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Eastcoast
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Posts posted by Eastcoast
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Naam, as you are based in Pattaya can you recommend people to check out my property regarding lightning protection? I'm also in Pattaya. Pretty sure that the house electrical system is fine but after the lightning last week I would like an opinion by experienced people on if I need improvements.
David
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Try index on Sukhumvit Highway. At the back they have a wall paper section.
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Can anyone suggest where to get the following in Pattaya:
1. Good quality window signage/sticker to advertise the company logo in the office. Preferably need a designer as well for other marketing materials
2. Good quality looking fake plants for the office
Many thanks in advance..
We use Charlie Warner from Silver Mover for much of the stuff mentioned above. Think he could do all except the fake plants. His office is on Soi Pattaya Park on Pratumnak Hill. Has also done our websites for over 10 years. PM me if you need his number.
David
East Coast
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Town in Town shop closed and moved to the Sukhumvit location as far as I'm aware. No idea about the Third Rd place??
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Been involved with real estate for 12 years in Pattaya and never seen anyone lose a house because of company ownership.
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There were all types of options and choices of clowns/magicians. Think the guy we got stayed around an hour and did a great show involving all children. Not sure but think it was around 2,000 Baht (could be way of the mark here as wife sorted it out). You can get cheaper or more expensive depending on the show and how long you want them for.
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Try the party shop on Sukhumvit Highway. Their office is in the same complex as the Paattaya Trader office just after Central Pattaya junction on the City side. We hired a clown from there last year and was a great success at the party. Have a great B'Day to the wee one.....
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I use Microsoft Entourage for my emails with multiple accounts on my Mac. Works really well. I use a Khun Kilen for all our networking, Mac and PC issues. I will send you a PM with his contact numbers. Real nice guy and used him for 12 years now.
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Think I have a bit more faith in the Thai people than you give them credit for. If they did as you suggest could happen, do you not think this would not cause a few problems? Both Internationally and within Thailand….. I'm pretty sure that even in the less well off/educated areas they still value the assistance foreigners have been to their communities. Within the business community they for sure value foreign investment etc… Remember using your scenario, 1,000's of foreigners would be in jail; they would have lost their assets and businesses. Who would come to Thailand for holiday, retirement, business etc knowing what had taken place to all foreigners just for being a director within a Thai registered nominee company, holding property as an asset. Do you not think this would affect the Thai economy in an extreme way?
With the best will in the world I don't think even you can say the Thais would want to be another Zimbabwe. For sure I don't think this would be a "vote" winner for any Thai. Please explain why you think it would?
Eastcoast , As of last year the Government of the day had drafted a new FBA act ,which has been discussed on Thaivisa ,and this government was very specific on Nominees and part of the act was also to increase punishment for abuse , as well as wanting the Thais to have managing control in companies
These events are not even a year old , yes it did not go through, but they were pretty Gung-Ho about it, so i am not scare mongering ,but under Thai Law they can do what i said ,would they do it? i think not , can they do it ?,i think if they wanted, going forward they can enforce the FBA and ask foreigners to have Thai partners and if not enforce penalites ,this is what the last government wanted to do
So maybe not a Zimbabwe situation , but the chances of a Governement giving you 12 months to have a Real thai partner for Thai company that owns your home, for sure can happen,
And i stand by my comments ,under a Nationlistic Governenment, enforcement of the FBA is a real possibility , it was about to happen, you say nothing happened in 10 years , agreed ,but as a real Estate agent would you recomend company route for land purchase ?
Thank you for your response Mr. Ray08. Much more realistic as I feel as Loupaimod, the fist one was a bit over the top. Sure things can change but I cannot ever see anyone going to jail or actually losing any property. I think worst case as you said would be people would have time to rectify the ownership method to something that is in line with government policy. Regarding recommending company ownership or not. I show properties. We advise people on the different ownership options and they decide what ever way is suitable to them. I am not a lawyer and we always advise potential purchasers of homes/land to get an independent lawyer to check over all paperwork etc before they purchase. Unlike many real estate companies in town we are not a one-stop shop. We list, show and hopefully sell or rent properties, nothing more nothing less. We have no affiliation with any lawyers office at all.
My own house is owned under my Thai wife's name. Were I not married, I would feel more comfortable owning in a Thai company name than any other options as still gives me freedom to sell on a freehold title deed at my convenience.
David
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Think I have a bit more faith in the Thai people than you give them credit for. If they did as you suggest could happen, do you not think this would not cause a few problems? Both Internationally and within Thailand….. I’m pretty sure that even in the less well off/educated areas they still value the assistance foreigners have been to their communities. Within the business community they for sure value foreign investment etc… Remember using your scenario, 1,000’s of foreigners would be in jail; they would have lost their assets and businesses. Who would come to Thailand for holiday, retirement, business etc knowing what had taken place to all foreigners just for being a director within a Thai registered nominee company, holding property as an asset. Do you not think this would affect the Thai economy in an extreme way?
With the best will in the world I don’t think even you can say the Thais would want to be another Zimbabwe. For sure I don’t think this would be a “vote” winner for any Thai. Please explain why you think it would?
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Guys, those gated communities have big problems...burglary (how comes?) and people keeping rotweiler dogs that can (and do) kill your own and only child.
An amalgamation of bar girls and undesirable farangs, open for anyone to have a go...
Not a family athosphere.
You paint a bleak picture, but have a point. I was going to buy something in Pattaya a couple of years ago but didn't because every time I went down there I found that I wanted to return to Bangkok after a couple of days, for once I made a good investment decision. I like Pattaya for a couple of days, but then the cracks start to appear, mainly the amount of nutters roaming about. Anyway I don't mean to turn this discussion into the merits or otherwise of Pattaya as that has been discussed to death in other threads.
I feel sorry for guys who are desperate to sell now, it's really bad. Consider for a minute the worst case scenario that there is almost no demand for houses there now because foreigners have learned their lesson (about the Company route to ownership) from the scare a couple of years ago, and Thai's are not interested in buying a house on most of these estates in Pattaya. So who is the buyer these days. I guess only bargain hunters. I imagine estate agents like eastcoast want to scream at sellers who have high expectations of a quick sale at a high price.
Rather scream at the people in power that won't clarify one way or the other whether company ownership is 100% secure. I have been in the business over 10 years and have NEVER seen anyone lose a property through this ownership method. It does give more flexibility than other methods. We need to get rid of the grey areas in this business. Even if they say stop all companies with foreign directors owning land at least then we will know that leasehold or usufruct etc are the options. Too much doubt in anything is never good. Straight answers are all the industry needs.... property prices sort themselves out in the end.
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La Royale has been delayed for various different reasons but most out with the control of the developer. Not really unusual for Thailand. Funny thing is the first unit was transferred to a purchaser today at Sattahip land office. Hopefully over the coming weeks/months most of the main building will be transferred. The beach front apartments should be finished and ready to transfer next year.
We were the sole agents for the development and sold over 85% of the tower (1,500,000,000 Bahts worth of units). It is one of the only buildings I have bought in and intend to keep as a long term investment. With the price rises in construction, already these units look incredibly cheap. Where else can you get direct beach front units from around 70,000 Baht per sq.m+ in a new, high tech building. Look at the prices of other new buildings that aren't even on the beach!!
Not sure what WCR is trying to insinuate or even if it is La Royale he is talking about?? Maybe you could be more specific......
Regards,
David
East Coast Real Estate
David you must have bought right at the beginning of the project. The price now is around 115,000 baht m2 for a new sale.
Faranglandoz
Told you they were a good investment!!
We still have a few units at close to original day prices on the re-sales. At these prices they are one of the few higher end units that can still justify a rental return.... Getting very difficult to find such apartments now. Also buying in at prices others cannot hope to even build for is always a good feeling. If you have any serious interest just send me a pm or directly to <snip>By the way the paint job is being re-done as we speak. Hopefully not such a "pig ugly" building soon. At least the internals are pretty nice and great island views.
David
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My name is David Gray from East Coast Real Estate in Pattaya. We have just launched a new website at www.thaiproperty.net. Hopefully it is a medium that will be used by both agencies and private individuals to sell or rent their properties. The site is absolutely free for all listings outside of the Pattaya area which we cover. We would love to get some feedback from you guys as to how easy it is to enter properties, register as members, find properties, speed of download etc. All constructive criticism is appreciated.
Many thanks,
David
Who did you nick this idea from... A certain Australian!
Constructive enough for you?
No actually it was just a moment of boredom and too much time to look around the worlds best websites. Took bits and pieces from all over the place. Think it actually works well.... don't you? It was done to promote my company not hurt anyone else. Hopefully others will benefit as well.
Regards,
David
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Website doesn't work for me either? Did go to the event last year though and bought a lot of stuff at reduced rates. Some pretty good quality toys, clothes etc that we couldn't find in Pattaya. Actually a fun day out with the family.
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Think it's faranglandoz that jumped the gun there. Many thanks for the clarification.
At least it gave me a legitimate way to promote La Roylale in a round about way!!
Thanks,
David
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La Royale has been delayed for various different reasons but most out with the control of the developer. Not really unusual for Thailand. Funny thing is the first unit was transferred to a purchaser today at Sattahip land office. Hopefully over the coming weeks/months most of the main building will be transferred. The beach front apartments should be finished and ready to transfer next year.
We were the sole agents for the development and sold over 85% of the tower (1,500,000,000 Bahts worth of units). It is one of the only buildings I have bought in and intend to keep as a long term investment. With the price rises in construction, already these units look incredibly cheap. Where else can you get direct beach front units from around 70,000 Baht per sq.m+ in a new, high tech building. Look at the prices of other new buildings that aren't even on the beach!!
Not sure what WCR is trying to insinuate or even if it is La Royale he is talking about?? Maybe you could be more specific......
Regards,
David
East Coast Real Estate
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We also got our dog from a breeder in Bang Na. Great dog although be warned that during her first year when bored she would chew anything in sight!! Lost the front of a Honda Jazz one night...... As soon as she turned 1 no more chewing issues. Great family dog during the day and great guard dog during the night.
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We have sold over 40 apartments in the Sanctuary over the last 6 months. We think it's a great development as do our clients. The foreign ownership quota is getting close to being sold out so if you need to purchase in the 49% you may need to decide soon. Other than that, re-sales have started to happen. We have 3 different units for re-sale at quite a bit under developer price. The benefit of being a day one purchaser means they can now sell at lower prices than the developer..... If of interest please feel free to pm me. I think they are all 60 sq.m units but will check when I get back into the office in a couple of days. Wouldn't worry about re-selling at a loss in this complex. Although we do not advertise this project and it's meant to be sole listed to Harrissons we have found it incredibly easy to sell. I don't see that changing any time soon. Remember location, location, location.... never goes wrong.
David
Care to comment on the 51% allocated to Thai ownership ?
The whole location thing and all.
We have not sold any units under the Thai ownership quota. The developer has though. From what I'm told almost 20% of the Thai ownership has been sold? This is quite good at this stage of construction. Most Thais, unlike foreigners, are very reluctant to buy at the very early stages of new build properties. We have found over the years that most Thais will buy once the main structure is up and the finishes are being completed.
I think this is a good location as it is direct beach front. The road leading into the site is not one of the best but is improving with nice restaurants and hotels opening up in the last few years. One of the main factors in selling the units here was the peacefulness of the location. It is basically a dead end road and traffic noise etc is very low although it is still located very close to the City. All properties in close proximity are also quiet/residential..... Big factors now with many locations getting very commercialised.
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Perhaps a link to a site that describes a farang's ability to purchase a condo or land. Despite many threads, some farangs just do not get it. Too, unfortuantely, your site has a uncanny naming resemblance to another farang's real estate site, and he is a huckster.
If you look in the information tab on any page you will find info on various subjects including how to purchase property. Please check it out and see if you think more info is needed? Also, if you think of specific links to better info this would be appreciated. We tried to keep our info easy to read but also relevant. Link here but much more on the site that can be helpful in the information section. www.thaiproperty.net/Information-FAQs.
My other website is www.thaiproperty.com, very similar!!! I hope I am not the "huckster"????
Regards,
David
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I think if people listed like http://www.thaiproperty.net/SC950 they would have a much better chance of getting interest.
David: Another nit to tweak. In the SC950 listing, there is a font-size change on the right side as you scroll down, starting with "Guest Bathroom."
I only point that out because otherwise, it's a very sleek, attractive and functional site.
The text on that particular listing was entered by the home owner directly. I can edit it but must admit that should I press the wrong key and make a mistake (delete) the property owner may get rather annoyed. Good spot though. Glad to see that people are actually taking the time to really study the different properties. Will advise the poster and let them change font size if they wish.
Out of interest I see your listing at http://www.thaiproperty.net/SC945 has had over 70 full page views on the site. Sorry to say though that no contact has been made by any prospective purchasers as yet. Hopefully that will change in the near future.
Many thanks,
David
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I have used them personally and have had many clients use their services over the last 10 years. We have never had any issue with them at all. They are slightly more expensive than many of the Pattaya lawyers but I think for peace of mind they are great value for money. I always like it when a prospective purchaser or seller is using them as I know the real estate transaction will be headache free...
David
East Coast Real Estate
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Eastcoast, thanks for your contributions. We are reassured by your comments about The Sanctuary. It meets many of our criteria. Its in our latest top five locations. Very quiet. Accessible. Interior and exterior design suit us. Stunning sea views. Sea breezes. You can actually hear the waves breaking on the beach. Try that at Northshore or VT6/7. A 30 minute beach path walk to Pattaya Beach Road (once the Dusit Thani repair the walkway round their property).
Its unique location seems to offer at least the chance of re-selling later if necessary without too long a wait. With a bit of luck without losing too much cash either (we will regard it as rent paid). I am assuming that the astonishing number of new build condos underway all over the area cannot compete with its special absolute beachfront location and saleability.
We have sold over 40 apartments in the Sanctuary over the last 6 months. We think it's a great development as do our clients. The foreign ownership quota is getting close to being sold out so if you need to purchase in the 49% you may need to decide soon. Other than that, re-sales have started to happen. We have 3 different units for re-sale at quite a bit under developer price. The benefit of being a day one purchaser means they can now sell at lower prices than the developer..... If of interest please feel free to pm me. I think they are all 60 sq.m units but will check when I get back into the office in a couple of days. Wouldn't worry about re-selling at a loss in this complex. Although we do not advertise this project and it's meant to be sole listed to Harrissons we have found it incredibly easy to sell. I don't see that changing any time soon. Remember location, location, location.... never goes wrong.
David
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Sure sales would be better but it is just not viable. Real Estate is a business. People need to make money to carry on purchasing. Problem is people have been used to large, quick returns and that cannot last forever. Now is a time for realistic pricing or holding property until things get better.
Again, nice properties with special features and prices that match the location will always sell. In the last year we have been heavily involved with various projects such as Sanctuary Wongamat, Ban Balina, Grand Garden Home, La Royale, Suan Suwarn etc. These have been successful in foreign and Thai sales whilst others have failed totally.
In fact the last 5 sales we have done at Suan Suwarn have been to Thai nationals. People have said that they are too cheap and the developer may have financial issues. Fact is he has less than 5% still to sell at say an average of 30,000+ per sq.m. Other developers are saying they are succesful when they have sold 40% at 50,000 per sq.m. Who is the clever one? Sell everything in less than 1 year or wait 2 years to sell your 50% at higher rates.... and then get stuck with units that may never sell. Best thing is original purchasers are making profit re-selling even in these difficult times.
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I have been in real estate here for around 10 years. The market in general is struggling at the moment and due to many differnet factors. I would think that we probably have at least 5 times as many properties on our books as 5 years ago. Sad thing is we only have the same amount of purchasers as 5 years ago!! Properties are selling for sure but since there are so many available it doesn't seem like it.
I received the email below today from an unhappy client of ours;
"After 8 weeks without any contact from you agency for my house, I prefer you remove it from your website.
I thank you. Regards."
This is becoming a common problem. People are blaming the agents but I feel strongly that there is only so much we can do. I understand the frustrations of the home owners but please also understand our frustrations also. This particular guy was advertised on both www.thaiproperty.com and www.thaiproperty.net. He was meant to be in our next brochure and was a fresh listing in the minds of our sales team. The fact that we have been unable to find a purchaser or even show it in an 8 week period is sadly not unusual now. This is the most embarrassing period I have been through in my real estate history here. I do feel that things will improve, especially in the existing home/condo market as construction costs continue to rise so please be patient with all the agencies out there.
When I first came to Pattaya over 10 years ago there was only 4 villages we could promote in the whole of the east side. The main village in Pattaya was Suksabai Villa!! Changed days.....
If you are selling or trying to find a tenant list with as many agencies as possible and also market yourselves. There are people out there to buy as long as your property offers value for money. This is a numbers game so do not cut out any options, especially as it costs nothing to list and only if an agent is successful will you have to pay a fee.
We still have a few units at close to original day prices on the re-sales. At these prices they are one of the few higher end units that can still justify a rental return.... Getting very difficult to find such apartments now. Also buying in at prices others cannot hope to even build for is always a good feeling. If you have any serious interest just send me a pm or directly to <snip>
Lightning Strike.
in DIY Forum
Posted
4 strikes in 2 years?? Think you need to move, not get lightning rods!!! Thought lightning never strikes twice...... I've lived here for 12 years and never had any strikes on any of my homes. Do you think that the pole for the sat-dishes actually attracted lightning? I don't have any pole as the satellite dish is on a low roof. If I install lightning rods etc maybe it would make my house a target!! My house is over 11m high at the peak of the roof. Would the lightning rod need to be higher? Worried if I put up rods etc then I may be zapped instead of being bypassed. As my house is right at the highest point on Pratumnak Hill I may be a sitting duck.
Appreciate the offer to tour Villa Naam and check your system. May send you a PM but will make sure it's a sunny day with no cloud cover!!!
Many thanks,
David