I'm buying a condo, looking for opinions on a few areas/properties

[Danbrooks2k]

I have spent probably 6 months in Pattaya spread between 7 trips since 2017. I started looking at Condos on my very first trip and have been back and forth between buying and renting for some time.

If I never work another day I can expect $1152 USD a month in 10 years from December. I have a decent savings that can easily sustain me in in thailand for 10 years, 20 if I can stick to a budget. I dont drink, smoke or have any expensive vices.

My favorite condo that I have stayed in is Grand Avenue. Except for one nasty old German prick that lives there and tries to make everyone miserable. Its a great condo, great location, sub par gym but amazing pool, sauna, steam room and view. Overpriced in my opinion.

My favorite budget friendly condo is Amazon Residence in Jomtien. Great everything except location. I like walking, but not that much walking.

 

So here is the scenario... I work offshore 30 days and have 30 days off. When covid restrictions eventually lift the client I work for will fly me to and from Thailand. I am almost 52 and not quite ready to retire yet. The project I am on will last between 3-5 years and I would like to finish it and save every penny.

 

I am planning to buy a condo in Thailand in the next 90 days. I have seen the arguments to rent vs buying, but I am thinking about what the price of rent might be in 20 years. Knowing rent isnt part of my budgeting is why I want to just pull the trigger and buy a place. I have driven a scooter in Pattaya... but I dont enjoy it. I would rather walk. Location is important. I dont need to be right on Soi Buakhao, but Jomtien really isnt really for me.

Here are a few that caught my eye.

Spanish Place, here is one place I have never been. Looks kinda no frills and out of the way. But it appears to be a decent small unit for a dirt cheap price.

https://www.thailand-property.com/condo-for-sale-in-spanish-place-central-pattaya-chonburi_8758954

MAXX Central, very interesting ... they say on their site they will rent your condo for you and take 10% a little closer to where I want to be and a very nice looking unit

https://www.fazwaz.com/property-sales/studio-condo-for-sale-at-maxx-central-condotel-in-nong-prue-pattaya-u75863

Yensabi condotel... I have kinda been in the area. I know domestic Thai tourists stay here. The unit itself looks amazing for the price and the location cant be beat.

https://www.thailand-property.com/condo-for-sale-or-rent-in-yensabai-condo-south-pattaya-chonburi_7975192

And Finally 9 Karat condo, the unit is ugly, but huge for the price. I am only interested because I have seen how nice a fully upgraded unit looks. Anyone familiar with this building?

https://www.fazwaz.com/property-sales/1-bedroom-condo-for-sale-at-9-karat-condo-in-nong-prue-pattaya-u62759

 

I am wanting 35m minimum and want to stay under 50k USD. Walking distance from soi Buakhao and beach road would be nice. If anyone has any thoughts, opinions or suggestions I am all ears!

[penboy]

My only advice would be to spend more time in Pattaya before buying. Stay in a few condos for 1 month at a time.

I'm thinking of buying and I know what I want and where. I have had 26 trips here and spent more than 3 years before deciding to buy. I've stayed in more than a dozen places dotted around town.

Your thinking is on the right track.

[Joeleg]

As your trips are regular. Rent in the shortlist of condos that you made. Helps avoid unexpected surprises. 

[Geordie59]

Staying in a condo before you buy is good advice. You won’t hear the Karaoke or other night time noise when you go for a viewing during the day time. And you’ll get to know about any potential troublesome neighbours, if they allow short term let’s and the problems they cause residents etc. 

Soi 15 would a good place to start. City Garden has a good maintenance program which is important for a long term purchase. Newer places like Grande Avenue haven’t been around long enough to prove their record in that respect. 

[davidge]

1.6m baht or so is at the ‘budget’ end especially in central Pattaya so options will be limited.

As others have said, don’t buy until you’ve stayed in that building for at least a month. There’s always an impulse to rush once you’ve decided to buy something but I’d take it slow.

Of those you mentioned the only one I’m really familiar with is Yensabai. DO NOT BUY THERE.

Given your list, location preference and budget it’s well worth looking at Center Condo. You’d find something in your budget if you don’t want any view other than a wall , but could get a higher floor if you stretch your budget a bit. 

[CampariO]

Some points to consider (not only for your case, but for everyone):

Location:
Distance to Bahtbus line, beach, shopping mall.
Noise: in the morning or during night (bars, discos, traffic, or temples. Talk to the neighbours or ask in forums).
Location of schools, Kindergarden, supermarkets (with imported stuff). 
Is the area often flooded? Is the carpark flooded?

Building:
Disadvantage of new buildings: 
-noise by owners moving in and installing kitchen and other furniture, can last for years
-management unknown, can reduce the value and living comfort quickly, if property is managed poorly.
-common fees might not be paid fully in future 
-walls can be thin and you can hear neighbours talking.
State of building: check paint inside and outside, water damage, are elevators and hallways kept clean?
How long do you have to wait for an elevator during busy weekends? How many are there?
Pool: water clear? Noise from kids, number of persons, nationality
Is it allowed to rent out rooms on a short term basis (results in noise, wear and tear)
Common area is taken care well?
Is a private parking lot included? How many common lots are there compared to number of units? Some of the newer condos don’t have sufficient lots and are overcrowded on weekends when the Bangkok crowds are coming in. 
Common fee: how much per m2
Check yearly report of owners meeting: is money left or are there any major expensive repairs coming up?

Unit:
Size (m2) advertised to be compared with what is stated in the land paper (Chanot). Balcony is usually counted full, not 50 % as in some European countries.
Any other name on the Chanot (bank or some money lender)?
View: only sea view might become boring. A mix of city and sea view could be better. Will it be possible to block the view by a new high rise?
Furnishing:
Empty, partially, or fully furnished? Quality and condition?
Tiles are laid even? AC old or new? Inverter ACs (and fridges) are silent and save money.
Ceiling with gypsum board or cheap looking square foam plates?
Good TV provided?
Water pressure ok? 
Plastic or leather furniture?
Are all common fees paid to the juristic office (they have to give the ok in writing to the land office. It takes a couple of days to get this paper, to be arranged by the owner)

Security:
Must show ID card or everybody can come in?
Building entrance with Key Card?
Do some apartment doors have ugly metal grid doors, or do all doors look same?

For resale or rental to be considered:
-View
-Location
-Foreign ownership
-Rental by agency or office inside the building possible?
-Availability of cleaning service 

Others:
Quick sales can save a lot of money.
If a lawyer is needed, select one as early as possible and discuss the sale. 
For foreign ownership: bank statement from Thai bank will be required to proof, the funds were transferred from oversea.

Watch out for disadvantages in these areas:
Naklua: some high rises are very close to each other; some have the kitchens installed on the balcony which can produce noise and be heard from the building next door. Distance from sea to Sukhumvit is bigger than in Jomtien. Flooding of Naklua road still persistent. 

Pattaya: lots of traffic, congestions, and traffic jams during festivals and on weekends. Noise from bars, karaoke very likely. Still the best area for short term rentals.

Jomtien: Baht bus route ends on Soi Chaiyapruek. Beach is now being enlarged from the south end. Beach road busy on weekends. Good for retirement but younger crowd prefers Pattaya. No shopping malls.

Na Jomtien: some cheap beach front condos can be had but could be difficult to resell. Need your own transportation, not so many restaurants, bars or shopping facilities available.
 

Edited April 17, 2022 by CampariO

[cheetzie]

If I was buying for retirement, Id personally prefer the Prathamak area in between South Pattaya and Jomtien. It’s much quieter up there and has some pleasant beach areas plus a few great GCs and restaurants. You’d need a scooter to get around or rely on the motor bike taxis. 
 

If I was much younger, I’d rent in the centre of Pattaya knowing I could, if I wanted to, move out after my contract ended and try somewhere else in either Pattaya or further afield like Krabi. 

[Petesie]

Bolt taxi is a godsend for people slightly off the beaten track; I'd rather pay 80b in an airconned sedan than on the back of a Sontaew. 

[The Danimal]

I did see a unit in GA for sale today....foreign quota..1bd/1ba 36sm on top floor for 3.5M baht.....

Needless to say you feel it is overpriced...but you can't beat the amenities and location.....and TBH with your budget you won't be getting anywhere near that location or ameninities....not even close...shit I saw something similar in VT6 for sale today...though I think it was 50sm.....for about the same price.

My suggestion would be simple...if you have to be in the city center.....you either need to move your budget up about 50% or give up pretty much all amenities.  Either way good luck and keep us updated.

I'd recommend the agency in Avenue Mall...seem to be to most reliable I have worked with...I have also heard decent things about Gecko....avoid Pattaya Realty at all costs

[SkippyRoo]

Great thread and responses....possibly in distant future would be looking at something similar...I know from old Skool, work mate - table of knowledge....you don’t want to be in the centre of everything all the time as you will end up broke quickly....don’t know if completely true but can see the merit in remembering that point...

To that end was thinking of asking @Pat Dee about Bang Saray being close but far enough and quiet enough not to over do it, anyway no time on this forum seemed appropriate but please if anyone has details to share please add them...

thanking you guys in advance,

Skippy

[Pat Dee]

10 hours ago, SkippyRoo said:

Great thread and responses....possibly in distant future would be looking at something similar...I know from old Skool, work mate - table of knowledge....you don’t want to be in the centre of everything all the time as you will end up broke quickly....don’t know if completely true but can see the merit in remembering that point...

To that end was thinking of asking @Pat Dee about Bang Saray being close but far enough and quiet enough not to over do it, anyway no time on this forum seemed appropriate but please if anyone has details to share please add them...

thanking you guys in advance,

Skippy

Hi buddy...

More than happy to offer my 2 pennies worth on Bang Saray...

As you know I moved out of Pattaya in order to steer clear of temptation... I lived in Grand Avenue for 7 months and found it "difficult" to stay focused sometimes... I was clean & sober for almost the entirety of my time in GA but as time wore on I just felt that Pattaya wasn't for me any longer.

For 4000B less a month than I was paying in GA I found Mirage Condominiums in Bang Saray... The condo was roughly the same size as GA but had a second bedroom... The building was brand new, only opened in August last year....

Bang Saray itself is absolutely perfect for someone like me who's trying to keep out of harm's way... A beautiful little village with a sizable expat community, plenty of bars & restaurants, beautiful beach & an abundance of street food stalls... There's a plethora of coffee shops too... 30 minutes drive to Soi Buakhao (250-300B in a bolt taxi)... It suited my needs perfectly... My situation might have been a bit different to a lot of guys, I was desperate to stay out of the nightlife scene and, up until February I managed that without any problems...  

It ain't Pattaya tho and if you're looking for wild & raucous entertainment you definitely won't find it in Bang Saray... But as stated It's only a stones throw from Pattaya... Sisaran, the developer at Mirage Condominiums have a couple of new projects in the works right now and I'm on two minds whether to take the plunge or not... I don't think the timing is right for me yet but who knows what the future holds??...

To sum up, Bang Saray is beautiful, a much more laid back vibe than Pattaya.. That wouldn't be everyone's cup of tea but it was perfect for my needs at the time...

Hope that helps buddy 👍

Pat 

[Firewood]

My 2c is that there are a lot of places that will require some degree of walking because they are out of the way or have long entrances etc. Pattaya is not a walking town like some others around the world. You can have a great location here and still have to walk quite a bit to go about daily life outside the Condo.

Bolt is great for now but will the prices stay low forever? - I hope so but wouldn't rely on it.

I personally don't think Maxx Central would produce "reliable" rent while you are on your 30 days off - first of all, the best properties get snapped up first in letting pools - corner units, high up with views etc.

Then your dates have to align perfectly to get max time rented - this will also be difficult.

And then of course, there has to be demand for the location and property itself from essentially, holiday makers.

Basically, your budget has to equal your goals.

When selling my condo in Australia, a buyer just fell in love with the views but wanted a condo with 2 bathrooms where mine had one. I told her she could have that - but she needed to be buy a different condo which would be between 2.5M-4M Baht more.

It's why GA are priced the way they are.

I agree with @davidgethat Center Condo is worth looking at. And I would include Diana Estate albeit, they are going to be smaller or need some work.

[GorGuy RIP]

18 hours ago, Danbrooks2k said:

 

And Finally 9 Karat condo, the unit is ugly, but huge for the price. I am only interested because I have seen how nice a fully upgraded unit looks. Anyone familiar with this building?

https://www.fazwaz.com/property-sales/1-bedroom-condo-for-sale-at-9-karat-condo-in-nong-prue-pattaya-u62759

 

I am wanting 35m minimum and want to stay under 50k USD. Walking distance from soi Buakhao and beach road would be nice. If anyone has any thoughts, opinions or suggestions I am all ears!

I am familiar with the area and 9 Karat Condo is in a reasonable spot.

For the size, seems to be a fair price in this market. 

Close to 7/11's Mini tesco and also VERY close to Big C Extra Supermarket on Central Pattaya road.

Beer bars on Soi Arunatai, plus lots of food stalls.

Easy walk to Soi Bon kot, where the Gentleman's clubs are. From there easy to get to Soi pothole, soi Excite and BooCow.

Close to a lot of nice eating places, reasonable food at reasonable prices.

Dry area (no flooding in this area when it pours down with rain).

It is next to a school, so you would have to check out how noisy it is during the day. Schools being normally noisy at 8am til 8:30 am, then quiet most of the rest of the time apart from lunchtime and school finish time.

If I were looking on your budget this would be my first stop. Rent for a month and see. You could always offer to rent for a month a unit that is for sale, with the option to buy at the end of the month.

[penboy]

58 minutes ago, 1080B said:

My 2c is that there are a lot of places that will require some degree of walking because they are out of the way or have long entrances etc. Pattaya is not a walking town like some others around the world. You can have a great location here and still have to walk quite a bit to go about daily life outside the Condo.

Bolt is great for now but will the prices stay low forever? - I hope so but wouldn't rely on it.

I personally don't think Maxx Central would produce "reliable" rent while you are on your 30 days off - first of all, the best properties get snapped up first in letting pools - corner units, high up with views etc.

And I would include Diana Estate albeit, they are going to be smaller or need some work.

I've looked in Diana Estates. It is a great location IMO, The studios are small but with an overhaul the space could be much better used. Only the tower block has a lift and you need to go up around 20 steps to get to it as it starts on level 2. Cheapest studio I saw was 1.75mil (26m2) and it was up 3 flights of stairs and hot because of the roof.

The double units are too big for a holiday stay IMO

[usexpat46]

If you're satisfied with the 9 Karat location then check out the Nirun Condo nearby.  Not the low level units but the ones in the tower as they are larger.  Many shops in the complex and a short walk to Big C Extra.  

[Danbrooks2k]

WHAT AN ABSOLUTE WEALTH OF INFORMATION AND ADVICE!!!

I cant thank you guys enough. Now, there is a 35m unit at Avenue Residence ( I believe across the street from grand avenue ) But its in a company name. The realtor is contacting the Juristic office to see if they have any available foreign ownership... Its in my immediate budget. Anyone have a dummies guide to buying something in a company name? It seems like a dodge to get around the 49% foreign ownership quota and a pain in the ass. Please tell me if I am wrong about this?

I do realize my budget is a bit tight, it does increase about 5,000 USD every 60 days, but I am a bargain hunter, after I have exhausted every one of the cheaper options then I will consider spending more.

I have a savings I could easily dip into but I hate to "rob Peter to pay Paul". My job is going great at the moment, but this rotation started with some serious bullshit and me having a come to Jesus meeting with the Captain... I alluded to contacting human resources and the corporate safety department. I think things are back on track, but I am getting grumpy in my old age and my tolerance for bullshit is almost gone. I sleep easy at night knowing that I could ( if I had to ) tell this client to fuck off and just fly to Thailand and never look back... but, I'm building a little extra cushion and want to milk this as long as I can put up with it.

Honestly in the short term, renting seems waaaay smarter. What looks like a new building now may fall out of favor when a new condo pops up blocking its beach view. I have talked to old timers that bought new units only to realize 10 years later that the developer doesn't care about the property anymore. My main reason is I dont know what rent will be 20 years from now, and I want to know a place is mine. 

21 hours ago, davidge said:

1.6m baht or so is at the ‘budget’ end especially in central Pattaya so options will be limited.

As others have said, don’t buy until you’ve stayed in that building for at least a month. There’s always an impulse to rush once you’ve decided to buy something but I’d take it slow.

Of those you mentioned the only one I’m really familiar with is Yensabai. DO NOT BUY THERE.

Given your list, location preference and budget it’s well worth looking at Center Condo. You’d find something in your budget if you don’t want any view other than a wall , but could get a higher floor if you stretch your budget a bit. 

I gotta know what the deal is with this condo... the suspense is killing me!!! I have heard its in the Arabic section, I have heard there is grafitti in the elevators... whats the deal, I am dying to know?

[penboy]

17 minutes ago, Danbrooks2k said:

WHAT AN ABSOLUTE WEALTH OF INFORMATION AND ADVICE!!!

I cant thank you guys enough. Now, there is a 35m unit at Avenue Residence ( I believe across the street from grand avenue ) But its in a company name. The realtor is contacting the Juristic office to see if they have any available foreign ownership... Its in my immediate budget. Anyone have a dummies guide to buying something in a company name? It seems like a dodge to get around the 49% foreign ownership quota and a pain in the ass. Please tell me if I am wrong about this?

 

check out the thread I started a few days ago ''mechanics of buying a condo''

[Rocketboy]

22 minutes ago, Danbrooks2k said:

. Now, there is a 35m unit at Avenue Residence ( I believe across the street from grand avenue )

Avenue Residence on Soi 15 is not across from Grand Avenue. Centara is across from GA!

Also there is quite a bit of construction on Soi 15 itself in the area where Avenue and Urban Condos are located 

[Rocketboy]

39 minutes ago, Danbrooks2k said:

Honestly in the short term, renting seems waaaay smarter. What looks like a new building now may fall out of favor when a new condo pops up blocking its beach view. I have talked to old timers that bought new units only to realize 10 years later that the developer doesn't care about the property anymore. My main reason is I dont know what rent will be 20 years from now, and I want to know a place is mine. 

The advice given to me by my expat friends was to rent 6 months to a year before buying. I was/am not interested at all in buying. 

 

I lived in Central Pattaya Urban Condos Soi 15 from October 2018 to October 2020.

 

I moved to and live in Jomtien since Oct 2020. I like it way better than Pattaya! 

 

Renting and the flexibility of it is the way for me....if I grow tired of where I live I can just up and move....not so when you own a condo and maybe need to sale or hope to rent it out! 

 

You talk about rent 20 years from now....dude tomorrow is not promised let alone 20 years from now!

 

Why worry or be concerned about something that is for the most part completely of your control!

Edited April 18, 2022 by Rocketboy

[plahgat]

43 minutes ago, Danbrooks2k said:

 

I gotta know what the deal is with this condo... the suspense is killing me!!! I have heard its in the Arabic section, I have heard there is grafitti in the elevators... whats the deal, I am dying to know?

As said it´s in the Arabic section of town, lots of noise and racing motorbikes up and down the streets at night,

and then you have the Gay Bar street literally next door! I think it says it all! Lol 😉

Good location within walking distance to WS.

[penboy]

28 minutes ago, Rocketboy said:

You talk about rent 20 years from now....dude tomorrow is not promised let alone 20 years from now!

 

Why worry or be concerned about something that is for the most part completely of your control!

You are entitled to your opinion but the OP seems the type of guy who likes to plan ahead. Can't knock a person for that IMO.

[Rocketboy]

35 minutes ago, penboy said:

You are entitled to your opinion but the OP seems the type of guy who likes to plan ahead. Can't knock a person for that IMO.

Yes I am entitled to my opinion and will voice it when I feel the urge to.

 

I was not knocking him, I don't knock anyone for doing what they choose to do! 

 

 

Edited April 18, 2022 by Rocketboy

[penboy]

20 hours ago, cheetzie said:

If I was buying for retirement, Id personally prefer the Prathamak area in between South Pattaya and Jomtien. It’s much quieter up there and has some pleasant beach areas plus a few great GCs and restaurants. You’d need a scooter to get around or rely on the motor bike taxis. 
 

If I was much younger, I’d rent in the centre of Pattaya knowing I could, if I wanted to, move out after my contract ended and try somewhere else in either Pattaya or further afield like Krabi. 

I've been staying in Soi Boukhaow area for more than 10 years. I hardly go out to the bars or agogos. You have got me thinking so I will now jump on  baht bus and go out to investigate Pratumnak area. 

A quick search on condos for sale shows that I will get a lot more for my money in that area. 

[Atlas]

19 hours ago, SkippyRoo said:

Great thread and responses....possibly in distant future would be looking at something similar...I know from old Skool, work mate - table of knowledge....you don’t want to be in the centre of everything all the time as you will end up broke quickly....don’t know if completely true but can see the merit in remembering that point...

To that end was thinking of asking @Pat Dee about Bang Saray being close but far enough and quiet enough not to over do it, anyway no time on this forum seemed appropriate but please if anyone has details to share please add them...

thanking you guys in advance,

Skippy

Loved BS, but the roadworks were driving me crazy, as well as too many trips back to Patts. 

7 hours ago, Pat Dee said:

Hi buddy...

More than happy to offer my 2 pennies worth on Bang Saray...

As you know I moved out of Pattaya in order to steer clear of temptation... I lived in Grand Avenue for 7 months and found it "difficult" to stay focused sometimes... I was clean & sober for almost the entirety of my time in GA but as time wore on I just felt that Pattaya wasn't for me any longer.

For 4000B less a month than I was paying in GA I found Mirage Condominiums in Bang Saray... The condo was roughly the same size as GA but had a second bedroom... The building was brand new, only opened in August last year....

Bang Saray itself is absolutely perfect for someone like me who's trying to keep out of harm's way... A beautiful little village with a sizable expat community, plenty of bars & restaurants, beautiful beach & an abundance of street food stalls... There's a plethora of coffee shops too... 30 minutes drive to Soi Buakhao (250-300B in a bolt taxi)... It suited my needs perfectly... My situation might have been a bit different to a lot of guys, I was desperate to stay out of the nightlife scene and, up until February I managed that without any problems...  

It ain't Pattaya tho and if you're looking for wild & raucous entertainment you definitely won't find it in Bang Saray... But as stated It's only a stones throw from Pattaya... Sisaran, the developer at Mirage Condominiums have a couple of new projects in the works right now and I'm on two minds whether to take the plunge or not... I don't think the timing is right for me yet but who knows what the future holds??...

To sum up, Bang Saray is beautiful, a much more laid back vibe than Pattaya.. That wouldn't be everyone's cup of tea but it was perfect for my needs at the time...

Hope that helps buddy 👍

Pat 

I too lived in Bang Saray and really liked it, but spent many trips back to Patts during the week, so much so I got an apartment there !

1 hour ago, Rocketboy said:

The advice given to me by my expat friends was to rent 6 months to a year before buying. I was/am not interested at all in buying. 

 

I lived in Central Pattaya Urban Condos Soi 15 from October 2018 to October 2020.

 

I moved to and live in Jomtien since Oct 2020. I like it way better than Pattaya! 

 

Renting and the flexibility of it is the way for me....if I grow tired of where I live I can just up and move....not so when you own a condo and maybe need to sale or hope to rent it out! 

 

You talk about rent 20 years from now....dude tomorrow is not promised let alone 20 years from now!

 

Why worry or be concerned about something that is for the most part completely of your control!

This has been my thinking too. I have rented here for the past 8yrs, and although I have nothing to show for it, the flexibility to move around was of concern to me, and that is exactly what has happened. I think I have only stayed in a place for a full lease once, and that was the first year

Although being expensive to pick up and move when I feel like it, it has too many advantages to me personally. 

Of all the places I have stayed, I really loved Pratumnak Soi 3 at Siam Tropical Garden. I ride however, if I depended on Baht bus that maybe a different story. 

Good luck. 

PS. Just a thought. Perhaps you could get something you really want, but rent it out as you won't be in it a lot, then use that rent money to stay somewhere nice each trip back. Win/win

[Atlas]

3 minutes ago, penboy said:

I've been staying in Soi Boukhaow area for more than 10 years. I hardly go out to the bars or agogos. You have got me thinking so I will now jump on  baht bus and go out to investigate Pratumnak area. 

A quick search on condos for sale shows that I will get a lot more for my money in that area. 

It's really a nice spot mate. Close to Patts but a world away, if you like the beach it's just down the road, plenty of eye candy exercising each day...