Hard Places To Do Business In Pattaya

[TheWalkingMan]

My idea of the Pattaya business death zones.

I think that there are 3 places in Pattaya where conducting business is very difficult or nearly impossible.

The Avenue Mall – Many, many shops have opened and maybe 80%+ have closed. What do you think would be a viable business for the location. Maybe the owners of the place will see this post and try something. Also, I would not be surprised if the monthly rent is on the high side which serves as a deterrent to people opening a shop. I think that kebab shop next to McD's pays like 78k baht per month in rent. I saw it on another site as it is for sale.

Pattaya Baywalk – That German place closed down, the Joe Louis Theater has turned into a reggae bar and various other shops along the walkway have opened and closed and the upper floors on the left side when walking toward 2^nd Road seem to be used for storage. Once again, what do you think would be a viable business in this location and, as an added question, what would be an appropriate rent to charge?

The Village (Jomtiem) – Located at the corner of Sukumvit and Soi Chaiyapreuk The place is like a tomb. I only went there because I was on a scooter and I was the only non-staff person roaming around. Lots of space with 1 Thai restaurant, 1 non-Thai restaurant and a silk shop for the bussed in tourists. I saw a few real estate offices and shops selling trinkets. They do have a large parking lot.

For all these places, I would be hard pressed for a good idea or for paying more than 7-10k baht per month in rent for the 1^st year. Anyone have good ideas for these places?

For The Avenue, maybe a nice hotel would be good, but keep Villa Market, McD's, Starbucks, the Movie theater, the Pub, the Pizza shop, the book store and bowling. Everything else can be given the boot. Or make it a high-end wellness type place with cosmetic surgery, manicure, pedicure shops and then promote it like crazy to the travel agents.

For Pattaya Baywalk, that place is hard because people must leave Beach Road or 2^nd Road in order to find the businesses. But what would entice them to make the detour?

For The Village, the place needs to me more attractive to tours as that silk shop with the weaving demonstration does not seem to be pulling in the baht. Maybe in 5-10 years when Jomtiem becomes full the place will be busy.

All of these areas require heavy, heavy marketing to build brand recognition of whatever you are selling.

[SPG]

The Avenue Mall – Many, many shops have opened and maybe 80%+ have closed. What do you think would be a viable business for the location. Maybe the owners of the place will see this post and try something.

Nana Plaza 2. Fixed beer prices under contract, prices cheaper than Walking Street with a fair rent and key money and it would work.

[vtjforyou]

Why talking about these places ? Have money to loose ?

[Darrel]

"The Avenue Mall"

A gloomy spooky place that I walk through most days as a shortcut to Soi Buakow. Went upstairs once last year. Cant imagine I will ever do it again. It should probably be demolished and rebuilt as a fancy condo, keeping the row of shops at the front as they are the only ones that do any business. Even the Thai food court at the back went out of business, and who ever heard of that happening?

"Pattaya Baywalk"

I'm not even sure where that is, and I lived 2 minutes walk from the Avenue for over a year.

"The Village (Jomtiem)"

That's half-way to Rayong. Who would go out there for anything unless they lived nearby?

[TheWalkingMan]

Why talking about these places ? Have money to loose ?

No money to loose, I just don't like to see places going to waste. Do you have any ideas?

Nana Plaza 2. Fixed beer prices under contract, prices cheaper than Walking Street with a fair rent and key money and it would work.

More than likely the quickest way to get the place full. There is a new 20 or so beer bar complex on Soi Buakao, across from Tina Guesthouse (Formerly Ferdinand's) which has sold out and a double decker beer bar complex being built down the road. So there is a demand, at least on one side of the equation, for beer bars.

[Gone]

All open air shooting ranges with no walls or boundaries?

[Darrel]

There is a new 20 or so beer bar complex on Soi Buakao, across from Tina Guesthouse (Formerly Ferdinand's) which has sold out and a double decker beer bar complex being built down the road. So there is a demand, at least on one side of the equation, for beer bars.

And yet when I walk along Soi Buakow I see many beer bars with not many people in them. I suppose with rent of 100B per day (according to the sign on the new place) they dont need to sell many beers to make a profit.

[stailmanki]

The Avenue:

What happened to the Singha beer garden they had there last year ?

I really enjoyed that ; the bands were good the food & beer were cheap and there were lots of people enjoying themselves in the cool evening air.

Baywalk:

Pan Pan Pizza Cnr beach Rd ; delicious, overpriced people watching.

Everytime I decide to try the Geman place it's either closed or changing hands (closed)

"The Village (Jomtien)" never seen it but Rhompo does well , ,,,,,,,,,, Ahh there's the answer , more bar beers .

[TheWalkingMan]

There is a new 20 or so beer bar complex on Soi Buakao, across from Tina Guesthouse (Formerly Ferdinand's) which has sold out and a double decker beer bar complex being built down the road. So there is a demand, at least on one side of the equation, for beer bars.

And yet when I walk along Soi Buakow I see many beer bars with not many people in them. I suppose with rent of 100B per day (according to the sign on the new place) they dont need to sell many beers to make a profit.

Yeah, that is why I said "So there is a demand, at least on one side of the equation, for beer bars." That side is the people who want to own a beer bar. And you are right, many beer bars along Soi Buakao seem to be forever empty. I saw that 100 baht per day sign, which surprised me. Maybe that is a realistic rent amount to pay.

[LennyW]

The Village in Jomtien....i think the rent they demanded put a dampner on that place, the surrounding area is very busy now, Chaiyapruek and Chaiyapruek 2 very busy, and on Sukhumvit from the Chaiyapruek junction to the Floating market U turn both sides of the road full up and busy.

When they initially launched the Village they had a photo of a McDonald,s drive through as part of their site...if that had become a reality then i think the Village may have been much more successful, i believe an anchor tennant like that is what it needs because it is a prime location going to waste!

[TheWalkingMan]

@LennyW yeah, the floating market is a big winner. The last time I was at The Village, the only other people there besides me was a bus load of Russian tourists who had a silk weaving demonstration and then brought into the silk shop to purchase something. I think silk pajamas were about 3,500 baht.

The rental prices seem to be the big deterrent. That is why I feel that for the first year, at least, the rent should be pretty low as it takes time to get the word out and build the business.

If a McD's were to rent space there, in the front with a big sign, that could induce other shops to open. But I tell you, when I walked through there, it was like a graveyard at night. Besides the bussed in crowd, I was the only non-worker there.

[seefah]

Just thinking out loud, so the following is in no way thought through, its just some ideas that could use up these large spaces;

Afternoon & evening fashion shows / cat walk. Surrounding shops would of course be associated with that, like clothing brands, cosmetics, photo studio, etc. May have the problem that many of the well known brands have alerady settled in the likes of Central or King Power, having said that, plenty of other brands that could set up here perhaps and be something that could give them a competitive edge.

Cook your own Thai style food. Again I'm thinking more for group tours, where the food is already cleaned / prepared, they can follow a Thai cook's directions on making easy and well liked Thai dishes and such like. Have big projector screens too so everyone can see what to do. Could be fun, customers able to photo friends doing it well, or badly. Start off the hour with a glass of wine and at the end get to eat your own made food.

What about copying the Splead Casino in Japan idea. Google it before commenting on how 'real' casinos are not allowed in the Kingdom. Basically its just like a casino but you cannot exchange chips for real money. If you google it you'll get a much better description of how it works.

Just thought, wonder why there's never been a giant chess / checkers board build into the ground or street somewhere with big pieces to play with. Maybe not enough revenue from that to do it, doesn't mean it shouldn't be done.

There's a whole wealth or unusal and intersting business ideas out there that are done all over the world. I'd think at least some would be viable in Pattaya. The fish massage seems to be popular with many tourists, so why not step it up with something simlar to the Floatworks floatation bath capsules but in one location only. Maybe the problem is that there's no one pushing to get the places mentioned occupied, but rather would just sit back and let businesses come to them, or not. I don't know, just saying.

Edited to add info link on casino idea; http://www.japantren...-fake-gambling/

Edited January 19, 2012 by seefah

[janverbeem]

The Avenue Mall – Many, many shops have opened and maybe 80%+ have closed. What do you think would be a viable business for the location. Maybe the owners of the place will see this post and try something.

Nana Plaza 2. Fixed beer prices under contract, prices cheaper than Walking Street with a fair rent and key money and it would work.

They torn down a dead bar complex to build the avenue.Why would it work now if it didn't previously.

[Darrel]

They torn down a dead bar complex to build the avenue.

And now the Avenue is dead and just behind it they are building ..... new bar complexes. And condos.

[Darrel]

What about copying the Splead Casino in Japan idea.

Surely only the Japanese could be weird enough to spend money in a place like that?

[seefah]

I don't think only Japanese would be interested in that kind of entertainment. Like the article linked to says; it differs very little from the average video game where you earn points that have no value outside of the game itself. So why not.

I'd imagine the Avenue might be an interesting location for such a thing, if it were ever allowed. Could even be a first stepping stone to something bigger. Personally I'm neither for or against a casino of course.

Doesn't seem to be much suggestions from others on what alternative ventures might succeed in the locations.

[toenail]

The "Avenue Complex" like many other new shopping areas, are built by big BKK money which doesn't know Pattaya City's personality very well. The place was on its death bed before it ever opened. Why? -Because tourists (who are most of the cash cows) have difficulty walking across busy 2nd road. You feel like a chicken crossing the expressway...already exhausted before going there. Next, no one wants to walk in and out of buildings in the mid day heat though the structures among the trees look "picturesque". No big drawing card of a department store such as Robinsons so there are not enough stores to act as drawing card. The Avenue is lucky to have CA Wow and Villa Market in the back but I heard the rent is quite high. You know how Thai Chinese business people are...never lower rent prices; for you lose face. Sad to see the complex slowly deteriating away with no upkeep (another Thai business way- no up keep). Look at the restrooms in the movie theater...faucets not working and already needing a new paint job. I would almost bet the big corporation that runs the Avenue couldn't care less about it falling apart and becoming an eyesore in Pattaya.

[TheWalkingMan]

I don't think only Japanese would be interested in that kind of entertainment. Like the article linked to says; it differs very little from the average video game where you earn points that have no value outside of the game itself. So why not.

I'd imagine the Avenue might be an interesting location for such a thing, if it were ever allowed. Could even be a first stepping stone to something bigger. Personally I'm neither for or against a casino of course.

Doesn't seem to be much suggestions from others on what alternative ventures might succeed in the locations.

I was hoping that more people would chime in with ideas.

Edit - I forgot to add the word "more".

Edited January 20, 2012 by TheWalkingMan

[PoodMaiDai]

Looks like all those high class tourists Pattaya wanted to attract are paying off.

[SGD]

Most small businesses are not true businesses at all. In their place you could put a number of operations and make money (or lose it) as the location dictates the profitability for most. Of course you can alter this at the margins through good or bad management but the fundamentals are driven by the location.

Thus, a profitable business sees their landlord jack up the lease / key money payments when you come to renegotiate it at around half way through a 3+3+3 and if you don't like it, you can leave. The problem is that your "business" is only profitable in that location and it will likely fail if you move it.

Hot money built these white elephant places and fools rushed in when steadier hands held back. The problem is as stated that the owners would rather have no income due to holding out for too high rents whilst letting the place going to the dogs through lack of maintenance.

[Ohio]

"Hard Places to do Business in Pattaya"

Every Place that needs ANY SORT OF licensing I would suggest.

IMO

[raro]

I believe exorbitant rents are the biggest deterrent for most people interested in opening a shop. Half a year ago I was looking into opening something like "raro's deli", which was supposed to be a delicatessen shop on the dark side. I had a look at the new shop houses in Soi Siam Country Club at the intersection with the new Mini Tesco.

They were asking 30,000 Baht for a single unit and 55,000 Baht for a double unit (three floors, but not even equipped with an aircon or a front window/door!). Then again, I know what the houses where sold at in the first place and you need to ask for this kind of money to get your RoI. Funny it is, all untis are sold, but very few of them occupied by tenants. The only winner here is the real estate developer who sold those totally overpriced shop houses...

[TheWalkingMan]

30k/55k pm for a shophouse/double on the darkside is insane.

[NanLaew]

The Avenue Mall – Many, many shops have opened and maybe 80%+ have closed. What do you think would be a viable business for the location. Maybe the owners of the place will see this post and try something. Also, I would not be surprised if the monthly rent is on the high side which serves as a deterrent to people opening a shop. I think that kebab shop next to McD's pays like 78k baht per month in rent. I saw it on another site as it is for sale

As long as the fast-food, banks and ATM's have the prime frontage (facing 2nd Road), nothing is going to draw people inside. The fact that it is open plan and non airconditioned doesn't do it any favours either. Oh yes... as mentioned, the chance of ending up as roadkill trying to cross 2nd Road is another big negative. If it was on a corner with a traffic light it may have fared better.

Pattaya Baywalk – That German place closed down, the Joe Louis Theater has turned into a reggae bar and various other shops along the walkway have opened and closed and the upper floors on the left side when walking toward 2^nd Road seem to be used for storage. Once again, what do you think would be a viable business in this location and, as an added question, what would be an appropriate rent to charge?

Do away with the central row of nights stalls selling tourist tat and maybe the businesses on either side may benefit from a genuine walk-through custom. Right now when the average tourist looks up (or down) the alley, all they see is more of the crap already on the sidewalks on Beach and Second. Patpong used to be loads of fun when you could see the other side of the street!

The Village (Jomtiem) – Located at the corner of Sukumvit and Soi Chaiyapreuk The place is like a tomb. I only went there because I was on a scooter and I was the only non-staff person roaming around. Lots of space with 1 Thai restaurant, 1 non-Thai restaurant and a silk shop for the bussed in tourists. I saw a few real estate offices and shops selling trinkets. They do have a large parking lot.

I have never checked out that particular waste of space but it probably needs the likes of a Villa or Tops outlet to bring in farangs looking for food. Also could do with some other chain eatery such as Hot-Pot or the like for the locals. However, if the large parking lot is mostly given over to endless stalls selling the same <deleted> as the others all over town, then that is probably enough to bring in the locals as they pass by.

Edited January 22, 2012 by NanLaew

[VisasPlus]

Before they built The Avenue, they knocked down a good restaurant ( Vientiane, which has now moved ). The restaurant was busy every night, and probably had more customers in a day than The Avenue has in a week. Progress !

I like the idea of a Robinsons. Why isn't there one in Patttaya ?

[RabC]

Before they built The Avenue, they knocked down a good restaurant ( Vientiane, which has now moved ). The restaurant was busy every night, and probably had more customers in a day than The Avenue has in a week. Progress !

I like the idea of a Robinsons. Why isn't there one in Patttaya ?

Only rumours but I heard that Robinsons will be in the mall that is built when The Montien is demolished.

[Starbooks]

I am not surpised that The Village in Jomtien has no customers.

I went there on Sunday with wife/2kids to eat at the restaurant in the middle (the kids like to run around the gardens)

There were 4 cars in the carpark (capacity of at least 100 or so cars) so I pulled up to a parking bay near the entrance

in the shade, the security guard came screaming over say no, no, no park here. I asked why and he got more irate and called another guard who started screaming at my wife. They wanted me to park in the sun even though there were 25 car bays available with cones closing them off in the shade. I said that the shade was good as I don't want to come back with he kids to an oven. No NO can park here! I drove off to another restaurant with boiling blood!!

It's ridiculous!

[TheWalkingMan]

They wanted me to park in the sun even though there were 25 car bays available with cones closing them off in the shade.

Crappy customer service.

[Phil Conners]

Before they built The Avenue, they knocked down a good restaurant ( Vientiane, which has now moved ). The restaurant was busy every night, and probably had more customers in a day than The Avenue has in a week. Progress !

I like the idea of a Robinsons. Why isn't there one in Patttaya ?

Only rumours but I heard that Robinsons will be in the mall that is built when The Montien is demolished.

Oh yes, another hyper mall on Beach Road is just what we need to completely block up traffic around Klang/2nd road/beach road.

I am not surpised that The Village in Jomtien has no customers.

I went there on Sunday with wife/2kids to eat at the restaurant in the middle (the kids like to run around the gardens)

There were 4 cars in the carpark (capacity of at least 100 or so cars) so I pulled up to a parking bay near the entrance

in the shade, the security guard came screaming over say no, no, no park here. I asked why and he got more irate and called another guard who started screaming at my wife. They wanted me to park in the sun even though there were 25 car bays available with cones closing them off in the shade. I said that the shade was good as I don't want to come back with he kids to an oven. No NO can park here! I drove off to another restaurant with boiling blood!!

It's ridiculous!

Indeed. You should let the owner of the restaurant know why he lost your business though. Maybe he don't know.

[raro]

Oh yes, another hyper mall on Beach Road is just what we need to completely block up traffic around Klang/2nd road/beach road.

The exact reason why I avoid going to Central at all costs.