with the Catholic Church but students need not be Catholic to attend. RIS offers a U.S. based curriculum to children between the ages of 4 and 20 www rism ac th
Housing types
All types: apartments, condominiums, houses (with garage, some with swimming pool) Also in the Sukhumvit area are a few expatriate compounds with (luxury) housing, facilities and security. Expatriate housing is generally of excellent quality.
The majority of houses are offered unfurnished. One may reasonably expect unfurnished homes to be offered with curtains and carpets (often parquet-flooring is prevalent) and fully-equipped kitchens. Some may be offered partially furnished which would include the above plus possibly a bed and a sofa
SUKHUMVIT
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Sizes pertain to accommodation in all areas surveyed
Houses
For this market segment, there is no significant price differential between furnished and unfurnished accommodations.
Rents are payable monthly and in some cases, quarterly, in advance
APARTMENTS/CONDOMINIUMS
HOUSES
Prices Availability : : : 1 bedrooms 2 bedrooms 3 bedrooms 4 bedrooms 40-90 SQM 120-200 SQM 150-350 SQM 250-600 SQM120-150 SQM 150-250 SQM 350-500 SQM Low Medium High 2 bedrooms B 35,000 B 60,000 B 120,000 3 bedrooms B 50,000 B 90,000 B 150,000 4 bedrooms B 120,000 B 160,000 B 250,000 Penthouse 500 -1,200 sqm Range from B 200,000- 400,000
Housing Sizes Housing
Low Medium High 2 bedrooms N/A B 60,000 B 80,000 3 bedrooms B 80,000 B 120,000 B 160,000 4 bedrooms B 140,000 B 180,000 B 300,000
Sporadic. Asking prices are generally open to negotiation in the order of 5-10%, depending upon the terms of payment agreed Apartments
Schools
SATHORN SILOM
Sathorn and Silom, located 3-5 km from the old city center. Popular among families and couple. In addition, Lumpini Park is located near Sathorn and Langsuan area
Skytrain (BTS) connects with city center in 10 minutes The BTS departs every 3-5 minutes and runs from Siam Square to Silom/Sathorn and ends at Taksin bridge. Buses connect with city center in 30-60 minutes The equivalent car is journey 20-30 minutes MRT (subway) connect to some city center area and mainly connect to inner suburban area
Lycee Francais de Bangkok, which is recognized by the French Ministry of Education and caters to children ages 2.5 to 18 years old, is situated at Rama 9 area. www.lfib.ac.th
Shrewsbury International School, A British learning tradition in Thailand. It located in a spectacular riverside location The school has made an immediate and very positive impact on the educational scene in Bangkok Closely linked with its 450 years old partner in the UK, The new school, opened in September 2003
www.shrewsbury.ac.th
St Andrews International School (Sathorn) The school has a diverse student community of many different nationalities which is carefully considered incorporated into all aspects of school life.www.standrews-schools.com
Apartments and condominiums (with garage, some with swimming pool) and freestanding houses Houses in this area are limited in availability and tend to be older in age. Also townhouses are available in an expatriate compound, with various facilities and security.
APARTMENTS/CONDOMINIUMS
HOUSES
Sporadic Asking prices are generally open to negotiation in the order of 5-10%, depending upon the terms of payment agreed.
Availability
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Housing Prices Housing types Public transport
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Area :
Low Medium High 2 bedrooms B 30,000 B 50,000 B 70,000 3 bedrooms B 70,000 B 90,000 B 140,000 4 bedrooms B 120,000 B 150,000 B 220,000 Low Medium High 2 bedrooms N/A B 75,000 B 100,000 3 bedrooms B 100,000 B 150,000 B 170,000 4 bedrooms B 180,000 B 200,000 B 300,000
LANG SUAN / PLOENCHIT
Area :
Public Transport
Schools
Housing Types
Housing Prices
Availability
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Lang Suan and Ploenchit, located 2-3 km from the old city center
One of the more One of the more popular areas with expatriates, located close to the U.S. Embassy.
Skytrain (BTS) connects with city center in 10 minutes. The BTS runs from Sukhumvit to Siam Square, via Ploenchit station Buses connect with city center in 45 minutes The equivalent car journey is 20-30 minutes.
Same options as the Sukhumvit area previously listed
Apartments (with garage, some with pool) and free-standing houses Also townhouses are available in an expatriate compound.
APARTMENTS/CONDOMINIUMS
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HOUSES
Asking prices are open to negotiation up to a maximum of 5-10% depending upon the terms of payment Rarely to find house in this area Most of the properties are apartment, condominium, hotel and serviced apartment
Low Medium High
bedrooms B
B
B 120,000
bedrooms B 100,000 B
B 180,000
bedrooms B 150,000 B 180,000 B 220,000
2
60,000
80,000
3
150,000
4
Low Medium High 2 bedrooms N/A N/A N/A 3 bedrooms B 120,000 B 160,000 B 200,000 4 bedrooms N/A N/A B 250,000
Area
Public Transport Schools
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Commuting time from this area to downtown Bangkok via Bangkok expressway is approximately 45 minutes – 1.15 hours depend on the traffic.
Housing
Prices
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The International School Bangkok (ISB) is the biggest international school for American curriculum in Thailand. The school located in the suburban area of Nichada Thani, about 17 km from the city center The curriculum is U S based for children between the ages of 5 and 18. www.isb.ac.th
Low Medium High 2 bedrooms B 40,000 B 55,000 N/A 3 bedrooms B 65,000 B 90,000 B 120,000 4 bedrooms B 110,000 B 150,000 B 200,000
HOUSES
Low Medium High 2 bedrooms N/A N/A N/A 3 bedrooms B 80,000 B 100,000 B 120,000 4 bedrooms B 120,000 B 160,000 B 250 - 300,000
Nichada Thani is a relatively residential area that is developing rapidly and is located near Changwattana Road. This is the biggest Expat community in Thailand. Nichada Thani is recognized as an environmentally friendly residential community that encompasses The International School Bangkok (ISB) The American curriculum Housing types range from 3-4 bedrooms apartments/condominiums to large freestanding houses 4-5 bedrooms suitable for corporate directors. Nichada Thani has completed several housing projects. Nevertheless, they are constantly working on new projects Expatriates with children often prefer to live in Nichada Thani or surrounding areas so that their children can commute to school easily and safely : : NICHADA THANI
Harrow International School is the first international school under Harrow UK. Age range is 3 to 18 years old www harrowschool ac th
APARTMENTS/CONDOMINIUMS
Bangna Trad area. Area
Srinakarin Road, Mooban Panya, Mooban Laddawan, Lakeside Villa1, 2 , Mooban Nunthawan, Mooban Narasiri, Prukpirom Village are located near the Bangna Trad area. The commute time from here to Bangna Trad is approximately 15-30 minutes depending on location of the property. The commute to down town area via Bangna Expressway would take around 20 – 60 minutes.depend on the traffic and the location of the above village. Both apartments and houses are located in compounds with gate community This area is closed to Suvannaphum airport and British curriculum school
Public Transport Schools
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Trips from this area to downtown via Bangkok Expressway is approximately 20-60 minutes The evening traffic is normally poor prior to entering the Bangkok Expressway The BTS runs along Siam Square Sukhumvit road through Barring Station (Sukhumvit 107)
Bankok Patana School (BPS) is the largest international school in Bangkok for British curriculum with an enrollment of 2,000 students. BPS offers a British system education for children between the ages of 2 and 18. www.pattana.ac.th
The American School of Bangkok (ASB) has a Bangna campus that includes a dormitory for children age 6 and over www asb ac th
St Andrews International School Bangkok three campuses in the Bangkok Area and a regional campus at Rayong Also has a Special Education needs support centre to provide educationally gifted or challenged children with extra support www standrewsschool.com
Housing Prices :
Primarily consists of houses in compounds
: : : BANGNA
Low Medium High 2 bedrooms B 25,000 B 40,000 B 60,000 3 bedrooms B 60,000 B 80,000 B 100,000 4 bedrooms B 90,000 B 120,000 B 140,000 :
Low Medium High 2 bedrooms N/A N/A N/A 3 bedrooms B 70,000 B 100,000 B 140,000 4 bedrooms B 120,000 B 180,000 B 300,000
APARTMENTS/CONDOMINIUMS
HOUSES
GENERAL PROVISIONS
CHARGES & UTILITIES : All utilities expenses (water, electricity, telephone bills, cable TV and Internet) will be excluded in the rental prices quoted for either apartments, condominiums, or houses Only serviced apartments include water and or electricity bills in the rent
Additional (service) charges “Common area fee” for house or condominiums average out at around B 8,000–30,000 per year (B 45-80 per sqm depend on the management team expenses), It will depend largely on the location and the size of plot These charges will usually be responsible by the landlord, but this must be clarified prior to renting the property. These will cover facilities such as security, sewage, communal. cleaning, lighting and heating, lifts, refuse collection, vermin/pest control, garage space, gardening and concierge Garage space is not normally charged separately
An upper-limit estimate for the electricity bill of a well-insulated
3 bedrooms house /apartment is: B 10,000– 20,000 per month depend on usage
4 bedrooms house / apartment is B 15,000-30,000 per month depend on usage
To purchase a package of 2 sofas and 2 armchairs, 1 double bed and 1 double wardrobe, 1 table and 4 chairs would cost approximately B 200,000 ++ depending on quality Rental of furniture can be rented with limited choices of rental company Most expatriates tend to bring or purchase their own cooking utensils, crockery, bed linens, towels, and larger items of furniture locally. Western style furniture can be bought at stores in the Maboonklong Centre, Index living mall, IIKEA, Emporium or Central Department store and many furniture shop in downtown area. Air conditioning is required, and is normally provided in expatriate accommodation.
GENERAL PROVISIONS
LEASES & BROKERS : Rental Apartment or Condominium. A lease for a minimum period of one year (with options to renew) is the standard lease requirement. It takes approximately 1-2 weeks to secure suitable executive style accommodation. Some Landlords do not prefer company lease due to tax purpose.
Rental House Minimum period 2 years lease is required to rent house Most of landlords prefer personal lease only.
If the tenant signs the lease under “company name”, Tenant must pay V A T and/or withholding tax Most of the landlord will split lease into 3-4 lease due to tax/vat purpose but total amount will be the same as agreed.
Diplomatic clause or "break" clauses are known and can be negotiated into the lease. Most of landlord will provide diplomatic clause for 2 years lease renewal
Landlords are generally averse to the idea of allowing pets in their homes but this is open to negotiation Whether or not the property is furnished will not influence their decision.
For both furnished and unfurnished accommodation, the typical security deposit required will be the equivalent of 2-3 months' rent Real estate agents do not work with either central or multiple listings.
Landlords will carry out any necessary refurbishment work prior to occupancy by the new tenant
Serviced Apartment
It is possible to rent accommodation for a period of less than 12 months in the form of fully furnished serviced apartments. These are many serviced apartment in Sukhumvit, Sathorn, Langsuan and Silom areas. There are of good services and excellent quality. The rental fee between B 70,000–250,000 per month for 1 - 3 bedrooms with size 60 – 180 sqm and depend on the location. They often include such facilities as cable TV, internet personal safe, air conditioning, dining, sitting room and study areas, refrigerators, daily maid service and washer , dryer, dish washer, oven , stove , fax connections Some serviced apartment will offer to include utilities bill some exclude
Examples of such apartments are : President Park, Oakwood Residence, Emporium suites, Somerset LakePoint, Ascot Sathorn, Centre Point services apartments which have several location. Fraser serviced apartment Chatrium Suites and Marriott serviced apartment
