Why Is Ratchada/Ladphrao Not As Popular For Buy-To-Let?

[iluvbeaches]

Hello forum,

I’m interested in the opinion of some current or potential condo owners in Bangkok - specifically why there (seemingly) is so much less demand for real estate away from mature markets? By this I mean the area asoke towards lad phrao stretch (pha ram 9 through phahon yothin station on the mrt) than other more mature markets such as the whole sukhumvit stretch, silom, sathorn, newly added BTS stops, etc.?

I can grasp the argument that in risky markets it’s best to go for what people, know want and where the work is (at least for the office jockeys, business expats, etc.) but why aren’t the aforementioned areas considered “growth areas”?

Using the example of Huay Kwang/Sutthisan and the new builds there (AP Life, Metro sky, SC asset’s centric) the sqm prices are significantly lower, there thai language schools where people enroll for a year at a time, ive seen at least on english teaching certificate place. The amenities are top notch, shopping centers galore within a few stops (esplanade, the mansion, Union Mall, robinsons, Central Pha Ram 9 is opening soon, Central Lad Phrao is reopning soon, etc.) the prices for street food are 25-50% cheaper than around mid sukhumvit, friendlier people albeit with less english skills, hotels, banks and in my opinion the MRT is much better than the BTS - no tourists, only a bit full around rush hour - mid day it’s empty, brand new and air conned, never delays, connects to the airport link at the phetchaburi station, I could go on.

No rant and definitely not trolling but genuinely curious as I don’t work in the real estate industry. Any feedback would be greatly appreciated.

Thanks.

[trogers]

The answer you seek lies in the side of life after dark...

[iluvbeaches]

Ha ha, fair enough. But I don’t really see that as much of a hindrance. If you live at say Sutthisan - Huay Kwang, you can take the MRT and be in Asoke, soi cowboy, in less than 15 minutes and for the price of a long motorcy ride. On the way back you grab a cab and your home not much later

Or is the Nana that’s the pull? Much nicer ladies around Huay Kwang and Thai chamber of commerce uni if you ask me

[trogers]

Ha ha, fair enough. But I don't really see that as much of a hindrance. If you live at say Sutthisan - Huay Kwang, you can take the MRT and be in Asoke, soi cowboy, in less than 15 minutes and for the price of a long motorcy ride. On the way back you grab a cab and your home not much later

Or is the Nana that's the pull? Much nicer ladies around Huay Kwang and Thai chamber of commerce uni if you ask me

I did not meant the lifestyle of the occupants. I meant the life of the locals in that area. The dark side of Huay Kwang/Sutthisarn area.

[MikeyIdea]

Ratchadaphisek Rd was known to be one of the most congested roads in Bangkok 20 years ago, I concur. I often took 45 minutes from seeyaek Huay Kwang to Fortune Town - when it wasn't raining, that is

Traffic is better nowadays and as someone pointed out, the Underground makes commuting attractive

Good area

[iluvbeaches]

Ah, I see what you meant there... I definitely feel that way about lad phrao at night. Between ratchadaphisek mrt and phahon yohtin mrt is downright scary at night even with all the lights, can’t imagine further off into the housing areas. . But huay kwang seems pretty alright, even walking around there alone at night I’ve never seen anything scary or dangerous. Sutthisan has a police station but not sure if that makes things safer or not.

Has the area changed at all in terms of night time danger or is it mainly dangerous further away from ratchada (small sois and backalleys) do you think?

I agree the congestion during certain hours is pretty bad though when I’m driving back from Major it’s pretty empty and during certain times of the day it’s managable.

I was just thinking in terms of buy-to-let. I’d want to be in an area that isn’t super expensive but near schools so you have a good turnaround of 1 year rentals. Even if they would prefer to live in sukhumvit it’s usually quite a bit more expensive for comprable living.

[MikeyIdea]

Ah, I see what you meant there... I definitely feel that way about lad phrao at night. Between ratchadaphisek mrt and phahon yohtin mrt is downright scary at night even with all the lights, can't imagine further off into the housing areas. . But huay kwang seems pretty alright, even walking around there alone at night I've never seen anything scary or dangerous. Sutthisan has a police station but not sure if that makes things safer or not.

Has the area changed at all in terms of night time danger or is it mainly dangerous further away from ratchada (small sois and backalleys) do you think?

I agree the congestion during certain hours is pretty bad though when I'm driving back from Major it's pretty empty and during certain times of the day it's managable.

I was just thinking in terms of buy-to-let. I'd want to be in an area that isn't super expensive but near schools so you have a good turnaround of 1 year rentals. Even if they would prefer to live in sukhumvit it's usually quite a bit more expensive for comprable living.

I have been living in Suttisarn for 20 years now (east side of Ratchada, approx 500 meters in), never seen anything scary. I feel I can go anywhere also during late evenings with my 6 year old daughter. Nothing dangerous in small sois and backalleys

I would recommend the east side of Ratchada rather than the west side, the areas look a bit better. Suttisarn is a bit more quiet than Huaykwang. Both Suttisarn and Huaykwang have police stations, the Huaykwang one is on the west side

Both areas are very Thai dominated, that makes them much safer than Sukhumvit in terms of robbery and pick-pocketing

[trogers]

Ah, I see what you meant there... I definitely feel that way about lad phrao at night. Between ratchadaphisek mrt and phahon yohtin mrt is downright scary at night even with all the lights, can't imagine further off into the housing areas. . But huay kwang seems pretty alright, even walking around there alone at night I've never seen anything scary or dangerous. Sutthisan has a police station but not sure if that makes things safer or not.

Has the area changed at all in terms of night time danger or is it mainly dangerous further away from ratchada (small sois and backalleys) do you think?

I agree the congestion during certain hours is pretty bad though when I'm driving back from Major it's pretty empty and during certain times of the day it's managable.

I was just thinking in terms of buy-to-let. I'd want to be in an area that isn't super expensive but near schools so you have a good turnaround of 1 year rentals. Even if they would prefer to live in sukhumvit it's usually quite a bit more expensive for comprable living.

Concentrations of drug addiction and gambling are usually followed by high rates of robbery and break-ins. Try walking through the area behind Emerald Hotel towards Inthamara road after 10pm.

[MikeyIdea]

Ah, I see what you meant there... I definitely feel that way about lad phrao at night. Between ratchadaphisek mrt and phahon yohtin mrt is downright scary at night even with all the lights, can't imagine further off into the housing areas. . But huay kwang seems pretty alright, even walking around there alone at night I've never seen anything scary or dangerous. Sutthisan has a police station but not sure if that makes things safer or not.

Has the area changed at all in terms of night time danger or is it mainly dangerous further away from ratchada (small sois and backalleys) do you think?

I agree the congestion during certain hours is pretty bad though when I'm driving back from Major it's pretty empty and during certain times of the day it's managable.

I was just thinking in terms of buy-to-let. I'd want to be in an area that isn't super expensive but near schools so you have a good turnaround of 1 year rentals. Even if they would prefer to live in sukhumvit it's usually quite a bit more expensive for comprable living.

Concentrations of drug addiction and gambling are usually followed by high rates of robbery and break-ins. Try walking through the area behind Emerald Hotel towards Inthamara road after 10pm.

Agree, almost as dangerous as Suk soi 39 night time

East side of Ratchada is better

[iluvbeaches]

Hmm, I haven’t been around that side too much. Mostly on Huay Kwang / Pracharat Bamphen roads around then to Sutthisan. I probably wouldn’t look to rent a townhouse there tho.

A few months ago, I was checking out the sois behind the Metrosky development across from The Mansion Ratchada and behind there it looks a bit ragged but nothing more weird than some sois down further into Sukhumvit (like above 90). I got some occational weird look but when I catch their eye they usually give me a large gap tooth smilte. Not sure if those are deals anymore as I was quoted like 1.9m for a 27sqm fully furnished with two air cons in building C then... that would have been a pretty attractive sqm price. Wonder if they start building yet, anybody live around there know?

Don’t feel like there are enough farang there to put people in bad moods and most don’t seem to work with tourists. Love the live music places around Huay Kwang but yeah Sutthisan seems pretty chill in comparison. Nice thing about Sutthisan is they have the MRT, that video rental place, english speaking dentist, chinese dim sum restaurant, the soup restaurants, cabbages n condoms for picky guests, night food stalls, tesco lotus express AND my favorite the fast food duck and chicken cart all within a block