by kevinyeo | Oct 15, 2017 | Buying Guides
Let us first start by defining the boundaries of Bangkok’s CBD.
“CBRE Thailand” one of the established Property Consultancies in Bangkok, defines the boundaries of the Core Central Business District as Silom, Sathon, Rama IV Rd, Ploenchit, Wireless Rd.
Naturally, as the commercial, leisure and business center of Bangkok, the land price is bound to be the highest which in turn leads to rising property prices.
In recent years, the high land prices have led to talks about the development of new CBD in greater Bangkok such as Rama 9 and Thonglor.
However, it is of my opinion that while it is common for sub-CBD to gain momentum and develop, the local infrastructure, office tower supply, mass transit lines, general transport links and leisure options have firmly established Bangkok’s city center.
Here are 5 Reasons Why You Should Invest In Bangkok’s CBD – While You Can Still Afford It
1. Prime CBD Land Is Now Hard To Find
With the relentless urbanization, it is now difficult to find prime land plots for redevelopment. The lack of land supply simply means the prices of prime land in Bangkok CBD will continue to rise. Which will be a much-welcomed news for existing landlords and property owners.
Developers continue to launch high priced condos in the area. With Sansiri’s Wireless 98 reaching as high as THB 720,000 per square meter.
2. Good Investment For Landlords
Bangkok’s CBD is a little bit, unlike others. It has developed into an interesting landscape featuring a mixture of hotels, retail and residential developments and offices.
All the best of everything are within reach for someone staying here. It’s the district most highly paid expats would want to rent.
Tried and trusted location with high-quality tenants. It can’t get any better than this.
3. Luxury Condos Are Luring Asia’s Ultra-Rich To Bangkok
Developers and analysts are reporting high levels of interest in the luxury real estate in the city’s central areas, even in the light of rocketing purchase prices and low to non-existent yield potential. A trend fuelled in part by growing interest among rich Chinese, Singaporean, Japanese and Hong Kong buyers.
Even domestically, the affluent urban Thais are increasingly moving from large suburban mansions to condominiums and apartments in central Bangkok.
In Bangkok’s CBD, this is where you find the highest concentration of luxury condominiums on offer.
4. The Best Of Everything Is In Bangkok’s CBD
Living in Bangkok’s CBD, you have access to the best of everything. Minus the traffic jam to get there.
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Premier office buildings such as the Empire Tower, Sathorn Square, Bangkok City Tower, Standard Chartered, AIA Sathorn, Bangkok Bank Head Quarters, UOB Bank, and many more;
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5-star and top hotels such as the Dusit Thani Hotel, Mandarin Oriental, Shangri-La Hotel, Sukhothai, Banyan Tree, W Hotel Bangkok, Sofitel So Hotel and many more;
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Embassies such as those from Australia, France, Malaysia and Singapore;
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Top educational institutions the likes of Bangkok Christian College, St Chef on Convent, Assumption College, Shrewsbury International School and the Bangkok University;
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Leading medical institutions such as Bangkok Christian Hospital, Saint Louis Hospital, Hospital Bangkok Nursing Home (BHN) and Chulalongkorn Hospital; and
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Cultural establishments such as Alliance Francaise, Goethe-Institut Thailand, Sathorn Soi 1.
- Shopping Belt such as Siam Paragon, Siam Center and Central World.
5. Bangkok’s CBD Still Offers Decent Value For Money
According to globalpropertyguide.com, property prices in the world’s top real estate markets like the US, UK and other Asian hotspots like Singapore and Hong Kong are between two to six times more expensive than Thailand.
Also, the absence of punitive stamp duties for foreign nationals such as those found in Singapore and Hong Kong and the liquidity of developers and the selectivity of banks in approving mortgages as positive indicators.
And, of course, also appealing are the perks that come from living in a city with myriad lifestyle benefits and easy access to the rest of Thailand and the world.
What To Buy In Bangkok’s CBD
The Line Sathorn by Sansiri (Launching Soon)
Sathorn – Silom | Bangkok
Prices Start 7,900,000 THB
28 Chidlom by SC Asset
Chidlom – Lumpini | Bangkok
Prices Start 15,000,000 THB
Ashton Silom by Ananda
Silom | Bangkok
Prices Start 8,500,000 THB
Q Chidlom Phetchaburi by Ananda
Chidlom – Petchaburi | Bangkok
Prices Start 5,590,000 THB
The Surawong by Chewathai Hup Soon
Sathorn, Silom | Bangkok
Prices Start 5,990,000 THB
by kevinyeo | Oct 9, 2017 | Buying Guides
Rama IV Road is a major road in Bangkok named after King Rama IV.
The MRT Blue Line follows below Rama IV road between Hua Lamphong MRT Station and Queen Sirikit National Convention Center MRT Station.
Rama IV Road also connects Silom-Sathorn, Lumpini-Ploenchit, and Sukhumvit. 3 of Bangkok’s prime districts.
The Transformation of Rama IV Road
Despite its superior connectivity, Rama IV Road has yet to experience levels of growth similar to Sukhumvit Road.
However, that is all about to change.
As land prices in traditionally popular areas soar and land supply are hard to come by, developers have now turned their sights to areas around Rama IV. The region offers large plots of good value land available for redevelopment.
According to a report by The Nation, investments worth more than Bt100 billion are being pumped into condominiums, retail, office and hotel development on Rama IV. Transforming the road into a new landmark area of Bangkok over the next few years.
What are catalysts driving this transformation? Let us see.
One Bangkok
A once-in-a-generation development, One Bangkok is a fully integrated district ideally located in prime central Bangkok at the corner of Wireless Road and Rama IV, right next to Lumphini Park, with unsurpassed accessibility through direct connections to the MRT.
Spread over 41 acres, this US$3.5B project will be a mix of office towers, hotels, residences and retail. Reports say it will include a 90-story skyscraper.
FYI Center
Located at the corner of Rama IV Road – Ratchadapisek Road, the FYI Center comprises of two buildings and provides over 55,000m² of office space, a 239-room hotel, and public retail and restaurant spaces. The development is completed and fully operational.
Suan Plern Market
The Athakravi Group, looking to capitalize on the 10,000 office workers in the nearby offices and local residents, has launched a 10,000 square meter Community Mall. This development dubbed “Suanplern Market” will offer an industrial loft concept and will have more than 250 Shops including a Makro Food Service.
Redevelopment of Khlong Toei
According to a report by The Nation, The Port Authority of Thailand, a state agency, hopes to develop 223 rai in Khlong Toei for a mixed-use project, comprising an office building, logistics and warehouse facilities, and a shopping complex.
The project, which has an investment budget of over Bt50 billion, is currently at the study stage, with negotiations underway with lessees about vacating the land.
Investment Opportunities
As the area urbanizes, developers are also busy snatching up good land parcels for condominium developments.
Condominium projects launched in the area since the beginning of 2014, and worth more than Bt50 billion in total, include the Condolette Pixel by Pruksa Real Estate, The Portrail RamaIV-Sukhumvit 38 by Krung Thai Land Development, The Room Rama IV by Land & Houses, the Aspire Rama IV by AP (Thailand), and Ananda Development’s Bt6.5-billion Ideo Q.
Oka Haus by Sansiri is another quality development waiting to benefit from the transformation of the Rama IV region. It is located mere minutes away from Rama IV and Sukhumvit. Oka Haus is projected to launch sometime end of this year.
When all of the new investment is complete, Rama IV will be a commercial and residential landmark in Bangkok.
by kevinyeo | Oct 8, 2017 | Buying Guides
Thong Lo or Thonglor is also known as Sukhumvit Soi 55.
Thonglor is a prime residential location because it has so many lifestyle services and amenities, such as restaurants, shopping centres and hospitality venues. The area also has both day-life and night-life as it is located close to BTS, making it very convenient for people travelling between their home and place of work.
Thong Lo BTS
In recent years, Thonglor has become synonymous with the hippest night spots and most trendy restaurants in town. Popular with both local Thais and expats alike.
Octave Sky Bar
Roof Hideaway
As such, Thonglor has become 1 of the choice location for home-stay by millionaires and celebrities. This is also an area where it is highly favoured by expats, especially the Japanese. So much so that it is also known as “Little Tokyo”.
Lately, developers have shifted their focus to this Thonglor and are launching luxury projects in this area.
According to The Nation newspaper, Thonglor is about to welcome:
“…developments worth more than Bt50 billion combined this year.”
This staggering level of investment demonstrates an unprecedented level of confidence in the demand for luxury properties in Thonglor.
Condo prices have shifted upward from 120-150,000 THB Per/Sqm to an impressive 250,000+ THB Per/Sqm for some of the top projects.
Khun By Yoo Inspired By Starck (Sansiri) – Baht 15 million
The Reserve Thonglor (Pruksa Real Estate) – Baht 10 million
See Also: Another Excellent Development By Sansiri In Thonglor-Ekamai. Global Launch In September.
The area has also developed a stable rental market offering rental yields in the region of 4-6%. In terms of tenant demographics, the area attracts a mix of expats such as Japanese, Korean and European residents.
According to Plus Property, a real estate agency, the most popular units are one-bedroom condos with 50-55 square metres of space, which fetch a rental price of Bt50,000-Bt60,000 per month.
Nexus Property Market, another real-estate agency, forecasts that demand for condominiums priced between Bt200,000 and Bt360,000 per square metre in the Thonglor area will remain still strong, due to the limited availability of land for new development.
Thonglor will continue to attract quality people who desire a premium lifestyle.
by kevinyeo | Oct 8, 2017 | Buying Guides
Lately, all the focus on Bangkok’s prime properties is in Thonglor – the latest investment hotspot.
As such condo prices in Thonglor have shifted upward from 120-150,000 THB Per/Sqm to an impressive 250,000+ THB Per/Sqm for some of the top projects.
Running parallel to Thonglor, Ekkamai is benefitting from the spillover effects. And here’s the good news for investors – this neighbourhood is still pretty much under the radar!
Ekkamai – An appealing neighbourhood
While Thonglor is often seen as the flashy, high society hang-out, Ekkamai has more of an old town charm to it. It still has a good mix of day and night entertainment venues and is no less convenient than it’s neighbour.
Gateway Ekamai
Big C Ekkmai
From Ekkamai, it is only a few BTS stops away to Asoke. It is also easily accessible via Phetchaburi, Sukhumvit and Rama 4 Road.
Last but not least, for families, there’s also easy access to good international schools.
Is There An Investment Opportunity?
Yes, there certainly is. The convenience, location and trendy environment have made Ekkamai a much sought after location for young working professionals.
The location is slowly but surely gaining its reputation as a desirable residential address.
In fact, major developers are slowly making their presence felt in Ekkamai with recent launches.
The Lofts Ekkamai By Raimon Land – Fully Sold
RHYTHM Ekkmai by AP (Thailand) – Fully Sold
Taka Haus Ekamai 12 By Sansiri – Launching Soon (Read review here)
At an average price of THB180,000-THB200,000 psm, prices of condos in Ekkamai are still relatively lower compared to those in Thonglor. This means lower capital outlay for investors as well as better rental yields.
It is also worth noting that Ekkamai has yet to see as much re-development as Thonglor.
This will eventually translate into better investment upside for investors who are the early movers.
This article first featured on www.LittleBigRedDot.com
![[Interview] An Insider’s Guide To Investing In Bangkok Properties](https://investbangkokproperty.com/wp-content/uploads/2017/10/getting_a_retirement_visa_in_thailand.jpg)
by kevinyeo | Oct 8, 2017 | Buying Guides
The recent pre-launch of Taka Haus by renowned developer Sansiri has generated a lot of buzzes. I’ve received a lot of questions about investing in Bangkok properties and I thought why not put all these questions together and have them answered – by someone who is familiar with the Bangkok property market and has got personal experience investing in Bangkok properties. So I decided to grab hold of a good friend of mine Daryl Lum to have all these questions answered. Daryl runs an investment blog at www.daryllum.com where he has also detailed his own personal experience in buying Bangkok properties.
Here is the transcript of the interview:
Kevin: Hi Daryl. Once again thank you for allowing me to do this interview with you. Before we start, could you tell us a bit more about who you are and what you do?
Daryl: I am essentially a real estate agent by trade. I also invest in some small businesses and I maintain my blog.
Kevin: When did you start dealing with Bangkok Properties?
Daryl: Back in end 2012. I was the project IC for a few projects which my company was handling back then.
Kevin: Why Bangkok and not somewhere else? Like Cambodia or Vietnam?
Daryl: Bangkok has very good infrastructure as compared to places like Cambodia and Vietnam. I do agree that Cambodia and Vietnam will eventually develop but the prices which Cambodian and Vietnamese properties are going for are almost comparable to properties in Bangkok. Do remember that Bangkok has a comprehensive rail line, two international airports and is relatively safe compared to other countries in the region. It will take places like Cambodia or Vietnam a few decades to develop the level of infrastructure that Bangkok has currently. Moreover, corruption is rife in places like Cambodia or Vietnam as compared to Bangkok.
Kevin: Versus the time when you started, how much has Bangkok changed?
Daryl: It has changed a lot. I travel up to Bangkok at least 3 times a year. Every time I am in Bangkok I see changes. For example, there was a 3-month gap between my previous 2 trips to Bangkok. In that time they built a link bridge from Central World at Chidlom to Platinum Fashion Mall. Many buildings have also been demolished to make way for new ones. Bangkok is progressing at an extremely rapid rate. There are a lot of Chinese as well.
Kevin: Tell us more about the property you invested in. What made you invest in it?
Daryl: It is a freehold studio apartment in Sukhumvit Soi 12. The closest BTS Station is Asoke. It is about 5-10 minutes walk from the BTS Station.
Kevin: Has the value gone up?
Daryl: Yes, it has.
Kevin: Mind revealing to us how much has it appreciated?
Daryl: Approximately 20-30%. Based on the price I bought it for and the current market price quoted by the property agents in Bangkok. In fact, there was a property agent who had a buyer who made me an offer on the house but I was not keen to sell.
Kevin: Did you get financing for your investment? How easy is it to do so?
Daryl: No I did not. It is not difficult to do so but because the interest rate was higher than what was in Singapore, I decided not to as the quantum of the property was not too large. It would be better to take an equity loan or “gear up” on your current Singapore property to pay for the one in Bangkok.
Kevin: One of the investors’ major concerns is managing the property after its completion. How would you advise they go about doing that?
Daryl: You should buy from a developer with good after-sales service. Most large developers have good after-sales service to manage clients’ properties. These developments may be slightly more expensive as compared to developments from smaller developers but in my opinion, this is a very small price to pay for a piece of mind. If you are looking to sell or rent the property, look for a proper real estate agent. Do not depend on the developer’s sales staff to sell or rent your property. Walk around your condominium. There should be real estate agent offices nearby.
Kevin: I’ve also had people claiming that is it very hard to sell your property in the secondary market. Is there any truth to this?
Daryl: No it is not. Some of my clients have sold their Bangkok properties.
Kevin: How do you see the Bangkok property market going forward? Is there more upside?
Daryl: I think it has run up quite a bit but then so has just about any property market due to the excess liquidity in the system. However, I do think that there is still more upside in the near term as the buying interest from the Chinese is still very strong. The rental market is very strong in downtown Bangkok. Thus if anyone wants to buy a property in Bangkok, please look at downtown Bangkok.
Kevin: For 1st-time investors, what advice would you give to them when investing in Bangkok properties?
Daryl: Buy a property from an established developer and in a very prime location.
Kevin: Before we end, anything else to add?
Daryl: Bangkok is generally a safe country. It is progressing extremely swiftly and it has a well-educated, young population. All signs point to a bright future for the country. Like all investments, investing in Bangkok comes with a certain degree of risk. Many investors want to make money but do not want to undertake risk. This is not possible. What we can do is to mitigate the risk. This is why we purchase from established developers and buy properties in downtown Bangkok. Essentially a property is a shelter. We should look at factors that would attract people to come to Bangkok to live and play. I personally find Bangkok a very liveable city. It is for this same reason that I will not buy properties in Cambodia and Vietnam.
Kevin: Thank you for your time! Appreciate your inputs.
Daryl: You are welcome.
This article first featured in www.LittleBigRedDot.com
