Land Lease Price Naiharn

[MaryWorth]

What are the current prices for leasing land in Nai Harn / Rawai, does anyone know? 

This is for a 3-5 year inital contract, with annual lease payments, and the land is on a good concrete soi (no dirt, no gravel), 90 meters off the main road. Electricity is there, water also provided by owner, centrally located near many shops. 

The owner asks about 1500 Baht per Ngaan (400 sqm) per month, 18,000 Baht per year. 

(The equivalent per Rai would be 6000 Baht per Rai per month, 72,000 Baht per year. 

Is that a reasonable price for the area? 

[steelepulse]

I've never really heard about "leasing" land for 3-5 years in the area.  Did you plan on farming on the land, or building a house? If you're going to build anything decent, I'd want a longer lease than 3-5 years.  What title is the land and what can you do with it?

[MaryWorth]

I am looking to build a very cheap but very custom house, and also want to have a very big garden to grow own fruit/veg, playground for kids, as an alternative to renting a house as I do now,

in the long term (even over 5 years) it would be cheaper.

The owner doesn't want to do a contract for more than 5 years though, first they offered only 3. They said they would of course renew the lease after, that I should not be worried, but I am aware that word alone is no guarantee.

I guess if I would try to find land with a 30 year lease, then a full payment for the entire time would be expected in advance, this does not suit me and I also want to stay flexible, so I don't want to pay more than a year in advance in case I decide to leave.

[HDRIDER]

Hi

I know a guy rented land for 10 years in Patong so why not try 10 years, a word its worth nothing

[steelepulse]

>>They said they would of course renew the lease after, that I should not be worried.

That is until they see development in the area and someone offers them a nice chunk of cash for their land and your house.

As HD says, try to get a longer lease.

[LivinLOS]

How can building a house, with a 5 year timeline, possibly be cheaper than renting even if the land was free ??

[MaryWorth]

I appreciate the comments so far, they help me to think about it and to make up my mind.

I'm renting a high end property now for almost 100,000 Baht / month, and looking to build just a very small basic house for not more than 500,000 Baht. So the building would cost me what I now spend on rent in just 5 months.

I want to scale down from luxury to basic lifestyle

I could find a cheap house to rent, but then I could not change and customize things for my needs, and would not have the large garden space I plan to develop into a big playground, planting some fruit veg, etc .. as most cheap houses for rent in the area have only very small gardens. I would still spend 15 - 20 k on renting a basic house.

I am also looking for the experience of building something small myself and being a bit creative.

[steelepulse]

 For 500K you could get something built up country, but here this isn't going to get you much more than a very basic house with very poor fitting.  I hope you have already gotten bids from some plans you have drawn up so you know what you will get for 500K. 

Edited October 30, 2009 by steelepulse

[choppychugger]

Hi,

You say that the price of rent for the land you saw was 6,000 thb per rai per month. How much land do you reckon would do for what you want ?

I reckon if you had a good drive around the area of Nai Harn and Rawai you could quite easily pick up a good deal on a run down property sitting on around 1-1.5 rai ( the developers havent got there hands on everything yet ). At least then you would save on some building cost. You may be suprised how willing an owner of a run down property would be to let you alter the building to your needs - especially if it will benefit them in the future.

choppy

[LivinLOS]

What can you build for 500k here on phuket ??

Building permits and process for a farang to build, paying for water connections, electric meters, etc etc

Wondering how much you have actually researched this.

[MaryWorth]

I mentioned in my first post, the owner already has a well on their land, so I don't have to pay for water.

How much is it at the moment to get a meter for electricity connected?

I am researching at the moment what it would cost to build what I have in mind.

[pagallim]

I mentioned in my first post, the owner already has a well on their land, so I don't have to pay for water.

How much is it at the moment to get a meter for electricity connected?

I am researching at the moment what it would cost to build what I have in mind.

Might be worth considering a prefabricated chalet type, something which could be potentially removed or sold at the end of the lease tenure.

[wilsongbrown]

I appreciate the comments so far, they help me to think about it and to make up my mind.

I'm renting a high end property now for almost 100,000 Baht / month, and looking to build just a very small basic house for not more than 500,000 Baht. So the building would cost me what I now spend on rent in just 5 months.

I want to scale down from luxury to basic lifestyle

I could find a cheap house to rent, but then I could not change and customize things for my needs, and would not have the large garden space I plan to develop into a big playground, planting some fruit veg, etc .. as most cheap houses for rent in the area have only very small gardens. I would still spend 15 - 20 k on renting a basic house.

I am also looking for the experience of building something small myself and being a bit creative.

You're renting something at 100k per month - and considering leasing a plot of land for a measly five years? (you'll be surprised how fast five years flies ...) You'll also be surprised how attached you might get to what will basically be your home and garden and how loathe you will be to have to upsticks at any given moment.

Nevertheless, I would suggest that whatever it is you're considering putting on that plot, make sure it's easy to dissemble/reassemble somewhere else.

[taxin]

You're renting something at 100k per month - and considering leasing a plot of land for a measly five years? (you'll be surprised how fast five years flies ...) You'll also be surprised how attached you might get to what will basically be your home and garden and how loathe you will be to have to upsticks at any given moment.

Nevertheless, I would suggest that whatever it is you're considering putting on that plot, make sure it's easy to dissemble/reassemble somewhere else.

Like a camper van !

[Lannatyne]

Like a camper van !

Great comment!!! Carrefour in Jungceylon have an offer on tents at the moment, which would be even cheaper than an expensive camper van!

Honestly, maryworth, you need to get serious thought about this and smell the coffee. Living in a lovely place at 100K per month.......down to something you could probably rent for 6,000?? Come on, sniff that arabica.

[pagallim]

Accepting the various comments, and the OP's preferences, I'm seriously struggling to get my mind around the concept of the OP's idea. Don't know about anyone else, and I certainly don't want to accuse someone of being something they aren't, but......

Wish that I had 100K/month to spend on rent (I don't have to, own my own place), so what are your true objectives in this forum? I know that this comment is sceptical, but are you really serious? I'm sure that you could rent a very nice property for circa 10K/month, and additional land for the equivalent nearby. Sincere apologies if you are genuine.

[steelepulse]

>>you could rent a very nice property for circa 10K/month

I guess that depends  on your definition of nice, but I don't know of anything, land or land and house, that is nice.

[MaryWorth]

pagallim, do you have links or information for the prefabricated house style you mentioned? I have only heard of teak houses that can be disassembled and reassembled elsewhere.

For those who don't understand my motive, I have a very specific idea about what I want and this I can not find available for rent. I want to build something cheap and not pay 30 years lease in advance.

I would appreciate to finish with the questioning of the general idea now, so please only post if you know any land rental prices in the area to compare, which was my actual question, whether the price was reasonable.

[greenwater]

For those who don't understand my motive, I have a very specific idea about what I want and this I can not find available for rent. I want to build something cheap and not pay 30 years lease in advance.

Very, very strange and funny your request....1 year land rent is 18.000 baht (as you wrote)..so 30 years lease pay in advance will be 540.000 baht......or may be 740.000 if the owner move up the price....5 and half or 7 and half months of your actual rent

Edited October 31, 2009 by greenwater

[MaryWorth]

For those who don't understand my motive, I have a very specific idea about what I want and this I can not find available for rent. I want to build something cheap and not pay 30 years lease in advance.

Very, very strange and funny your request....1 year land rent is 18.000 baht (as you wrote)..so 30 years lease pay in advance will be 540.000 baht......or may be 740.000 if the owner move up the price....5 and half or 7 and half months of your actual rent

Wrong assumption greenwater, the land is not just 1 ngaan, this was just the basis for the price calculation / comparison. The land I am considering is almost a Rai. In any case the owner is not offering a 30 year lease. 

[LivinLOS]

Questions.

Have you ever built anything in Thailand ??

Or anywhere else ??

Have you ever had plans passed by the tessabaan in Thailand ??

Do you have reliable contractors (building / plumbing / electrical) ??

Are you are of the paper trail to design and build a dwelling to get it registered, get a tabien baan, and get the services installed ??

Basically for a whole host of reasons that you dont seem prepared to accept this project is a non starter on a cost / benefit breakdown. Over a 5 year term I suspect a dwelling will end up being in the 20k and up per month range for something thats in any way livable (comparable to a 10k and under rental). As a farang I expect you to hit the high end of costs on all fronts.

Southern Phuket is not the place for some bean eating teepee or yurt dwelling back to nature experiment.

[pagallim]

>>you could rent a very nice property for circa 10K/month

I guess that depends  on your definition of nice, but I don't know of anything, land or land and house, that is nice.

Of course, to everyone's taste (re nice), however I have friends who rent long term in the 9-15,000 baht/month bracket, who have very pleasant, well furnished houses (not apartments), with fairly minimal monthly charges. The other day I took a friend to view a brand new semi-detached bungalow, 2 big bedrooms, nice lounge/diner, 2 bathrooms, and pleasant outside area (small), with new adequate furnishings, on offer at 9,000 baht/month. It was 'nice'.

[pagallim]

pagallim, do you have links or information for the prefabricated house style you mentioned? I have only heard of teak houses that can be disassembled and reassembled elsewhere.

For those who don't understand my motive, I have a very specific idea about what I want and this I can not find available for rent. I want to build something cheap and not pay 30 years lease in advance.

I would appreciate to finish with the questioning of the general idea now, so please only post if you know any land rental prices in the area to compare, which was my actual question, whether the price was reasonable.

I've never been in the market for that type of property, however I've seen several places that seem to specialise in them. Perhaps a different thread could produce more information. I seem to remember a place close to the Tesco Park at Rawai, near to the post office, seems to do prefab buildings to order, but I don't know of them personally or could offer any kind of recommendation.

[Kimera]

What are the current prices for leasing land in Nai Harn / Rawai, does anyone know? 

This is for a 3-5 year inital contract, with annual lease payments, and the land is on a good concrete soi (no dirt, no gravel), 90 meters off the main road. Electricity is there, water also provided by owner, centrally located near many shops. 

The owner asks about 1500 Baht per Ngaan (400 sqm) per month, 18,000 Baht per year. 

(The equivalent per Rai would be 6000 Baht per Rai per month, 72,000 Baht per year. 

Is that a reasonable price for the area? 

The Thai that come here to work will pay 2000- 3000 Baht per month for a plot of land that they can erect a hut they can live in whilst they stay here, there will be many huts on a Rai, no real sanitation, no water, no roads and no paper work, this should give you something to gauge your costs by.

[MaryWorth]

Have you ever built anything in Thailand ?? Yes

Or anywhere else ?? Yes, also 

Have you ever had plans passed by the tessabaan in Thailand ?? Yes 

Do you have reliable contractors (building / plumbing / electrical) ?? Yes 

Are you are of the paper trail to design and build a dwelling to get it registered, get a tabien baan, and get the services installed ?? Yes 

Basically for a whole host of reasons that you dont seem prepared to accept this project is a non starter on a cost / benefit breakdown. Over a 5 year term I suspect a dwelling will end up being in the 20k and up per month range for something thats in any way livable (comparable to a 10k and under rental). As a farang I expect you to hit the high end of costs on all fronts.

Your calculation means 20k * 12 * 5 =  1,200,000 Baht, I am not planning to spend that much.  But even if I would end up to do that for some reason, I would not mind because I would have exactly what I want, could make changes and do what I want with the building and garden, which is what I would like to do. 

Southern Phuket is not the place for some bean eating teepee or yurt dwelling back to nature experiment.  

Why not? I know the area well, lived here for several years. Thai neighbors have chickens running around and plant vegetables, eat the fruit from their trees, why shouldn't the foreigner be able to do that?

[katabeachbum]

Have you ever built anything in Thailand ?? Yes

Or anywhere else ?? Yes, also

Have you ever had plans passed by the tessabaan in Thailand ?? Yes

Do you have reliable contractors (building / plumbing / electrical) ?? Yes

Are you are of the paper trail to design and build a dwelling to get it registered, get a tabien baan, and get the services installed ?? Yes

Basically for a whole host of reasons that you dont seem prepared to accept this project is a non starter on a cost / benefit breakdown. Over a 5 year term I suspect a dwelling will end up being in the 20k and up per month range for something thats in any way livable (comparable to a 10k and under rental). As a farang I expect you to hit the high end of costs on all fronts.

Your calculation means 20k * 12 * 5 = 1,200,000 Baht, I am not planning to spend that much. But even if I would end up to do that for some reason, I would not mind because I would have exactly what I want, could make changes and do what I want with the building and garden, which is what I would like to do.

Southern Phuket is not the place for some bean eating teepee or yurt dwelling back to nature experiment.

Why not? I know the area well, lived here for several years. Thai neighbors have chickens running around and plant vegetables, eat the fruit from their trees, why shouldn't the foreigner be able to do that?

My experience is that it normally takes a month to arcitect engineer plans for a house. Then tessabann application for buildingpermit is turned down 45 days later. New application could be approved 45 days later. 6 months to build a simple house at minimum 12k baht/sqm. 2 months to get tabien baan. 2 more months after tabien baan is issued to get permanent electric meter fitted. This was a smooth prosess. Some farang run into problems. First year of lease is gone anyway.

Lease longer than 3 years must by law be registered in land deed in land office. Several taxes are involved, among them register tax, owners income tax, tesssaban tax for rented properties.

Lease less than 3 years the buildingapplication/permit must be issued to registered owner which takes his active cooperation.

Good luck anyway

Edited November 2, 2009 by katabeachbum

[Thaibloke]

My experience with 3 houses so far is one month for plans and permission that is with a little tea money included.

Just started another one, 3 days for plans {2 storey house 180sqm nothing flash] 12 days for permission, and off i go again

[Big Guy]

pagallim, do you have links or information for the prefabricated house style you mentioned? I have only heard of teak houses that can be disassembled and reassembled elsewhere.

For those who don't understand my motive, I have a very specific idea about what I want and this I can not find available for rent. I want to build something cheap and not pay 30 years lease in advance.

I would appreciate to finish with the questioning of the general idea now, so please only post if you know any land rental prices in the area to compare, which was my actual question, whether the price was reasonable.

Look up the safeway website as they are building transportables on phuket. I saw one being built near the yacht haven recently for around the 600000bt, and looked like quite a good option.

[katabeachbum]

My experience with 3 houses so far is one month for plans and permission that is with a little tea money included.

Just started another one, 3 days for plans {2 storey house 180sqm nothing flash] 12 days for permission, and off i go again

I think OP was talking a bout a 500k baht house. How much for plans, buildingpermit and tabienbaan?

[Thaibloke]

My experience with 3 houses so far is one month for plans and permission that is with a little tea money included.

Just started another one, 3 days for plans {2 storey house 180sqm nothing flash] 12 days for permission, and off i go again

I think OP was talking a bout a 500k baht house. How much for plans, buildingpermit and tabienbaan?

For mine plans 25k, or bor tor 3k, plus teamoney to speed up permission, poo yai barn 1000 for TB.

For his plans not much i suspect. if you make it out of mainly wood you don't need plans or permission at all, but have you have still to talk to poo yai barn about house book [TB] for elect and phone. Talk to PYB first be nice etc maybe lunch.