Investing in Bangkok

[lifeline]

Hi Brothers and Sisters,




Last Saturday we went to a property talk on investing in Bangkok. I am not endorsing any developer or property. Just want to share with fellow brothers and sisters here info and statistics for further understanding and appreciation of overseas property investment, in this instance Bangkok. Phantom will esp like these charts to add to his collections!




Hope you all dun mind the resolution... it's the best I can do with my note 2 in dim lighting and far distance along with poor resolution of original slides meant to discourage copying.


some slides:

http://www.mediafire.com/convkey/38ca/hv0xcx1j7be1nff6g.jpg

http://www.mediafire.com/convkey/21d5/k5wpovmjm6f75zs6g.jpg

http://www.mediafire.com/convkey/819b/64ue7t11ehnryy36g.jpg

http://www.mediafire.com/convkey/739b/i6knh7p5dvw04bo6g.jpg

http://www.mediafire.com/convkey/bf63/sfv16g1djjvs5tm6g.jpg

http://www.mediafire.com/convkey/a295/8w6dz1cnp6i7h636g.jpg

http://www.mediafire.com/convkey/2e32/4u78bbjbk2cohfb6g.jpg



Please see more details of that talk here:
http://www.mediafire.com/?3stalhw2ze5o5





A few more points (from the talk) :

1. Lending rate in Thailand is ~7%.
2. Mortgage rate can get ~ 4 to 5%.
3. Got to prove money coming in from outside - my summarised understanding.

4. Rental Tax
a. Individual is 0.
I take this to mean unofficial cos never declare.
b. Corporate is 25%.
So go for individual.
Also split into rental for unit, and rental for furniture (though got to pay 7% VAT).

I did not verify the above info again with the presenter... so may have heard some parts wrongly.

5. Mainly for capital appreciation rather than rental yield (according to the saleslady).








http://www.mediafire.com/convkey/c1e6/9w2psz334r1uxb16g.jpg





If you see the tax chart (from friend's friend), take it that overall tax is about 10%.
My relatives just stayed at The River (South block is 2nd highest in Thailand!) and on the way back now. Very nice with convenient river transport. Original owner can get 9% rental yield based on original purchase price. Need to also factor in the lull non-occupied period though.


Friend's friend who has bought in Bangkok said above 200k baht psm (~782psf sgd) is expensive. To put in context, for this project, this developer launched several years ago at 200k baht psm and now asking for > 300k baht psm for 2br and above ! Perhaps these are the better premium units for international investors.



Well... put aside my work to compile these for the brothers and sisters here.
Hope it is useful.
It was really interesting to read about the various projects here.
Lots of info on the web and youtube, esp those 3d walkthrough.
Also the various banters on their local forums as well as skyscrapercity give more food for thoughts.





mcmlxxvi will like this `almost' mm project with 1000plus units already 50 to 60 % sold at launch.
http://www.youtube.com/watch?hl=en-GB&v=QpYLoN_SSl8&gl=SG

another flythrough
http://www.youtube.com/watch?v=NoqU5cJhI1A



Lastly H7N9 bird flu may be coming. Hope it is not going to be serious and the vaccine is out and ready by then.
Eat well, drink lots of fluids for hydration, rest well, appropriate exercise and get rid of stress to improve our body's immunity. Also masks may become necessary later on.

Sharing is caring. We should all come together and share, and agree to disagree. Why? cos stress will reduce immunity; unless the brothers here find forceful forum disagreements to be therapeutic ventilations - then carry on lor. I remembered some time back that Laguna suggested having some protocol on code of ethics for this forum. Perhaps the more senior forummers can come out with one?


Cheers,
lifeline

[radha08]

bro pardon my ignorance and pun INTENDED if your property dont make money in BANGKOK at least its a a great place to BANG ur KOK WAHAHAHA:D:D:D:banana:

[lifeline]

haha radha...
aiya... that was just part of exploring and learning... in Singapore.
no condo there. and never bang top or bottom. :D

[radha08]

haha radha...
aiya... that was just part of exploring and learning... in Singapore.
no condo there. and never bang top or bottom. :D

chill bro i just a bit more sane than bj21:D

[leesg123]

bro pardon my ignorance and pun INTENDED if your property dont make money in BANGKOK at least its a a great place to BANG ur KOK WAHAHAHA:D:D:D:banana:Problem with thailand is sometimes those 'babes' will end up as... KOK meet KOK! :doh:

[leesg123]

Thank you for sharing! One scary thing about BKK is the numerous number of abandoned projects.
Hi Brothers and Sisters,




Last Saturday we went to a property talk on investing in Bangkok. I am not endorsing any developer or property. Just want to share with fellow brothers and sisters here info and statistics for further understanding and appreciation of overseas property investment, in this instance Bangkok. Phantom will esp like these charts to add to his collections!




Hope you all dun mind the resolution... it's the best I can do with my note 2 in dim lighting and far distance along with poor resolution of original slides meant to discourage copying.


some slides:

http://www.mediafire.com/convkey/38ca/hv0xcx1j7be1nff6g.jpg

http://www.mediafire.com/convkey/21d5/k5wpovmjm6f75zs6g.jpg

http://www.mediafire.com/convkey/819b/64ue7t11ehnryy36g.jpg

http://www.mediafire.com/convkey/739b/i6knh7p5dvw04bo6g.jpg

http://www.mediafire.com/convkey/bf63/sfv16g1djjvs5tm6g.jpg

http://www.mediafire.com/convkey/a295/8w6dz1cnp6i7h636g.jpg

http://www.mediafire.com/convkey/2e32/4u78bbjbk2cohfb6g.jpg



Please see more details of that talk here:
http://www.mediafire.com/?3stalhw2ze5o5





A few more points (from the talk) :

1. Lending rate in Thailand is ~7%.
2. Mortgage rate can get ~ 4 to 5%.
3. Got to prove money coming in from outside - my summarised understanding.

4. Rental Tax
a. Individual is 0.
I take this to mean unofficial cos never declare.
b. Corporate is 25%.
So go for individual.
Also split into rental for unit, and rental for furniture (though got to pay 7% VAT).

I did not verify the above info again with the presenter... so may have heard some parts wrongly.

5. Mainly for capital appreciation rather than rental yield (according to the saleslady).








http://www.mediafire.com/convkey/c1e6/9w2psz334r1uxb16g.jpg





If you see the tax chart (from friend's friend), take it that overall tax is about 10%.
My relatives just stayed at The River (South block is 2nd highest in Thailand!) and on the way back now. Very nice with convenient river transport. Original owner can get 9% rental yield based on original purchase price. Need to also factor in the lull non-occupied period though.


Friend's friend who has bought in Bangkok said above 200k baht psm (~782psf sgd) is expensive. To put in context, for this project, this developer launched several years ago at 200k baht psm and now asking for > 300k baht psm for 2br and above ! Perhaps these are the better premium units for international investors.



Well... put aside my work to compile these for the brothers and sisters here.
Hope it is useful.
It was really interesting to read about the various projects here.
Lots of info on the web and youtube, esp those 3d walkthrough.
Also the various banters on their local forums as well as skyscrapercity give more food for thoughts.





mcmlxxvi will like this `almost' mm project with 1000plus units already 50 to 60 % sold at launch.
http://www.youtube.com/watch?hl=en-GB&v=QpYLoN_SSl8&gl=SG

another flythrough
http://www.youtube.com/watch?v=NoqU5cJhI1A



Lastly H7N9 bird flu may be coming. Hope it is not going to be serious and the vaccine is out and ready by then.
Eat well, drink lots of fluids for hydration, rest well, appropriate exercise and get rid of stress to improve our body's immunity. Also masks may become necessary later on.

Sharing is caring. We should all come together and share, and agree to disagree. Why? cos stress will reduce immunity; unless the brothers here find forceful forum disagreements to be therapeutic ventilations - then carry on lor. I remembered some time back that Laguna suggested having some protocol on code of ethics for this forum. Perhaps the more senior forummers can come out with one?


Cheers,
lifeline

[radha08]

Problem with thailand is sometimes those 'babes' will end up as... KOK meet KOK! :doh:

haha just like what happens at changi village:D

[mygeemeel]

I visited one freehold development at Langsuan which was completed not too long ago.

I didn't like the price (can't rem now), flood, sales staff couldn't answer questions, loan interest very high, rental not good, left a few units that were lousy (facing).

Another development (very good location) but 30 year lease only.

I think it is not so ideal for investors.

[DKSG]

Bangkok City is a sinking city.

Even the government is planning long term evacuation to another place.

But if you buy and sell within 5-10 years, should be ok.

That means your investment horizon is very limited by physical conditions.

The floods are expected to get worst if nothing is done.

Thats all I know (not sure right or wrong) about Bangkok.

DKSG

[singaporegingy]

If you are keen to invest, buy only those near BTS/MRT (not more then 200m away). As in Sukhumvit area, I personnally feel that anything beyond Thong Lo area should not be considered.

Recently have been to afew BKK property launches in Singapore, am surprise that Singaporeans are willing to part with their $$ so fast and easy. Agents will tell you all sorts of stories like this area has thousands of foreigners working , rental yield above 6%, walking distance to BTS (pls google n check, walking distance could be more then 400m), new financial centre, future CBD, international school blah blah.. take it with a pinch of salt before you give them your cheque.

If really keen, buy from reputable Thai developers only. Prices offered by local agents are way above those sold in thailand, so pls do your homework. :2cents:

[mygeemeel]

A good friend of mine (residing in Bangkok) told me he bought studio units (3~4 units in the last 2 years). He sees the price appreciation and insist can make money. His are leasehold. Not sure if it is 99 or 30 years though.

Being sceptical, i checked out the completed freehold Q Langsuan condo. Walking distance to BTS about 8 mins. In house agent told me it can command good rental but unable to provide me the info with confidence when i asked more. Then the loan portion... i don't buy in cash and the high interest rate and after calculating, it is guaranteed negative rental yield. I think so.

Yes, BKK is sinking. The same friend said so... told me not to buy central BKK. I think if not central BKK, i rather use the money to buy Japan props. At least warranty is 10 years and good built quality (at least i have seen the showflats). Anyone any idea or experience in Japan properties?

Lastly, BKK/Japan condos look much nicer than Spore condos.

[hyenergix]

A good friend of mine (residing in Bangkok) told me he bought studio units (3~4 units in the last 2 years). He sees the price appreciation and insist can make money. His are leasehold. Not sure if it is 99 or 30 years though.

Being sceptical, i checked out the completed freehold Q Langsuan condo. Walking distance to BTS about 8 mins. In house agent told me it can command good rental but unable to provide me the info with confidence when i asked more. Then the loan portion... i don't buy in cash and the high interest rate and after calculating, it is guaranteed negative rental yield. I think so.

Yes, BKK is sinking. The same friend said so... told me not to buy central BKK. I think if not central BKK, i rather use the money to buy Japan props. At least warranty is 10 years and good built quality (at least i have seen the showflats). Anyone any idea or experience in Japan properties?

Lastly, BKK/Japan condos look much nicer than Spore condos.

Bangkok by right should have been badly flooded last year if not for the diversion of water from the northern rivers to the surrounding towns.

http://lifechanyuan.org/bbs/forum.php?mod=viewthread&tid=4228

[eng81157]

Bangkok is sinking by centimeters each year, so take your chances

the political scene is highly volatile and unstable, so take your chances again.

[notholow]

I am thinking about starting a business in Phuket, Thailand. As a foriegner who has visited Thailand several times, I love Thailand and wand to live there and have my own business. According to the Thailand Board of Investment (http://www.boi.go.th), there are many protections put in place to limit the ability of foreigners to compete with Thais for local jobs. I will be glad if there are friends in this forum who are active in local business and could help me on starting them from the beginning, tell me about legal documents needed and the cost of obtaining work and business permit from government local offices, the amount of investment required, overall status of foreign business in Thailand.

[MikeBangkok]

Here is something about how to buy properties in Thailand. You may find it useful:
https://senseproperty.com/how-to-buy-property-in-thailand