Here is the latest selection of properties just added onto the Koh Samui Property listings page.
Chaweng Residence - a spectaular sea view property over looking the whole of Chaweng. Boasting 1,000sqm of built up area spread over 3,500sqm of landscaped gardens. This property offers 4 bedrooms, 4 bathrooms and under cover parking for up to 4 cars.
Narai Kiri Villas - big villas on big plots!! There are 2 completed villas available within this project with either 7 or 8 bedrooms all with amazing ocen views. It is also possible to purchase a plot and design and build your own villa.
Napasai Residence - These beach front villas are designed and managed by the infamous Orient Express Group - enough said!!
Kalara Heights - Luxury sea view villas from the much respected local developer, Kalara.
Karma Samui - A small selection of resales are available from this luxurious villa resort development just a few minutes drive out of the main area of Chaweng.
Panu Apartments & Osho Apartments - 2 more developments from local developer, Kalara both sat right on the beach front of the beautiful Fishermans village at Bophut.
Aja Villas - Designed and developed by Koh Samui based architect 'M Systems'. A group of just 6 luxury ocean view villas with a communal relaxation area
Horizon Villas - Great location sea view and garden villas built to a high standard just a few minutes walk to one of Koh Samui's finest beaches at Choeng Mon.
Play@Samui - A new development of 285 one bedroom condominiums with ocean views in the Bophut area. Staring from just 780,000 THB
Beach Republic Residence - A selection of apartments and villas with full use of one of Samui's most popular Beach Clubs. Fractional ownership option available.
Click here for the full list of our Thailand property listings
Click here for the full list of our Koh Samui real estate listings
Saturday, 18 June 2011
Thursday, 16 June 2011
Bangkok's Super Prime Market
In every established property market, the super prime properties are a segment on their own. Super prime properties do not follow the mass market, neither do the super rich buyers whose criterion and judgement are far removed from the general market trends. London, for example, clearly reflects this. While the majority of the UK market has not recovered back to its peak, the super prime market has continued with its own momentum and doesn’t track the general overall market.
Transactions and prices are driven by strong demand from international investors from Russia, China, India and the Middle East for a limited and specific super prime stock. London has traditionally been the most sought after global property market and one which has proved to be a good long-term investment. London offers super prime projects such as One Hyde Park which in itself attracts affluent international investors.
While elements of the Bangkok property market are experiencing a glut of supply and their prices are flat, Bangkok lacks variety in the super prime market. My definition of super prime properties is those priced over THB 200,000 per sq.m. with an outstanding location, quality and facilities. In late 2007, The Sukhothai Residences was the first super prime property to sell off plan and attracted both elite Thai and foreign buyers. After the global crisis, the market for luxury properties declined globally, but demand is now rebounding. In Bangkok, we have recently seen a few more super prime projects being launched off-plan including The Ritz Carlton Residences and the St. Regis Residences which is completed.
Many people tend to raise the question why these properties command a price premium over and above the market average of THB 125,000 to 150,000 per sq.m. for other high-end condominium projects, and how strong the demand is for super prime properties in Bangkok. My answer is yes, demand is strong, but only if the projects tick all the right boxes which is expected from a super prime project by international standards.
Location is undoubtedly the most important factor. From an international perspective, Bangkok is a popular tourist destination and a regional hub in Southeast Asia. Location wise, the prestige addresses in the CBD which are well connected with an upmarket surrounding are the most desirable. The areas which can compare to Manhattan in New York and Knightsbridge in London will be the areas commanding the premium. One key criteria for location includes uninterrupted spectacular views such as Lumpini Park or the skyline which can add value and premiums. However, it is important to ensure that if all units do not face the main views or are on low floors, they are offered alternative views such as pool or landscaped gardens.
Iconic designs and celebrity architects often go hand in hand with super prime properties. While it is difficult to attribute the percentage of premium generated by a celebrity architect, they often add intrinsic value to the project in addition to design values. The quality of design and functionality is ensured and in many instances the projects become a landmark itself. For example, Mahanakorn where the Ritz Carlton Residences is located boasts a cutting-edge building design by OIe Scheeren. Interior design, whilst subjective in its appeal, must also be the right style and reflects the project’s character and express the feel of luxury through the design, use of quality materials and workmanship.
Along with the design, quality specifications are mandatory for super prime projects and an aspect which developers cannot compromise on. Buyers of super prime properties will expect a level of quality and the latest technology to be incorporated. The use of premium brands for sanitary ware, kitchen cabinets and fittings, appliances and branded furniture, for example, will convey a sense of quality.
Branding is another aspect which is closely associated with super prime projects, from the use of five-star hotel operators, the architect which sometimes is a brand itself, or a developer such as Aman which is an internationally known developer and hotel chain. In Bangkok, most super prime projects to date are associated with five star hotel chains, The Sukhothai, Ritz Carlton and St.Regis. The use of a brand guarantees a level of service and property management which ensures the property upkeep and value appreciation.
The project scale also directly impacts exclusivity. Most successful super prime projects globally feature under a 100 units. Low density and exclusivity are mandatory for the super rich market. However, the number of units will also depend on factors such as pricing, market conditions, planning regulations and financial feasibility.
Lastly, the services and amenities offered by the development must also exceed the basic amenities offered in other projects. Facilities such as a sizable pool and gym, steam and sauna rooms are expected, but to achieve the premium, super prime projects must offer the additional extras such as a spa, private lounge and concierge services.
All the above factors are achievable, but Thailand needs to work on construction standards and workmanship as many luxury projects today still suffer from defects and delivering flawless quality is essential for super prime properties. Buyers for super prime properties are driven by preference in choice rather than price and if all the key criteria have been met, I believe there is room for more super prime properties in Bangkok. The challenge in selling super prime off plan is in conveying the level of luxury and quality as attributes such project facilities, services and the overall atmosphere are not tangible until project completion.
Transactions and prices are driven by strong demand from international investors from Russia, China, India and the Middle East for a limited and specific super prime stock. London has traditionally been the most sought after global property market and one which has proved to be a good long-term investment. London offers super prime projects such as One Hyde Park which in itself attracts affluent international investors.
While elements of the Bangkok property market are experiencing a glut of supply and their prices are flat, Bangkok lacks variety in the super prime market. My definition of super prime properties is those priced over THB 200,000 per sq.m. with an outstanding location, quality and facilities. In late 2007, The Sukhothai Residences was the first super prime property to sell off plan and attracted both elite Thai and foreign buyers. After the global crisis, the market for luxury properties declined globally, but demand is now rebounding. In Bangkok, we have recently seen a few more super prime projects being launched off-plan including The Ritz Carlton Residences and the St. Regis Residences which is completed.
Many people tend to raise the question why these properties command a price premium over and above the market average of THB 125,000 to 150,000 per sq.m. for other high-end condominium projects, and how strong the demand is for super prime properties in Bangkok. My answer is yes, demand is strong, but only if the projects tick all the right boxes which is expected from a super prime project by international standards.
Location is undoubtedly the most important factor. From an international perspective, Bangkok is a popular tourist destination and a regional hub in Southeast Asia. Location wise, the prestige addresses in the CBD which are well connected with an upmarket surrounding are the most desirable. The areas which can compare to Manhattan in New York and Knightsbridge in London will be the areas commanding the premium. One key criteria for location includes uninterrupted spectacular views such as Lumpini Park or the skyline which can add value and premiums. However, it is important to ensure that if all units do not face the main views or are on low floors, they are offered alternative views such as pool or landscaped gardens.
Iconic designs and celebrity architects often go hand in hand with super prime properties. While it is difficult to attribute the percentage of premium generated by a celebrity architect, they often add intrinsic value to the project in addition to design values. The quality of design and functionality is ensured and in many instances the projects become a landmark itself. For example, Mahanakorn where the Ritz Carlton Residences is located boasts a cutting-edge building design by OIe Scheeren. Interior design, whilst subjective in its appeal, must also be the right style and reflects the project’s character and express the feel of luxury through the design, use of quality materials and workmanship.
Along with the design, quality specifications are mandatory for super prime projects and an aspect which developers cannot compromise on. Buyers of super prime properties will expect a level of quality and the latest technology to be incorporated. The use of premium brands for sanitary ware, kitchen cabinets and fittings, appliances and branded furniture, for example, will convey a sense of quality.
Branding is another aspect which is closely associated with super prime projects, from the use of five-star hotel operators, the architect which sometimes is a brand itself, or a developer such as Aman which is an internationally known developer and hotel chain. In Bangkok, most super prime projects to date are associated with five star hotel chains, The Sukhothai, Ritz Carlton and St.Regis. The use of a brand guarantees a level of service and property management which ensures the property upkeep and value appreciation.
The project scale also directly impacts exclusivity. Most successful super prime projects globally feature under a 100 units. Low density and exclusivity are mandatory for the super rich market. However, the number of units will also depend on factors such as pricing, market conditions, planning regulations and financial feasibility.
Lastly, the services and amenities offered by the development must also exceed the basic amenities offered in other projects. Facilities such as a sizable pool and gym, steam and sauna rooms are expected, but to achieve the premium, super prime projects must offer the additional extras such as a spa, private lounge and concierge services.
All the above factors are achievable, but Thailand needs to work on construction standards and workmanship as many luxury projects today still suffer from defects and delivering flawless quality is essential for super prime properties. Buyers for super prime properties are driven by preference in choice rather than price and if all the key criteria have been met, I believe there is room for more super prime properties in Bangkok. The challenge in selling super prime off plan is in conveying the level of luxury and quality as attributes such project facilities, services and the overall atmosphere are not tangible until project completion.
Friday, 3 June 2011
Hua Hin Beach Front Property in Strong Demand
Strong demand for beach front property in Hua Hin is leading to growing competition for seaside land amongst developers and rising prices. According to Risinee Sarikaputra, associate director of research and consultancy at Knight Frank Chartered (Thailand), beachfront condominiums are difficult to find due to the scarcity of beachfront land in the area, thus the selling prices are expected to increase.
There will also be more demand from foreign buyers due to the convenience of the location with its complete facilities.
"The lack of good beachfront land plots in Hua Hin has resulted in condominium development moving south to Pranburi and north to Cha-am," said Risinee. "Currently, there are many big players entering the market. This will increase the tension to smaller scale companies and privately owned ones that have developed in the area. The next surge in Hua Hin condominium developments is most likely to take place in Khao Takiab, Cha-am, and Pranburi"
Major players in the current Hua Hin market include Quality Houses PLC, Charn Issara Group, a joint venture between CMC and St. James Hotel, Sansiri PLC, and Land & Houses PLC.
According to Knight Frank Thailand Research, the total condominium supply in the Hua Hin area as of the end of 2010 was 6,504 units, accumulated since 2003. The figure is for the cumulative supply in Cha-am, Hua Hin, Khao Takiab, Khao Tao and inland areas. The large volume of additional supply was shown in 2007, with about 2,121 units, followed by 1,506 in 2008 and 778 in 2010 respectively.
There were many additional supply added in the inland area during 2007 and 2008 particularly in the South Hua Hin area because of convenient access to public transportation and close to many shopping centres, restaurants and other facilities.
In Q1 2011, there were 38 condominium projects, comprising 4,751 units, being marketed. Most of these projects are located in Khao Takiab area, with 1,449 units, followed by the inland (1,241) and Cha-am areas (1,015).
Based on the Knight Frank survey, the majority of unit types being marketed are two and one bedroom units, accounting for 41 per cent and 38 per cent of the total supply respectively. The market shows a low supply of the three bedroom (6 per cent) and four bedroom (1 per cent) types.
Around 42 per cent or 1,928 units of the total supply in Q1 were beachfront projects, while non-beachfront projects accounted for 1,588 units, representing 33.4 per cent of total. The units of inland projects accounted for 1,241 units.
Currently, there are 10 condominium projects with a total supply of at least 1,500 units planned for development in Cha-Am and Hua Hin. Of which, only three projects are new condominium developments, while the rest are expansions of existing developments.
Risinee added that most of the future projects would be located in the inland area, while a project developed by Prime Nature Group will be located in Cha-Am. Another project will be in North Hua Hin, where SC Asset recently bought a 10-rai land plot.
There will also be more demand from foreign buyers due to the convenience of the location with its complete facilities.
"The lack of good beachfront land plots in Hua Hin has resulted in condominium development moving south to Pranburi and north to Cha-am," said Risinee. "Currently, there are many big players entering the market. This will increase the tension to smaller scale companies and privately owned ones that have developed in the area. The next surge in Hua Hin condominium developments is most likely to take place in Khao Takiab, Cha-am, and Pranburi"
Major players in the current Hua Hin market include Quality Houses PLC, Charn Issara Group, a joint venture between CMC and St. James Hotel, Sansiri PLC, and Land & Houses PLC.
According to Knight Frank Thailand Research, the total condominium supply in the Hua Hin area as of the end of 2010 was 6,504 units, accumulated since 2003. The figure is for the cumulative supply in Cha-am, Hua Hin, Khao Takiab, Khao Tao and inland areas. The large volume of additional supply was shown in 2007, with about 2,121 units, followed by 1,506 in 2008 and 778 in 2010 respectively.
There were many additional supply added in the inland area during 2007 and 2008 particularly in the South Hua Hin area because of convenient access to public transportation and close to many shopping centres, restaurants and other facilities.
In Q1 2011, there were 38 condominium projects, comprising 4,751 units, being marketed. Most of these projects are located in Khao Takiab area, with 1,449 units, followed by the inland (1,241) and Cha-am areas (1,015).
Based on the Knight Frank survey, the majority of unit types being marketed are two and one bedroom units, accounting for 41 per cent and 38 per cent of the total supply respectively. The market shows a low supply of the three bedroom (6 per cent) and four bedroom (1 per cent) types.
Around 42 per cent or 1,928 units of the total supply in Q1 were beachfront projects, while non-beachfront projects accounted for 1,588 units, representing 33.4 per cent of total. The units of inland projects accounted for 1,241 units.
Currently, there are 10 condominium projects with a total supply of at least 1,500 units planned for development in Cha-Am and Hua Hin. Of which, only three projects are new condominium developments, while the rest are expansions of existing developments.
Risinee added that most of the future projects would be located in the inland area, while a project developed by Prime Nature Group will be located in Cha-Am. Another project will be in North Hua Hin, where SC Asset recently bought a 10-rai land plot.
Thursday, 2 June 2011
New Bangkok Condominium Project - Noble Ploenchit
Thai listed developer Noble Development has launched its latest residential Bangkok condominium development, worth almost THB14 billion (US$462.35 million), in the bustling area of Ploenchit in downtown Bangkok. The project is expected to appeal to Thai buyers looking for a home in the city or to investors.
The Noble Ploenchit project will be located close to Ploenchit BTS on a 9-rai land plot, of which six rai was acquired from Raimon Land last year for the record price of THB1.2 million (US$39,630) per square wah, and another three rai was purchased from the Juengrungruangkij family.
"The plot is one of the most prime locations in Bangkok as there are no condominiums in this area, and it neighbors areas such as Siam Square and Chidlom," said Thongchai Busarapan, Noble Development's managing director.
According to Thongchai, the project will consist of four buildings comprising three residential buildings of 50, 45, and 14 storeys, totalling 1,442 units, as well as one three storey office building.
"A condominium project with over 1,400 units may sound a lot but when compared to our plot size, the ratio is not high at all," said Thongchai.
The residential units will be available in four different configurations including one, two, three bedroom units and penthouses with private swimming pools. The sizes range from 40 sqm to over 200 sqm. Prices start from THB5.9 million (US$194,850) or THB148,000 (US$4,890) per sqm.
"Each unit at Noble Ploenchit will have a private lift access. This will be the first time in Thailand that a condominium will have this kind of facility as in the past only penthouses would have such privacy," he added.
The project will introduce the new environmentally friendly and energy saving cooling system 'Central water cooled system', which eliminates the use of an air conditioning compressor. It will also dedicate 4 of its 9 rais land plot for gardens and green space within the development.
The construction, valued at almost THB9 billion (US$297.2) in total, will start in June next year and will be slated for completion in 2016.
Noble Development chairman and chief executive officer Kitti Thanakitamnuay said the Ploenchit area will become a 'Vertical Garden City', the new city centre where important commercial and hotel facilities will be located.
"Once the Park Venture building is completed this year, and the Central Embassy shopping centre and 6 star hotels such as the Park Hyatt Hotel Bangkok and The Okura Prestige Hotel Bangkok in the coming years, we can say that Ploenchit neighbourhood will become a world renowned new commercial district like La Defense in Paris, Canary Wharf in London, and Roppongi Hills in Tokyo," he said.
For more information on the Bangkok real estate market
For more information on the Thailand real estate market
The Noble Ploenchit project will be located close to Ploenchit BTS on a 9-rai land plot, of which six rai was acquired from Raimon Land last year for the record price of THB1.2 million (US$39,630) per square wah, and another three rai was purchased from the Juengrungruangkij family.
"The plot is one of the most prime locations in Bangkok as there are no condominiums in this area, and it neighbors areas such as Siam Square and Chidlom," said Thongchai Busarapan, Noble Development's managing director.
According to Thongchai, the project will consist of four buildings comprising three residential buildings of 50, 45, and 14 storeys, totalling 1,442 units, as well as one three storey office building.
"A condominium project with over 1,400 units may sound a lot but when compared to our plot size, the ratio is not high at all," said Thongchai.
The residential units will be available in four different configurations including one, two, three bedroom units and penthouses with private swimming pools. The sizes range from 40 sqm to over 200 sqm. Prices start from THB5.9 million (US$194,850) or THB148,000 (US$4,890) per sqm.
"Each unit at Noble Ploenchit will have a private lift access. This will be the first time in Thailand that a condominium will have this kind of facility as in the past only penthouses would have such privacy," he added.
The project will introduce the new environmentally friendly and energy saving cooling system 'Central water cooled system', which eliminates the use of an air conditioning compressor. It will also dedicate 4 of its 9 rais land plot for gardens and green space within the development.
The construction, valued at almost THB9 billion (US$297.2) in total, will start in June next year and will be slated for completion in 2016.
Noble Development chairman and chief executive officer Kitti Thanakitamnuay said the Ploenchit area will become a 'Vertical Garden City', the new city centre where important commercial and hotel facilities will be located.
"Once the Park Venture building is completed this year, and the Central Embassy shopping centre and 6 star hotels such as the Park Hyatt Hotel Bangkok and The Okura Prestige Hotel Bangkok in the coming years, we can say that Ploenchit neighbourhood will become a world renowned new commercial district like La Defense in Paris, Canary Wharf in London, and Roppongi Hills in Tokyo," he said.
For more information on the Bangkok real estate market
For more information on the Thailand real estate market
Wednesday, 1 June 2011
BOGOF to Samui Beach Village
BUY ONE NIGHT GET ONE NIGHT FREE AT SAMUI BEACH VILLAGE VILLAS
For the whole of June 2011 Samui Beach Village is offering this great offer, but to take advantage of it you must book before the June 6th, so you need to act quick!!
I personally stayed here for 2 weeks recently and can highly recomend it!!
Samui Beach Village Villas
Sitting directly on the beach in Huatanon, just south of Lamai, Samui Beach Village offers a range of 16 private villas from 2 to 5 bedrooms, perfect for family holidays.
Facilities
* Brand new Club House
* Club House pool with pool bar
* Club House Restaurant
* Tennis court
* Fully equiped gym
* Luxury spa facilities
* Beach front restaurant & bar
* Large beach front pool
* Beach front massage sala
* Kiddies pool
Pictures
60 Metre beach front swimming pool and massage salas
Beach front villa
Villa bedroom
Villa dining area
Club House pool and tennis court
For the whole of June 2011 Samui Beach Village is offering this great offer, but to take advantage of it you must book before the June 6th, so you need to act quick!!
I personally stayed here for 2 weeks recently and can highly recomend it!!
Samui Beach Village Villas
Sitting directly on the beach in Huatanon, just south of Lamai, Samui Beach Village offers a range of 16 private villas from 2 to 5 bedrooms, perfect for family holidays.
Facilities
* Brand new Club House
* Club House pool with pool bar
* Club House Restaurant
* Tennis court
* Fully equiped gym
* Luxury spa facilities
* Beach front restaurant & bar
* Large beach front pool
* Beach front massage sala
* Kiddies pool
Pictures
60 Metre beach front swimming pool and massage salas
Beach front villa
Villa bedroom
Villa dining area
Club House pool and tennis court
Sunday, 22 May 2011
Ultimate Luxury - Sunset Views and 2 Private Beaches
For those that require only the best in exclusive living, here is a one-of-a-kind offering from Thai-Real.com. Set in the south of Koh Samui, this land offers some of the best uniterupted views available on the island. Perfect for building one of the finest villas on Koh Samui
Land Features
* Watch the sunset behind the five islands
* Approx. 7.5 rai (3 acres)
* 2 private beaches
* Crystal clear waters
* Private access road
* Completely secluded
* No neighbours
* Full concrete road to and within the land
* 3 phase electric to and within the land
* 2 huge water tanks in place
To really appreciate this land we recomend seeing it in person, but for now here are a small selection of pictures
The sun setting behind the Five Islands
Looking down from the land
Private beach 1
Private beach 2
Rough outline on Google Earth
Land Features
* Watch the sunset behind the five islands
* Approx. 7.5 rai (3 acres)
* 2 private beaches
* Crystal clear waters
* Private access road
* Completely secluded
* No neighbours
* Full concrete road to and within the land
* 3 phase electric to and within the land
* 2 huge water tanks in place
To really appreciate this land we recomend seeing it in person, but for now here are a small selection of pictures
The sun setting behind the Five Islands
Looking down from the land
Private beach 1
Private beach 2
Rough outline on Google Earth
Monday, 25 April 2011
Guranteed Rental Returns Now Offered @ The Pelican Krabi
You may remember a few months ago we introduced you to a new development in Krabi named The Pelican. Since then phase 1 is almost 60% sold out and to keep the momentum going at the same pace, the developers have decided to offer a GUARANTEED RENTAL RETURN OF 7% FOR 3 YEARS to the remaining units in the phase.
Details
Developed by the very experienced Bangkok based develoment firm, Perry Group International, The Pelican is sure to set a new standard of living for the Krabi area.
The Pelican sits right in the centre of several luxury resorts in what is quickly becoming Krabi's up and coming area. Neighbours include The Grande Sheraton, Nakamanda, Sofitel, Ritz Carlton Reserve, Tubkaek Boutique Resort, Amarai Resort and a new resort under development under the Kata Group brand. (previously the Andaman Beach Resort).
The Pelican is phase 1 of a much larger development that will consist of condominiums, villas and a luxury hotel operating as The Pearl Andaman Beach Resort
To arrange a viewing of the on-site show unit or to request more information please click here, reply to this mail or call Nick on +66(0)86-0606-321
Facts
* Location: Klong Muang Beach, Krabi
* Unit size: 78 to 240sqm (including balcony)
* Bedrooms: 1 to 3
* Bathrooms: 1 to 3
* Price: 7.4m to 22.1m THB
* Swimming pool: Large communal
* Plunge pools: Select Units
* 24 hour CCTV
* Library/business centre
* Coffee/wine bar
* Pool bar
* Shuttle service
* 24 hour concierge
* Fitness centre
* WIFI throughout
* Project completion: 15 months
Pictures
Click here for more Krabi Real Estate listings
Click here for a full list of Thai Real Estate listings
Details
Developed by the very experienced Bangkok based develoment firm, Perry Group International, The Pelican is sure to set a new standard of living for the Krabi area.
The Pelican sits right in the centre of several luxury resorts in what is quickly becoming Krabi's up and coming area. Neighbours include The Grande Sheraton, Nakamanda, Sofitel, Ritz Carlton Reserve, Tubkaek Boutique Resort, Amarai Resort and a new resort under development under the Kata Group brand. (previously the Andaman Beach Resort).
The Pelican is phase 1 of a much larger development that will consist of condominiums, villas and a luxury hotel operating as The Pearl Andaman Beach Resort
To arrange a viewing of the on-site show unit or to request more information please click here, reply to this mail or call Nick on +66(0)86-0606-321
Facts
* Location: Klong Muang Beach, Krabi
* Unit size: 78 to 240sqm (including balcony)
* Bedrooms: 1 to 3
* Bathrooms: 1 to 3
* Price: 7.4m to 22.1m THB
* Swimming pool: Large communal
* Plunge pools: Select Units
* 24 hour CCTV
* Library/business centre
* Coffee/wine bar
* Pool bar
* Shuttle service
* 24 hour concierge
* Fitness centre
* WIFI throughout
* Project completion: 15 months
Pictures
Click here for more Krabi Real Estate listings
Click here for a full list of Thai Real Estate listings
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