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

[penboy]

1 minute ago, Atlas said:

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...

Where does the baht bus go? I need to know when to ring the bell and jump off, setting off in 5 mins

[Danbrooks2k]

2 hours 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!

I hear ya... and you do have a valid point. Like someone mentioned I plan ahead... I have had to all my life. I don't have a reliable family or network of friends to bail me out if I am in trouble. 

I have seen some sad old expats sitting on a balcony looking miserable. They didn't budget properly and expected prices to stay the same forever and are now forced to live in a shit apartment with a fan and no amenities. ( i know because one asked me for money, and I got the scoop over a few beers ). I know its a gamble buying anything in Thailand, but I would like to get it out of the way so over the next few years when I can visit between work I can get things set up the way I want them and at least have the security of knowing my rent is no longer a factor in my budget 10 or 20 years from now.

Your opinion is 100% valid and on paper probably makes more sense than mine... I figure an small investment now out of my checking account will be replenished in less than a year and one less thing to worry about when I am no longer interested or able to work.

This forum never ceases to amaze me... Lots of great insights and advice. I have about a dozen more tabs open in my browser exploring more condo options... Pratumnak looks delightful... I guess I am going to have to man up and just buy a scooter, it will open a lot of possibilities and options for me.

I am loving the suggestions you guys have been making.

[Old Scratch]

1 hour ago, Danbrooks2k said:

Pratumnak looks delightful... I guess I am going to have to man up and just buy a scooter, it will open a lot of possibilities and options for me.

Just renting but I chose Jomtien over Pattaya since it was cheaper and has a nicer beach.  If I was staying in Pattaya, it would probably be on Bukhao somewhere.

Pratumnak also fills those qualifications but I chose Jomtien over Pratumnak because:

Lots of good condos right on the baht bus line.  I don't want to drive a scooter...for health reasons...and because honestly, most of the time when I go into Pattaya, I might have a drink or two.  90% of the time when I go to Pattaya, it's for the bars/gogos, etc.  8% of the time I am running an errand but it's close to the baht bus line (like going to Fascino).  And I don't know, like 2% of the time, I am going somewhere not on the line (like a friends condo) and need a Bolt.

I don't mind a little more activity (nice to look out from a high floor and see stuff going on).  VT 3 was like a ghost town when I looked at a room there.

Foodmart is probably my favorite grocery and I can walk there.  Some things I need from Tesco and Big C but they deliver so don't need to be near them.

Being able to take the baht bus up and down the beach in Jomtien is also nice for trying out new restaurants real quick.

(Note, everyone is different, there are no right choices for everyone.  I am not single and hunting barfines every night or I would probably be on Bukhao).

Edited April 18, 2022 by Old Scratch

[jocky king]

I think best time buy condo this year because so many condo owners are desperate to sell . Better buy while you are there , maybe try rent that condo you are interested in , then decide . I bought one 2005 to retire in but haven’t been retired yet !! 555 take  your time. Good luck 

[cheetzie]

1 hour 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. 

Yes it’s nice up there. It was my first place to stay in Thailand back in 1992 at Island View hotel which was next to Cosy beach hotel before it was demolished. A car taxi was always outside the hotel to whisk us down to Walking Street. 

I really like the area. Also, I know this sounds silly but they do have pavements as well! 

[Rocketboy]

2 hours ago, Atlas said:

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...

Yes Pratumnak has some nice condos. And so does Jomtien/Jomtien Beach!

 

And the eye candy you speak of I see every morning when I do my walk on Jomtien Beach and Dongtan Beach up to Pratumnak Soi 5. Or in the opposite direction south all the way to the end of the beach Na Jomtien. Picture below..

 

There are lots of girls out in the late afternoon/early evenings walking/exercising.

 

Right behind the police box at the entrance to Dongtan Beach there are two different aerobic sessions going on at the same time around 1800 just about every night. Quite a few hot girls different age brackets!

 

I walk the beach in both directions depending on how I feel. But, much of the candy can be seen in the mornings (I start @0800) anywhere from say Jomtien Soi 10 & Beach Rd up Dongtan to Pratumnak Soi 5 at the 7-11!

Edited April 18, 2022 by Rocketboy

[jetdoc]

2 hours 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. 

I like the Pratumnak area and looked at some Peak Tower condos, the quality a bit short of what we have at the Base but with thicker doors and still acceptable. One we looked at think 6 or 8th floor with pool and cozy beach view and currently have the cash to buy, but maybe wait a bit and shoot for one on higher floor with Pattaya Bay view. The property is 5+ years old and they still have a few unsold units so maybe price will come down. Wife isn't crazy about the area but maybe she will change. Was focused on Grand Avenue but flood in parking area nixed that idea, but for those without a car/truck/bike a great hard to beat location.

[Danbrooks2k]

23 hours ago, Old Scratch said:

Pratumnak also fills those qualifications but I chose Jomtien over Pratumnak because:

Lots of good condos right on the baht bus line.  I don't want to drive a scooter...for health reasons...and because honestly, most of the time when I go into Pattaya, I might have a drink or two.  90% of the time when I go to Pattaya, it's for the bars/gogos, etc.  8% of the time I am running an errand but it's close to the baht bus line (like going to Fascino).  And I don't know, like 2% of the time, I am going somewhere not on the line (like a friends condo) and need a Bolt.

I don't mind a little more activity (nice to look out from a high floor and see stuff going on).  VT 3 was like a ghost town when I looked at a room there.

Foodmart is probably my favorite grocery and I can walk there.  Some things I need from Tesco and Big C but they deliver so don't need to be near them.

Being able to take the baht bus up and down the beach in Jomtien is also nice for trying out new restaurants real quick.

(Note, everyone is different, there are no right choices for everyone.  I am not single and hunting barfines every night or I would probably be on Bukhao).

I have spread my net a lot wider. I used to stay in North Pattaya near my GF at the time and all her friends and really liked that area. Jomtien does hands down have a nicer beach and seems to have more reasonable prices. I am going to generate a list of properties I like and try to plan a trip in July. 

I have started talking to Magna Carta and it looks like if I wanted to do everything remotely they can make sure its all legit for about $1,000. 15k baht for due diligence and 15k baht to represent me at the land office after the close of the deal.

Can anyone give me an idea of how quickly a condo deal could be completed? Lets say I arrive and make a deposit right away? 

[jetdoc]

12 minutes ago, Danbrooks2k said:

I have spread my net a lot wider. I used to stay in North Pattaya near my GF at the time and all her friends and really liked that area. Jomtien does hands down have a nicer beach and seems to have more reasonable prices. I am going to generate a list of properties I like and try to plan a trip in July. 

I have started talking to Magna Carta and it looks like if I wanted to do everything remotely they can make sure its all legit for about $1,000. 15k baht for due diligence and 15k baht to represent me at the land office after the close of the deal.

Can anyone give me an idea of how quickly a condo deal could be completed? Lets say I arrive and make a deposit right away? 

Once the wife had loan secured just a matter of day to meet at land office and deal complete in a couple of hours.

[Danbrooks2k]

2 hours ago, jetdoc said:

Once the wife had loan secured just a matter of day to meet at land office and deal complete in a couple of hours.

I wasn't expecting it to be that fast... I was kind of hoping i could get it all done in under a month, before returning to work. Awesome! 

[gusincebu]

On 18/04/2022 at 14:33, penboy said:

Where does the baht bus go? I need to know when to ring the bell and jump off, setting off in 5 mins

Baht bus does not go into Pratnumak .. you'd need to take the Jomtien bahtbbus and get out at the top of the Thappraya road hill , intersection Pratnumak road , walk up or take a moto taxi

[penboy]

1 minute ago, gusincebu said:

Baht bus does not go into Pratnumak .. you'd need to take the Jomtien bahtbbus and get out at the top of the Thappraya road hill , intersection Pratnumak road , walk up or take a moto taxi

Yeah thanks, I've discounted it for that very reason.

I'm now considering Jomtien, anywhere close to baht bus route.

[Fired Up Paul]

13 hours ago, Danbrooks2k said:

I wasn't expecting it to be that fast... I was kind of hoping i could get it all done in under a month, before returning to work. Awesome! 

Did mine in 2.5 weeks but it was more complicated than normal as the condo was switched from Company to Foreign ownership so had to wait for the Juristic to provide notifications.

Paid 15K Baht total for legal representation (ATK Law on Soi Post Office) - found them average but adequate tbh.

[The Danimal]

2 hours ago, 1080B said:

Did mine in 2.5 weeks but it was more complicated than normal as the condo was switched from Company to Foreign ownership so had to wait for the Juristic to provide notifications.

Paid 15K Baht total for legal representation (ATK Law on Soi Post Office) - found them average but adequate tbh.

I used K.T. International Law Office on Soi Post office....was gonna say used the same but then I check...Sathaporn Sriyoha...I paid 35K but bought in Company to save about 10% on my sale...nerve-racking but worked out for me.

[Danbrooks2k]

28 minutes ago, The Danimal said:

I used K.T. International Law Office on Soi Post office....was gonna say used the same but then I check...Sathaporn Sriyoha...I paid 35K but bought in Company to save about 10% on my sale...nerve-racking but worked out for me.

DUDE!!! Please still be online... lol... Please explain company ownership to me. I know its kind of a dodge so we can buy condos beyond the 49% offered to foreigners. My main question is, is there anything you have to do after buying in a company name... and annual fee, paperwork, ect. 

I am looking at a beautiful condo, with an amazing location, great price, but company ownership. 

If anyone has a link or can explain the company ownership process, please... I am all ears!

[Edge]

Late to the thread and not offering much in the way of advice but............

If you have the time scan through my thread about my time here, which starts as a house build thread ( first as a Lease then in Company name) followed by two more houses in Company name and finally a Condo' in Foreign name.
Lots of stories and side tracks and even my experience with a certain Lawyer being mentioned here.

Location is most important if you buy, but you can't work that out unless you know yourself.
Whatever you do, I suggest you go for an advice meeting with Tony at Magna Carta.

 

[Fired Up Paul]

Company ownership is technically not legal. But is rarely challenged.

If it is challenged however, you are at risk of losing it all.

You pay less on the in-goings (condo cost and transfer fees) and find it much, much harder to sell.

Typically, you'll pay around 15K yearly for an Accountant to do and file a company return.

[The Danimal]

1 hour ago, Danbrooks2k said:

DUDE!!! Please still be online... lol... Please explain company ownership to me. I know its kind of a dodge so we can buy condos beyond the 49% offered to foreigners. My main question is, is there anything you have to do after buying in a company name... and annual fee, paperwork, ect. 

I am looking at a beautiful condo, with an amazing location, great price, but company ownership. 

If anyone has a link or can explain the company ownership process, please... I am all ears!

See what 1500...err...i mean 1080 🤣 said below ....

Check out the Tulip/Grand Avenue thread if you can find it...won't tag him bevause you will get a TLDR response from Brutox...but he is wise in the ways of the condo purchase....

I myself was not worried about the 49/51% issues ....but do agree it would be harder to sell. 

Also Edge's report is a good informative read as well

42 minutes ago, 1080B said:

Company ownership is technically not legal. But is rarely challenged.

If it is challenged however, you are at risk of losing it all.

You pay less on the in-goings (condo cost and transfer fees) and find it much, much harder to sell.

Typically, you'll pay around 15K yearly for an Accountant to do and file a company return.

 

[Danbrooks2k]

I appreciate the feedback. Internet is a little limited out on a ship, but I managed to do a deep dive on condo ownership under a company name...

Nope! Not for me. I know its done regularly but I don't want to hassle with paying an accountant to produce a bunch of nonsense every year. I prefer to have everything legal up front. Gambling on if the Thai government will revoke my rights in 10 years is easily avoidable. Now I know why company and Thai owned property are so cheap.

[Fired Up Paul]

15 minutes ago, Danbrooks2k said:

Now I know why company and Thai owned property are so cheap.

One thing to consider is asking the Agent if a Thai or Company title can be put into the foreign pool.

This can occur because the 49/51 can change over time or because there are unsold lots that can be changed.

I bought a condo using this method.

[Danbrooks2k]

1 hour ago, 1080B said:

One thing to consider is asking the Agent if a Thai or Company title can be put into the foreign pool.

This can occur because the 49/51 can change over time or because there are unsold lots that can be changed.

I bought a condo using this method.

Yup, I actually am waiting to hear back from a Realtor today about one... The Juristic office was closed until Wednesday. I am sure the quota is filled, but its worth asking at least.

[usexpat46]

Just because the unit up for sale is owned by a Thai doesn't mean that it can't be purchased by a foreigner.  The condo where I live Thais ownership far exceeds the 51%.  Check with the juristic office on the ratio.

[Bababooey]

On 18/04/2022 at 11:56, Danbrooks2k said:

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 used to live at the Avenue Residence and think it is a very well run condo.   While it is currently a horrible place to rent due to road/sewer construction that might represent a buying opportunity.

I would not have the realtor contact the juristic office.  Just walk in yourself. to the main desk where they handle rentals and sales.  Best person to deal with there is Pa.  Even though their rental office is geared towards long term rentals the owners there are probably desperate due to the construction.

The complex has studios usually 35 sqm and one bedrooms usually around 45 sqm.   In many buildings you pay a slight premium for being poolside but at the Avenue is less private than not being poolside.

Yensabai is an old building and many of the units there smell moldy to me. 

I am still renting but will buy if the right unit at the right price becomes available in the Pratumnak Soi 4-5-6 area. I'm in no rush as my guess is that sales prices haven't bottomed yet.   Hard to get real data on actual sales prices.  FazWaz has some actual sales price info but most of the other sites only show asking prices.  One realtor explained that if a farang wants to buy a house it must be done in a company name so one shouldn't be too concerned about buying a condo in a company name.   I prefer buying a unit in the foreign ownership quota but since the foreign quota is more desirable you are paying a premium. 

 

 

[Danbrooks2k]

6 minutes ago, Bababooey said:

I used to live at the Avenue Residence and think it is a very well run condo.   While it is currently a horrible place to rent due to road/sewer construction that might represent a buying opportunity.

I would not have the realtor contact the juristic office.  Just walk in yourself. to the main desk where they handle rentals and sales.  Best person to deal with there is Pa.  Even though their rental office is geared towards long term rentals the owners there are probably desperate due to the construction.

The complex has studios usually 35 sqm and one bedrooms usually around 45 sqm.   In many buildings you pay a slight premium for being poolside but at the Avenue is less private than not being poolside.

Yensabai is an old building and many of the units there smell moldy to me. 

I am still renting but will buy if the right unit at the right price becomes available in the Pratumnak Soi 4-5-6 area. I'm in no rush as my guess is that sales prices haven't bottomed yet.   Hard to get real data on actual sales prices.  FazWaz has some actual sales price info but most of the other sites only show asking prices.  One realtor explained that if a farang wants to buy a house it must be done in a company name so one shouldn't be too concerned about buying a condo in a company name.   I prefer buying a unit in the foreign ownership quota but since the foreign quota is more desirable you are paying a premium. 

 

 

Yeah Grand Avenue is overpriced. I loved my 3 weeks there except for the old German prick in the orange shorts that sat in the same chair all day every day mad dogging me because I brought in a Ladyboy... I seriously considered "accidentally pushing his old ass in the pool" 

He slammed the outer door to the sauna in my face as I was exiting one day... i will say, he was brave for being 90.. I look like an ex convict and he looks like a spicy bowl of soup might give him a stroke. It just goes to show that no matter how fancy the condo, a miserable prick can ruin your day.

[Fired Up Paul]

8 hours ago, Bababooey said:

FazWaz has some actual sales price info but most of the other sites only show asking prices. 

Even then, a lot of "final selling prices" are manipulated to minimise transfer fees so it's actually even harder to get real data.