Any Good New Moo Baan To Recommend

[veryruay]

Friend have just bought a Moo baan KV, a 81 Wah land with 197 sqm of structure cost him around 2.5 mil Baht both land and house. Very impressive design and the area not too bad!!!

Any new Moo Baan projects to recommend me? Thanks!

[ShopBoy]

2.5 mil 81 sqw with land & house. that is pretty good deal.

where is moo ban ?

[trainman34014]

Phase 6 just begun at Rungaroon 3, Hang Dong.

[mallmagician]

My wifes house is finished in a few Weeks at a new Moobahn in San sai.

120wah, about 195 sq metre bungalow, 3 bed, 2 bath, large kitchen room, dining room, living room, car port and of course a large garden with the rest of the space. Security bars on windows included.... Total 1.9 million. But its in San sai, about a km from the 7-Eleven and Tesco express.

Standard plot of 60wah with same house on it is 1.4 million. And if you don't have the large kitchen extension its just under 1.3.

[eyecatcher]

Personally I would look for a moo barn with say less than 20 buildings on the development and make sure at least half are already signed up with deposits.

I think one of our members on a similar thread recently suggested there are over a 1000 new developments going on city wide, and that is for sure an over supply....so will they ever be completed before the builder abandons the scheme.......like so many others dotted around.

getting in early, with what may seem like a bargain is a very high risk when 6 months later lack of sales drives the bulder to abandon a project with half completed buildings, no road surfaces, incomplete drainage systems..............and there you are in your nice house with 3 neighbours on a building site for ever more.

Hence i would look for a small development; with deposits for 50% of the houses in the bank and the imminent 2 or 3 completions, the cash flows will enable the scheme to "top out" with less risk.

and who wants to live on the big estates anyway, they get less like thailand and remind me more like where we came from every day.

[mallmagician]

Personally I would look for a moo barn with say less than 20 buildings on the development and make sure at least half are already signed up with deposits.

I think one of our members on a similar thread recently suggested there are over a 1000 new developments going on city wide, and that is for sure an over supply....so will they ever be completed before the builder abandons the scheme.......like so many others dotted around.

getting in early, with what may seem like a bargain is a very high risk when 6 months later lack of sales drives the bulder to abandon a project with half completed buildings, no road surfaces, incomplete drainage systems..............and there you are in your nice house with 3 neighbours on a building site for ever more.

Hence i would look for a small development; with deposits for 50% of the houses in the bank and the imminent 2 or 3 completions, the cash flows will enable the scheme to "top out" with less risk.

and who wants to live on the big estates anyway, they get less like thailand and remind me more like where we came from every day.

The one we bought in is about 50 houses. It sounds a lot, but its a very small development.

A development with 20 houses - in my book, is a private street...

If you have less houses would the overall cost of maintenence/upkeep of common areas, roads, security guards, upkeep etc not go up vastly? Some may argue that to counter that, everyone could do their bit in a small community to keep the upkeep up, and keep an eye out for dodgy people coming and going... But, then, whats the point of paying Moo Bahn prices on the land/house only to live as you would if you had bought land, and had a company come in and build for you?

So, lets say we have 50 houses each chipping in JUST for the benefit of having a day guard and a night guard on the entrance, at a cost of, say 4,000 per month, per worker. 8000b (Monthly Salary Costs) x 12 (Months in the year) divided by the 50 houses = 1920 baht per year each house for just security alone. Same security guards on a 20 house moobahn, and thats 4800 per year each house has to pay. Again, for security Alone.

I think (Although as I think as I write - Im not sure), what Im saying is - there needs to be a certain number of houses to make the moobahn concept viable and workable, given the ongoing upkeep of the advantages of a moobahn. I know that in the real world, the BIG moobahns, probably overcharge given the number of houses vs the cost of upkeep, but eyecatcher raised the point of choosing a small moobahn.

On the plus side - it will be easier to collect moobahn fees from a smaller number of houses. (Although, the percentage of non payers may go up, given the higher fees they would have to be charged....)

Seems like a 20 house moobahn is more destined to ruin than a larger one. But of course there will be exceptions.

[veryruay]

My wifes house is finished in a few Weeks at a new Moobahn in San sai.

120wah, about 195 sq metre bungalow, 3 bed, 2 bath, large kitchen room, dining room, living room, car port and of course a large garden with the rest of the space. Security bars on windows included.... Total 1.9 million. But its in San sai, about a km from the 7-Eleven and Tesco express.

Standard plot of 60wah with same house on it is 1.4 million. And if you don't have the large kitchen extension its just under 1.3.

This is better deal, wow, 120 W of land is very big man!!! Congrat mate!!!!

Please post a photo for sharing if you can!!! Cheers........

My opinion buying Moo Baan in Chiang Mai. Many friends told me, no need to hurry. Moo Baan developement projects will never end! There will be newer and newer coming up, and the price will be very competitive.

[mallmagician]

I'm on mobile at the moment so can't post pics. But will put some on later.

The reason its cheap is because it further from town. And maybe the price will rise as the moo bahn is more built up.

[eyecatcher]

Personally I would look for a moo barn with say less than 20 buildings on the development and make sure at least half are already signed up with deposits.

I think one of our members on a similar thread recently suggested there are over a 1000 new developments going on city wide, and that is for sure an over supply....so will they ever be completed before the builder abandons the scheme.......like so many others dotted around.

getting in early, with what may seem like a bargain is a very high risk when 6 months later lack of sales drives the bulder to abandon a project with half completed buildings, no road surfaces, incomplete drainage systems..............and there you are in your nice house with 3 neighbours on a building site for ever more.

Hence i would look for a small development; with deposits for 50% of the houses in the bank and the imminent 2 or 3 completions, the cash flows will enable the scheme to "top out" with less risk.

and who wants to live on the big estates anyway, they get less like thailand and remind me more like where we came from every day.

The one we bought in is about 50 houses. It sounds a lot, but its a very small development.

A development with 20 houses - in my book, is a private street...

If you have less houses would the overall cost of maintenence/upkeep of common areas, roads, security guards, upkeep etc not go up vastly? Some may argue that to counter that, everyone could do their bit in a small community to keep the upkeep up, and keep an eye out for dodgy people coming and going... But, then, whats the point of paying Moo Bahn prices on the land/house only to live as you would if you had bought land, and had a company come in and build for you?

So, lets say we have 50 houses each chipping in JUST for the benefit of having a day guard and a night guard on the entrance, at a cost of, say 4,000 per month, per worker. 8000b (Monthly Salary Costs) x 12 (Months in the year) divided by the 50 houses = 1920 baht per year each house for just security alone. Same security guards on a 20 house moobahn, and thats 4800 per year each house has to pay. Again, for security Alone.

I think (Although as I think as I write - Im not sure), what Im saying is - there needs to be a certain number of houses to make the moobahn concept viable and workable, given the ongoing upkeep of the advantages of a moobahn. I know that in the real world, the BIG moobahns, probably overcharge given the number of houses vs the cost of upkeep, but eyecatcher raised the point of choosing a small moobahn.

On the plus side - it will be easier to collect moobahn fees from a smaller number of houses. (Although, the percentage of non payers may go up, given the higher fees they would have to be charged....)

Seems like a 20 house moobahn is more destined to ruin than a larger one. But of course there will be exceptions.

i agree with what you say but in the scheme of things the annual maintenance charges are somewhat irrevelent compared to the risk you are paying out to be one of 6 on a large moo baan,....the builder gone bust because sales didnt go well.

that was my point in looking for a moo baan on a smaller scale.

and yes, on a scheme of 30 or so, (which i called "select") i am sure many residents would "muck in" to do their bit if necessary.

O/T what exaclty do you get for your money with the so called security guards- no one ever stopped me, asked me who i am;

[mallmagician]

Good point, an illusion I guess. But then that kind of makes my point, why bother searching for a small moo bahn when you can build on your own land? What's the advantage aside from illusions?

I know of a few moobahn near me that do have better security guards though. That takes management by whoever looks after that side of things. Easier if a small community does that and works together to keep a nice place. Just not TOO small for the aforementioned reasons.

In reality, I would doubt there are that many new ones being built, and they vary wildly in price. Choose well, you should be ok. I bought early because...

Price is right

I got the pick of the plots (although I did opt for one already started for speed in the end)

Because of the price, I'm not too worries about the rest not selling. They will. If for some reason they don't, I'm not too worried. Again, because of the price.

Personally I would look for a moo barn with say less than 20 buildings on the development and make sure at least half are already signed up with deposits.

I think one of our members on a similar thread recently suggested there are over a 1000 new developments going on city wide, and that is for sure an over supply....so will they ever be completed before the builder abandons the scheme.......like so many others dotted around.

getting in early, with what may seem like a bargain is a very high risk when 6 months later lack of sales drives the bulder to abandon a project with half completed buildings, no road surfaces, incomplete drainage systems..............and there you are in your nice house with 3 neighbours on a building site for ever more.

Hence i would look for a small development; with deposits for 50% of the houses in the bank and the imminent 2 or 3 completions, the cash flows will enable the scheme to "top out" with less risk.

and who wants to live on the big estates anyway, they get less like thailand and remind me more like where we came from every day.

The one we bought in is about 50 houses. It sounds a lot, but its a very small development.

A development with 20 houses - in my book, is a private street...

If you have less houses would the overall cost of maintenence/upkeep of common areas, roads, security guards, upkeep etc not go up vastly? Some may argue that to counter that, everyone could do their bit in a small community to keep the upkeep up, and keep an eye out for dodgy people coming and going... But, then, whats the point of paying Moo Bahn prices on the land/house only to live as you would if you had bought land, and had a company come in and build for you?

So, lets say we have 50 houses each chipping in JUST for the benefit of having a day guard and a night guard on the entrance, at a cost of, say 4,000 per month, per worker. 8000b (Monthly Salary Costs) x 12 (Months in the year) divided by the 50 houses = 1920 baht per year each house for just security alone. Same security guards on a 20 house moobahn, and thats 4800 per year each house has to pay. Again, for security Alone.

I think (Although as I think as I write - Im not sure), what Im saying is - there needs to be a certain number of houses to make the moobahn concept viable and workable, given the ongoing upkeep of the advantages of a moobahn. I know that in the real world, the BIG moobahns, probably overcharge given the number of houses vs the cost of upkeep, but eyecatcher raised the point of choosing a small moobahn.

On the plus side - it will be easier to collect moobahn fees from a smaller number of houses. (Although, the percentage of non payers may go up, given the higher fees they would have to be charged....)

Seems like a 20 house moobahn is more destined to ruin than a larger one. But of course there will be exceptions.

i agree with what you say but in the scheme of things the annual maintenance charges are somewhat irrevelent compared to the risk you are paying out to be one of 6 on a large moo baan,....the builder gone bust because sales didnt go well.

that was my point in looking for a moo baan on a smaller scale.

and yes, on a scheme of 30 or so, (which i called "select") i am sure many residents would "muck in" to do their bit if necessary.

O/T what exaclty do you get for your money with the so called security guards- no one ever stopped me, asked me who i am;

[mallmagician]

Also, I should add....

For many the choice to rent or buy is a close call. High ongoing Moobahn fees is a major consideration in that it is annual, and not a one off.

Personally, I'm hoping our community can be well run, and the money well spent on upkeep and security. But it may not end up that way, as is the case in many places. This place is small enough to get people involved enough hopefully.

[veryruay]

Also, I should add....

For many the choice to rent or buy is a close call. High ongoing Moobahn fees is a major consideration in that it is annual, and not a one off.

Personally, I'm hoping our community can be well run, and the money well spent on upkeep and security. But it may not end up that way, as is the case in many places. This place is small enough to get people involved enough hopefully.

Frankly speaking, do you guys trust the security guards? Are they reliable?

[mallmagician]

For me, I think if you have the illusion of security i.e. security guards, most common thiefs will probably not bother with your place. Add more into the mix with a good security guard that takes ID cards, and records plate numbers, and you put some sort of security on your house (Bars on windows, camera's, and security lights), then you should be ok. If you are worried, there are companies that offer contents insurance at a high premiium.

Anyway, you asked for pics.....

Well this is a few weeks old, but the wall around it is our land. 120 wah in total including the land the house sits on.

Phil

[veryruay]

For me, I think if you have the illusion of security i.e. security guards, most common thiefs will probably not bother with your place. Add more into the mix with a good security guard that takes ID cards, and records plate numbers, and you put some sort of security on your house (Bars on windows, camera's, and security lights), then you should be ok. If you are worried, there are companies that offer contents insurance at a high premiium.

Anyway, you asked for pics.....

Well this is a few weeks old, but the wall around it is our land. 120 wah in total including the land the house sits on.

Phil

thanks mate

Very big area 120 W and very good price you'd pay!!!

Hope this complete smoothly and waiting for you to post the complete house!

E

njoy your new stay mate!

[Thighlander]

can we see the front, err, I mean the back, too?

[weary]

Also, I should add....

For many the choice to rent or buy is a close call. High ongoing Moobahn fees is a major consideration in that it is annual, and not a one off.

Personally, I'm hoping our community can be well run, and the money well spent on upkeep and security. But it may not end up that way, as is the case in many places. This place is small enough to get people involved enough hopefully.

Frankly speaking, do you guys trust the security guards? Are they reliable?

Yes. They are all reliable. Otherwise they would not be security guards, they would be hippies, terrorists, or small business owners.