Bangkok Land Values

[Old Guy]

Can someone advise on Bangkok land values.  We may have to sell our house as it is in a bad state and we do not have the funds to repair.  We may have to sell and buy anew.  However the land itself is in a very quiet and desirable position in Bang Na.  We bought in 2005 at a cost of 3.5 million baht.

We would very much like to have an idea on how much values in this area have increased in the past 12 years.

Any ideas ?

[smutcakes]

First stop go on the internet and look a the Government assessed value of the land. That will give you your bottem end marker. Its all in Thai so you will need your partner to help and your title deed number. 

 

Obviously where on Bangna is a fairly big issue. If you are Banga Trad km 9 main road frontage your value will be very high but will tail off quickly the further you go from the main road.

Edited August 11, 2017 by smutcakes

[dabhand]

http://property.treasury.go.th/pvmwebsite/

 

I believe this is the land value website. As noted, it is all in Thai.

[Minnehaha]

14 hours ago, smutcakes said:

First stop go on the internet and look a the Government assessed value of the land. That will give you your bottem end marker. Its all in Thai so you will need your partner to help and your title deed number. 

 

Obviously where on Bangna is a fairly big issue. If you are Banga Trad km 9 main road frontage your value will be very high but will tail off quickly the further you go from the main road.

The govt assessed value is virtually useless as an indicator of value but it is important to know for tax and transfer fees. 

Indicators of value would include, similar land sold recently in same location, similar land up for sale in same location. Collect these 2 types and look at the values. The house is another asset and valuation can be looked at the same way. Adjustments made based on investments made, improvements and so forth. 

There are companies that do this for very cheap price. Their work product is similar value BUT it should have all the types of data I mentioned and then can be used to expand on and do further work to beef up your valuation work. Worth the 5 or 10,000 baht in my opinion. 

Where to find such companies? 

I might look at the larger ones that are SEC certified to do valuation for public traded companies. 

[smutcakes]

3 hours ago, Minnehaha said:

The govt assessed value is virtually useless as an indicator of value but it is important to know for tax and transfer fees. 

Indicators of value would include, similar land sold recently in same location, similar land up for sale in same location. Collect these 2 types and look at the values. The house is another asset and valuation can be looked at the same way. Adjustments made based on investments made, improvements and so forth. 

There are companies that do this for very cheap price. Their work product is similar value BUT it should have all the types of data I mentioned and then can be used to expand on and do further work to beef up your valuation work. Worth the 5 or 10,000 baht in my opinion. 

Where to find such companies? 

I might look at the larger ones that are SEC certified to do valuation for public traded companies. 

 

Agree with what you say, which is why i noted getting the GAP would be your low point on value. This is your rock bottom price which has evidence you can use. The GAV's whilst always lower than traded prices are a lot more realistic than they used to be as they are updated more often.

 

Unless you have a good mate who happens to of sold land nearby, you are never going to get reliable evidence of actual transactions, the best you would get his heresay of what something might of sold for and asking prices. 

 

The only real way you can do it, which is obviously illegal is to pay one of the land dept offices to give you some data of land transfer values.

 

Second hand buildings have very little value in Thailand, and Thai's typically much prefer new build. It is currently a buyers market and with so much choice, if you want to sell, quibbling about the value of some new fittings you might have put in is going to waiting for a long time if you want to shift the property.

[Destiny1990]

Well i read these reports always about land going up in value each year so i guess it most be doubled in value now for u on paper that is but maybe in reality its another story.

[FritsSikkink]

Go to a real estate dealer, ask him what the price for land is in your area as your wife is interested.

[blackcab]

The exact location and the condition of the property matters enoumously as there are so many variables.

 

It is impossible to give you a square wah price without that information.