This happened rather quickly.

The previous existing lovely massive chunk of trees/green space off Tappraya Road (near Tepprasit) Jomtien across from the airport bus station has been completely leveled!

While obviously an environmental tragedy there is no turning back now.

So something or lots of things will be built on that now cleared land, yeah?

But what exactly?!?

I've searched online and am getting a lot of rumors and theories, with very few clues as to the reality.

Also a lot of jokes.

If you wish, you may want to post your own theories and jokes, but what would really be useful is to hear from are from people that have some kind of inside info track about this.

 

 

 

 

 

Some things I've read so far.

 

The top two possibly more credible. Just possibly.

 

Someone reported reading an advert for land for villas there.

A real estate site mentioned a future Monorail Jomtien Station at that location.

 

Geez, I hope it's not just going to only be villas and condos! 

As far as a Monorail station, possibly but there is way too much cleared land just for that.

 

A list of theories and guesses:

 

A new hospital. Seems unlikely as there a newish Jomtien hospital at Sukhumwit.

 

A massive shopping mall. That's what I would like to see. I know that would totally change Jomtien but it's happening anyway, so buckle up.

 

A Big C Extra. Yeah maybe. Useful but not as exciting as luxury shopping mall.

 

Disneyland Thailand (not enough land)

 

A list of jokes

 

A golf course

 

An Indian Market

 

An expansion of gay Jomtien complex

 

Immigration detention center

 

Casino

 

Muslim temple

 

World's Biggest 7-11 (Pattaya already has that)

 

 

 

 

 

Once and awhile the owners who sit with land, have to clear it make sure it looks tidy, and also somehow have future plans to develop something 

 

In Thailand, land ownership entails specific maintenance and usage obligations. Failure to meet these can result in escalating tax penalties or, in extreme cases of abandonment, loss of ownership to the state or a squatter.

1. Fines and Financial Penalties

The primary mechanism to ensure land is kept "tidy" and utilized is the Land and Building Tax Act (2019).

Vacant Land Surcharge: As of 2025, vacant or unused land is taxed at a standard annual rate of 0.30% of its appraised value.

Escalating Fines: If the land remains unused for more than three consecutive years, the tax rate increases by 0.3% every three years, capped at a maximum of 3%. This serves as a "nudge" for owners to develop or farm idle plots.

Maintenance Notices: Local municipal authorities can issue orders to clean or demolish unsafe structures. Failure to comply can result in imprisonment for up to one year, a fine of up to 5,000 Baht, or both. 

2. Situations Where Land Can Be Lost

Under Thai law, you can lose property through abandonment or unauthorized occupation.

State Seizure (Section 6 of the Land Code): The government has the legal authority to revoke ownership of land left abandoned for long periods:

10 consecutive years for land with a Title Deed (Chanote).

5 consecutive years for land with a Utilization Certificate (Nor Sor 3).

Note: While this law exists, the government rarely enforces it by court order; however, it remains a valid legal threat to discourage land hoarding.

Adverse Possession (Squatter Rights): Under Section 1382 of the Civil and Commercial Code, a person can gain legal ownership of your land if they occupy it:

Peacefully and openly for a continuous period of 10 years.

With the intention to be the owner.

Once these conditions are met, the squatter can petition the court to transfer the title to their name without compensating you. 

Recommended Preventive Actions

To protect your property in Thailand, experts recommend:

Fencing: Simply putting up a fence is the most effective way to prevent adverse possession.

Regular Inspections: Visit the land at least once a year to ensure no one is living there or utilizing it without permission.

Paying Taxes: Ensure you pay the annual Land and Building Tax by April each year to demonstrate "utilization" and active ownership.

Minimal Development: Even basic agricultural use (like planting trees) can lower your tax bracket from "vacant" (0.3%) to "agricultural" (as low as 0.01%). 

I hope it doesn't just sit.

Losing all that green space was really bad.

Having an ugly brown empty lot sitting for years is even worse.

On the other hand, maybe better than just new condos.

Think we can safely rule out:

 

A park

Anything life-giving

Anything not concrete

Anything sensible

 

An well-designed mall might be the most desirable of the likely options .  Are large malls still being built in the age of Lazada & Shopee?

1 hour ago, Jingthing said:

The previous existing lovely massive chunk of trees/green space

you mean the wasteland where some homeless people lived?

Banana trees, i saw them planting them yesterday

I didn't think that land would be used for a shopping center or Hospital, Shopping centre, hospital would be built closer to the Sukhumvit. 

 

That's prime real estate, nice hillside, overlooking the beach. 

 

I reckon whoever owns that chunk of property has a few supercars parked up in the garage. 

 

Maybe View Talay 235. 

2 hours ago, scubascuba3 said:

Banana trees, i saw them planting them yesterday

Tax saving "banana farm" 😁

You see them about everywhere.

4 hours ago, Jingthing said:

I hope it doesn't just sit.

Losing all that green space was really bad.

Having an ugly brown empty lot sitting for years is even worse.

On the other hand, maybe better than just new condos.

Waiting for the next monsoon. World's largest mud wrestling arena, with the overflow heading for the beach.🙃🙃

5 hours ago, Jingthing said:

World's Biggest 7-11

I've been there and didn't realize that was the largest one in the world. 

21 minutes ago, KhunBENQ said:

Tax saving "banana farm" 😁

You see them about everywhere.

 

Yeah, tax saving. We have a load near us too.

 

There's going to be a glut of bananas. I really like Thai bananas but there's a limit to how many I can eat before I start swinging from the trees making "ook, ook" noises.

 

One fairly large plot of freshly planted bananas was promptly ripped out and a furniture warehouse / factory grew nearly as fast as the bananas.

 

An empty condo for Russians and Chinese to buy to hide their wealth from home country

Well, if they are planting banana trees that does support the theory that they won't be building anything on that land anytime soon. Beyond that if they just leave it bare, yeah that would be a big mess when it rains. But that location is so prime that it's hard to believe it will just sit there like that indefinitely. 

Can anyone share any "insider" info related to the banana tree theory and what it means to this SPECIFIC area of land? I get the point about it being a common thing in general. But I don't think anyone has said yet that they really know anything definitely about the specific location in question.

I've been in the area for 20 years and never seen them clear the land so completely. So i think they must have some plans for the near future. Must be one of the most valuable plots in Jomtien so it must be something high end.

Jomtien Airport ?

6 minutes ago, henryford1958 said:

I've been in the area for 20 years and never seen them clear the land so completely. So i think they must have some plans for the near future. Must be one of the most valuable plots in Jomtien so it must be something high end.

Agreed. Very prime. Not a place for bananas.

Well as I said I did see a real estate company web page that talked about that location as being the future main Jomtien MONORAIL station. But I'm not aware if that project has been officially approved and funded yet (or if it ever will be) but the location does make sense for that. If true it would make sense for there to be a major shopping mall (destination) adjacent to the station. 

7 minutes ago, henryford1958 said:

I've been in the area for 20 years and never seen them clear the land so completely

I'm the same, that area has never been cleared that I can remember. 

 

1 minute ago, Jim Blue said:

Jomtien Airport ?

Far fetched.

2 minutes ago, Jingthing said:

Far fetched.

Not as far fetched as an expansion of Jomtien Gay Complex! !

A mega data centre?

21 minutes ago, Jingthing said:

But that location is so prime that it's hard to believe it will just sit there like that indefinitely. 

You underestimate the forward planning and considerable obstacles of putting a large development into place that includes a land sale for an eye-watering sum. I have seen very expensive land in downtown Bangkok just sit and wait for years for all the ducks to be aligned.

 

Remember there may well be those opposing the development they do not want and will not allow.

 

It can take decades.

4 hours ago, scubascuba3 said:

Banana trees, i saw them planting them yesterday

 

Tax dodge then. Thought it might be. They're all at it since the revenue laws were rejigged a few years back, see @Hummin's post earlier.

 

I'm in Udon and the amount of ad hoc banana "plantations" that have sprung up everywhere from small inner-city plots to larger suburban "jungles" has notably increased. However, looking at the state of some of the earlier efforts, now overgrown and largely untended, one can guess tax law enforcement may be the same as it is for pretty much everything else here.

JCG (Jomtien Cricket Ground) to hold GAS (Geriatric Ashes Series).

6 minutes ago, Jim Blue said:

Not as far fetched as an expansion of Jomtien Gay Complex! !

That was categorized as a joke.

3 minutes ago, NanLaew said:

 

Tax dodge then. Thought it might be. They're all at it since the revenue laws were rejigged a few years back, see @Hummin's post earlier.

 

I'm in Udon and the amount of ad hoc banana "plantations" that have sprung up everywhere from small inner-city plots to larger suburban "jungles" has notably increased. However, looking at the state of some of the earlier efforts, now overgrown and largely untended, one can guess tax law enforcement may be the same as it is for pretty much everything else here.

The location is just too incredibly prime to be a very long term tax dodge.

But certainly we don't know yet if there will be any development there next year or next decade.

7 hours ago, Jingthing said:

This happened rather quickly.

 

 

Yep, at least a week ago.

1 minute ago, TaaSaparot said:

 

Yep, at least a week ago.

Pineapples and bananas make a lovely tropical fruit salad.

Who cares?  Does it belong to you?

 

The owners can develop the land as they please....legally of course.