by Daryl Lum | Feb 18, 2022 | News
The official name for Thailand’s capital is in the process of being changed from Bangkok to Krung Thep Maha Nakhon. The Thai cabinet has approved the Royal Society’s proposal for the change of name in principle but this change has still to be vetted by the relevant government officials.
For those who do not know, the full ceremonial name of the Thai Capital is actually…
Krung Thep Mahanakhon Amon Rattanakosin Mahinthara Ayuthaya Mahadilok Phop Noppharat Ratchathani Burirom Udomratchaniwet Mahasathan Amon Piman Awatan Sathit Sakkathattiya Witsanukam Prasit
or
กรุงเทพมหานคร อมรรัตนโกสินทร์ มหินทรายุธยามหาดิลก ภพนพรัตน์ ราชธานีบุรีรมย์ อุดมราชนิเวศน์ มหาสถาน อมรพิมาน อวตารสถิต สักกะทัตติยะ วิษณุกรรมประสิทธิ์
in Thai.
Which translates to
The city of angels, the great city, the residence of the Emerald Buddha, the impregnable city (of Ayutthaya) of God Indra, the grand capital of the world endowed with nine precious gems, the happy city, abounding in an enormous Royal Palace that resembles the heavenly abode where reigns the reincarnated god, a city given by Indra and built by Vishnukarn.
However, don’t worry, for the English speaking general public as well as all of you who just cannot come to terms with the change in name, the common name Bangkok will still be recognised.
Here’s proof:
In essence, it just says that you can still say Bangkok and the rest of Thailand will still know what you mean.
Phew, we actually thought that we have to change our website and YouTube channel to Invest Krung Thep Maha Nakhon Property.
Yours sincerely,
The editorial team at Invest Bangkok Property
by Daryl Lum | Feb 16, 2022 | Noble Projects, Reviews
What are the development attributes?
Noble Evo Ari is a freehold condominium in central Bangkok. It has a project land area of 2-1-70 Rais and consists of 1 residential building and 1 parking building.
Total units: 488 residential units
Room type:
Type A1, A2, A7, A8 (30.2 sq m): 112 units
Type B6, B7, B10, B11, B12, B14 (34.5 – 34.8 sq m): 220 units
Type B3, B4, B12X (45 sq m): 93 units
Type B9 (54.3 sq m): 40 units
Type B5 (56.1 sq m): 23 units
Parking Area
Parking Tower 10 Floors with 249 parking spaces (approximately 51%)
Project Highlight:
Serenity Sky Deck
Sky Patio
Sky Social Club
Ari Sky Lounge
Stairway Sanctuary
Verdant Lobby
Alfresco Yard
Security Services:
24 hours CCTV
Keycard Access Control
24 hours Security Office
Where is this development located?
Noble Evo Ari is located about 300 metres from BTS Ari. Ari is located in north-central Bangkok. It is an upscale residential area and a hipster hangout. It is slightly out of the touristy areas. It is 5 BTS stations away from BTS Siam. Hence, it is still very centrally located in the heart of Bangkok. This area is extremely popular with middle-class Thais and expatriates. The best hipster neighbourhood in Bangkok is perhaps the aptest label for Ari. The reason for its popularity is due to the multitude of cafes, bars, restaurants and the ever relaxing vibe that reverberates through the Ari neighbourhood.
According to Google Maps, it takes 12 minutes to get from BTS Ari to BTS Siam.
Ari BTS to Siam BTS
Who is the developer?
The developer of Noble Evo Ari is Noble Development Public Co., Ltd. They are a publicly listed developer on the Stock Exchange of Thailand. We are also marketing their other current development,
NUE District R9 together with Noble Evo Ari. Their other notable projects include Noble Ploenchit and Noble Revolve Ratchada. Our company has dealt with many of their developments over the past few years.
How do I get the brochure and the latest price and availability list?
You can contact us at:
Shawn Chew 周肖恩
Mobile Number: +66 63 446 0301 (Call, SMS, WhatsApp)
Line ID: shawnbkk
WeChat ID: shawnbkk
Kevin Yeo 杨家晖
Line ID: kevinyeo
WeChat ID: chokobo82
Email: [email protected]
Daryl Lum 林文忠
Mobile Number: +66 66 112 8862 (Call, SMS, WhatsApp)
Corporate website of Bkk Gongyu Co., Ltd:
https://bkkgongyu.com/
Pricing:
While this area is extremely popular as a neighbourhood for the middle-class Thais, increasingly, expatriates are starting to request for units in the Ari neighbourhood. Prices start at about THB 4 million. Decent pricing considering the proximity to BTS Ari. A mere
Location:
If you are looking for a very nice and relaxed neighbourhood with many food offerings, Ari has to be one of the best places in Bangkok. We believe that if you are looking to retire in Bangkok, Ari should be seriously considered. The proximity to BTS Siam as well as the connectivity to the Bang Sue area where there is rapid growth make this area a compelling investment proposition.
Quality:
Our company has dealt with many of Noble Development’s properties. They usually hand over the project as advertised. Their finishing is typically well done and artists rendering of the final product is usually close to what is delivered. We have had little to no issues with the developer’s products. They are one of the more established developers in Bangkok.
Verdict:
Just like Noble NUE District 9, if you are looking for a great deal on a well-located property in Bangkok, now is perhaps the prime time to make your move. This is a project that you should be considering.
Yours sincerely,
The editorial team at Invest Bangkok Property
by Daryl Lum | Feb 12, 2022 | Buying Guides
The Foreign Exchange Transaction (FET) Form (also known as Thor Tor 3), is an official document prepared under the Bank of Thailand (BOT) regulations to report foreign currency exchange transactions in Thailand. This document is evidential proof that foreign currency is used to purchase assets like property in Thailand. The FET form is only issued by authorised financial institutions like banks within Thailand. The authorised financial institution is that is issuing the FET will be the one who handled the exchange of foreign currency.
Why do we need the FET when purchasing Thai property?
A requirement under section 19 of the Thailand Condominium Act for foreign ownership is that a foreigner must use a foreign currency that has been remitted into Thailand to pay for the full purchase price of the condominium.
Why can’t we use remittance services?
Only authorised financial institutions like banks within Thailand can issue the FET form. The FET form shows that foreign currency has been used to pay for the property in accordance with section 19 of the Thailand Condominium Act. The handling bank in Thailand, upon request, will issue the FET form as proof of the remittance and exchange of foreign currency into Thai baht. The FET form will be required at the land office in order to register the transfer of ownership of a condominium unit in the name of a foreigner.
Can I use remittance services from my home country to the developer’s account in Thailand?
No, you should not do that. This is because the FET form must bear the name of the overseas bank from which the money was remitted. This is why we tell all our clients to go to their local banks and use telegraphic transfers to make the payment for the property.
Can I remit Thai Baht from outside of Thailand to pay for the property?
No, you cannot. You will need to remit in a currency other than Thai Baht to fulfil the requirements under section 19 of the Thailand Condominium Act. For example, if you are from Japan, you can remit Japanese Yen from your bank to the developer’s bank. You can also use other currencies like US Dollar. Any currency except Thai baht. If you remit Thai baht from outside of Thailand you will not be issued the FET form.
What happens if I do not follow the requirements? Is there any way for me to transfer the title to my name as a foreigner?
We have encountered many instances whereby foreigners have failed to transfer their Thai property purchases to their names because of failure to adhere to the requirements under section 19 of the Thailand Condominium Act. The way to solve this is to transfer the full sum of the condominium in a foreign currency. Even though you may have paid the full sum to the developer, because you did not do it in accordance with section 19 of the Thailand Condominium Act, you will not be able to transfer the title to your name.
If you are unsure of the requirements when purchasing a Thai property, please contact our team for more information.
Yours sincerely,
The editorial team at InvestBangkokProperty.com
by Daryl Lum | Feb 11, 2022 | Reviews
Where is Rama 9?
Rama 9 Road or Rama IX Road is an 8.7-kilometre road that starts at the Rama IX intersection, where Ratchadaphisek meets Asok-Din Daeng and it ends at Srinakarin Interchange.
Rama IX intersection
If you are familiar with locations such as Terminal 21 and Asoke BTS Station as a tourist, then Rama 9 is just north of Asoke BTS Station. In fact, Asoke BTS Station connects to MRT Sukhumvit Station which is two MRT stations away from MRT Phra Ram 9. If you are taking a taxi, it should take you about 5 minutes (with light traffic) to 15 minutes (with heavy traffic) to get to Terminal 21 from the Rama IX intersection. According to Google Maps, it’s a mere 2.9 kilometres away.
Is this area well connected?
Well, yes! This area is a commercial hub not because it was designated as one but because it is centrally located. If you look at the connectivity options, MRT Phra Ram 9 is located one MRT station away from Petchaburi which is linked to Makkasan Airport Rail Link which brings you to Suvarnabhumi airport. A stop further south will bring you to MRT Sukhumvit which is where Terminal 21 is located. You can link to the Asoke BTS which runs through the lower sois of Sukhumvit. This is typically where tourists are familiar with.
If you head up north just a station you will reach MRT Thailand Cultural Station. This station is an interchange between the present MRT line and the upcoming Orange Line.
Going back to how this area organically developed, we will have to deduce that due to its connectivity to the various business hubs, development started to pile up in the area. Grand Central Rama 9, G Tower, the Stock Exchange of Thailand are just a few landmarks in the area. There was supposed to be a Super Tower built in the area but those plans were shelved and instead something smaller is being developed on the original Super Tower site. The Super Tower was supposed to be the tallest building in Bangkok but the cost was deemed to be too prohibitively high that the initial plans were scaled down.
What is this area famous for?
If you are the type that frequents nightlife, then you should be familiar with Royal City Avenue or more commonly referred to as RCA. This area is the epicentre of the Bangkok clubbing scene. Many popular clubs are located in this area. If you’ve only been to this area at night, we would recommend that you visit this area in the day to experience how bustling a commercial hub it is.
There are large multinational corporations that set up their offices in this area. Unilever set up its regional headquarters at G Tower which is within walking distance to MRT Phra Ram 9. The Stock Exchange of Thailand (SET), AIA Capital Tower and the Chinese Embassy are located in this area. There is much talk that the financial hub of Bangkok is slowly shifting to the Rama 9 area.
What has been the situation in the past few years?
Due to the fact that many companies have been shifting to the Rama 9 area, the property prices pre-Covid were rather escalated. This is especially so with the announcement of the Super Tower. In fact, if you have been following our commentary for the past few years especially before the Covid-19 hit Bangkok, you would realise that we have always felt that Rama 9 was an area of great potential but the pricing was too elevated for us to recommend most projects. However, after the Super Tower plans were shelved and downgraded and with the pandemic limiting travel restrictions, demand has tapered a great deal. Prices have eased off a great deal and are at levels that seem much more reasonable.
Ok so I am here for shopping and dining advice. Do you guys know anything?
Yes we do. If you are looking for a good shopping mall with large brands, a movie theatre etc… then that’s Central Plaza Grand Rama 9. It is linked to MRT Phra Ram 9 so once you reach the MRT station, you are linked to the shopping mall. If you want to purchase electronics then visit Fortune Town. That is across the main road from Central Plaza Grand Rama 9. If you are a tad younger and are looking for a more “hip” shopping mall then head to The Street Ratchada. There used to be a Talad Rot Fai (Train Night Market) behind Esplanade Shopping Mall which is one station away at MRT Thailand Cultural Centre but that has been shuttered due to the pandemic. Perhaps it might be revived in future when travel restrictions are lifted.
For dining options, there’s Somboon Seafood. It’s a popular seafood restaurant. Both locals and tourists patronise this restaurant, especially for their fried crab curry. If you want some excellent sushi as well as excuisite restaurants, head to G Tower. OMG Bar is a great place to chill and listen to some live music.
OMG Bar. A nice place to chill and listen to some live music.
For all things Bangkok, especially property, look for InvestBangkokProperty.com!
Yours sincerely,
The editorial team at InvestBangkokProperty.com
by Daryl Lum | Feb 7, 2022 | Noble Projects
What are the development attributes?
NUE District R9 is a freehold condominium. It has a project area of 9,963.2 square meters and consists of two towers.
Tower R is a 33 floor, 550 unit residential block with 1 commercial unit on the ground level.
Tower 9 is a 44 floor, 891 unit residential block
The unit types are:
• 1 Bedroom M: 26.00 SQ.M.
• 1 Bedroom L: 30.20 SQ.M.
• 1 Bedroom Plus: 34.80 SQ.M.
• 2 Bedroom 1 Bath: 40.50 SQ.M.
• 2 Bedroom 2 Bath: 46.00 SQ.M.
Facilities include:
G Floor Area Approximately 7,100 sq.m.
(Open space 6,100 sq.m., Interior&semi-outdoor 1,000 sqm.)
Tower R: Moon Lobby, Mailroom with smart locker,
Laundry Pick-up Room, Delivery Pick-Up Room
Tower 9: Cloud Lobby, Mailroom with smart locker,
Laundry Pick-up Room, Delivery Pick-Up Room, Private Meeting Room
Reclined Garden, Serene Park (with shades playground, Fit club)
Juristic Person Office with parcel room
EV Charger Station – 10 stations
7th Floor Area Approximately 3,000 sq.m.
Open space 1,400 sqm., Interior & Semi-outdoor 1,600 sqm.)
Recreation Zone: Mellow Co-kitchen, Photography Studio, Recording Studio, Kids Club, Art Hub
Recharge Zone: Urban Yoga & Pilates, Golf Simulator, Harmony Park
Reinspire Zone: Synergy Space & Library, Private Focus Room
Revive Zone: Mingle Games Room(VR station, E-Sports, Pool table Lounge, Board Game), Private Spa Room, Styling Salon, Recess Garden
33rd Floor Tower R Area Approximately 755 sq.m. + Rooftop Garden 405 sq.m.
Rising Pool: 5×25 m. Lap Pool with Jacuzzi, Kids Pool, Shallow Pool, the Spiral connected
Sky Fitness, Surf Studio, Steam Room, Ivory Lounge, Rooftop garden, sky bridge
41st Floor Tower 9 Area Approximately 1,045 sq.m. + Rooftop Garden 495 sq.m.
Twilight Pool: 5×25 m. Lap Pool with Jacuzzi, Kids Pool, Shallow Pool, The Sunken Pavilion.
Energy Club (Gym), Live Training Studio, Steam Room, Indigo Lounge, Panoramic roof garden, sky bridge
Total Parking Space: 600 Parking Spaces
• 591 Parking Spaces On G, 2nd 6th FL. (15 Mechanical Parking Space On 6 th FL.)
• Handicapped Parking Space On Every Parking Floor
• Public/Taxi Parking: 6 Parking Spaces
• Garbage Car Park
• Ambulance Car Park (For Emergency: Only 2 Parking Spaces)
• 24-Hour CCTV
• Security System With Access Control By Face Scan and Keycard
• 24-Hour Security Officers
• Bluetooth Long Length Parking Access System
Where is this development located?
NUE District R9 is located next to Central Rama 9 and MRT Phra Ram 9. This area is a business hub with many large international companies like Unilever setting up their regional headquarters in the area. The Chinese embassy is also nearby and it’s one of the reasons why there is a large Chinese community in this area. The Stock Exchange of Thailand (SET) is within walking distance from this area. Next to the SET is AIA Capital Centre. It is about halfway from MRT Phra Ram 9 to MRT Thailand Cultural Centre.
There is a very large expatriate community in this area and the Chinese community frequents this area quite a fair bit! (No they don’t go to Chinatown… that place is generally for tourists).
The draw for this area is the connectivity. This is one MRT station away from MRT Thailand Cultural Centre which is going to be an interchange of 2 train lines. It is also one MRT station away from MRT Phetchaburi where it links with the Makkasan station which is on the Airport Rail Line which leads to Suvarnabhumi Airport.
Who is the developer?
The developer of NUE District R9 is Noble Development Public Co., Ltd. They are a publicly listed developer on the Stock Exchange of Thailand. Their other notable projects include Noble Ploenchit and Noble Revolve Ratchada. Our company has dealt with many of their developments over the past few years.
How do I get the brochure and the latest price and availability list?
You can contact us at:
Shawn Chew 周肖恩
Mobile Number: +66 63 446 0301 (Call, SMS, WhatsApp)
Line ID: shawnbkk
WeChat ID: shawnbkk
Kevin Yeo 杨家晖
Line ID: kevinyeo
WeChat ID: chokobo82
Email: [email protected]
Daryl Lum 林文忠
Mobile Number: +66 66 112 8862 (Call, SMS, WhatsApp)
Corporate website of Bkk Gongyu Co., Ltd:
https://bkkgongyu.com/
What are your thoughts about this project? (Maximum 10 ⭐s)
Pricing:
⭐⭐⭐⭐⭐⭐⭐⭐
In the past, properties around the Rama 9 area were extremely overpriced. This was due to the fact that the Super Tower was slated to be built. However, ever since the Super Tower was cancelled, the prices of properties in this area have fallen. Demand for rent along this stretch of road is still strong and represents a decent return on investment if you were to purchase a unit in NUE District R9 to have it rented out. Previously, prices in the area were south of THB250,000 per square meter. Expectations have tapered somewhat and you will be purchasing a very decent development at less than THB150,000 per square meter. Considering the developer and the facilities which are slated to be included in the development, this should be a very decent deal.
Location:
⭐⭐⭐⭐⭐⭐⭐⭐
For those who are looking to purchase a property for retirement, this is perhaps not the best location, hence… please look away. This development is in an extremely busy area. The office crowd is extremely huge on workdays. You will typically have to queue to get into the popular restaurants in the malls around NUE District R9. There are many tourists around the area. The Chinese expatriate community is also very significant in this area. All the elements that make this a bad place for retirees make it a good place for property investors. Rents are strong and NUE District R9 is located right next to MRT Phra Ram 9 and Grand Central Rama 9. The location is top-notch. It did not score much higher on the scale due to the fact that this area feels extremely cluttered to us.
Quality:
⭐⭐⭐⭐⭐⭐⭐⭐⭐
Our company has dealt with many of Noble Development’s properties. They usually hand over the project as advertised. Their finishing is typically well done and artists rendering of the final product is usually close to what is delivered. We have had little to no issues with the developer’s products. They are one of the more established developers in Bangkok.
Verdict:
If you are looking for a great deal on a well-located property in Bangkok, now is perhaps the prime time to make your move. This is a project that you should be considering.
Yours sincerely,
The editorial team at Invest Bangkok Property
