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Jan 25, 2016

Pattaya is a city in Thailand, a beach resort which is popular with tourists and expatriates. It is on the east coast of the Gulf of Thailand, about 100 kilometres (62 miles) southeast of Bangkok. (H2 Tahoma Bold) Pattaya City is an independent municipal area which covers the whole Nong Prue District, Nakluea and parts of Huay Yai and Nong Pla Lai. The city is in the heavily industrial Eastern Seaboard zone, along with Si Racha, Laem Chabang, and Chonburi. The name Pattaya evolved from the march of Phraya Tak (later King Taksin) and his army from Ayutthaya to Chanthaburi. (H3 Arial Bold) He came face to face with another leader, but they joined forces. The place where the two armies confronted each other was subsequently known as Thap Phraya, which means ‘army of the Phraya’. This later became Pattaya. Pattaya was a small fishing village until the Vietnam War when American servicemen, who were stationed at nearby U-Tapao or other US bases in Thailand, began visiting Pattaya. They began to turn it into a well-known recreational centre. Starting in 1959 with a group of American G.I’s arriving for a week of rest and relaxation, this sleepy little village by the ocean has developed and changed significantly into one of Thailand’s popular tourist destinations. The opening of the Suvarnabhumi Airport in 2006 has made it easier to get to and from Pattaya City. 216/62 Moo 10 (Soi 13) Soi Diana Nongprue Banglamung Chonburi Pattaya City, 20150 Tel./Fax.+66/(0)38 421 580             519/163-164 Moo 6 Soi Siam Country Club Nongprue Banglamung Chonburi Pattaya City, 20150 Tel./Fax.+66/(0)38 190 925-6         +66 (0) 38-421-580 Office +66 081-269-0742 Mobile Kevin Mattson (Managing Director)-English     +66 086-571-4737 Mobile Rujira Emkhla (Tarm)-Thai   You can also email us at info@coastalrealestatepattaya.com

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Tips for Photographing your House or Condo for Sale & Rent

Feb 07, 2016

 Occasionally we get calls or emails from property owners wondering why there has not been anyone interested in their house or condo for sale.Sometimes a quick look at the property on our website will reveal the answer. It could be that it is priced too high, but often times it is a result of the images supplied by the property owner or the condition of the house when a listing agent photographed it.A picture is worth a thousand wordsI’m pretty sure you have heard the expression “a picture is worth a thousand words.” In the instance of a real estate transaction a picture could be worth millions of Baht.According to a recent article in HGTV “80 percent of homebuyers starting their house hunt online, a home’s “pix appeal,”or how good it looks in photos posted on the Internet, is taking over as thetop way to impress buyers off the bat.”And according to a survey by the U.S. based National Association of Realtors, homebuyers rated photos as the feature they use most when searching for a home on the web. Online listings with bad pictures -- or worse, no pictures at all -- can cause buyers to overlook your home from the get-go.It is pretty easy to recognise the importance of presenting your property well in photographs.So, what is the best way to go ensure that your home looks its best on a real estate agent’s website or magazine? We will offer some suggestions below.Tips for making your house look its best.Here are some suggestions for showing your house in the best light.Hire a professionalOkay I know what you are thinking, “I am not going to hire a professional to take photos of a 10,000 Baht a month rental.”Hiring a professional can sometimes be expensive, so this option might not work for sellers on a budget or investors with properties on the low end of the rental spectrum. But it should be considered if your property is at the high end of the market with a lot of competition from similar properties.For some examples of the work of a professional photographer making a property look its best check out the Vineyard. The developers spared no expense when photographing their show homes.Let the agent do itMany agents will be happy to come to your house or condo and take the photos themselves. Some may even employ a professional photographer. In many cases the agency has invested in a good camera and photo editing software to make the photos look as good as possible. Look at the agency’s website for an idea of the quality of photos you can expect from them. Keep in mind though that many sellers send the agency their own images so feel free to ask the agency which properties on their site they have taken photos of. Keep it clean One thing I have to mention about letting an agent photograph your property.  Make sure it is clean and clutter free! There have been occasions when we have arrived to take photos of a property only to have it  look like room  in the image below. This puts us in an awkward situation. We don’t want to embarrass the homeowner by asking  them to clean  up the mess and we don’t want to waste our time photographing a property that is  certainly going to look  unappealing to potential buyers or renters on our site. "The best thing we can do is to politely explain how important the first impression is of    a property when someone looks at it online and then ask to reschedule the  appointment." So have the maid come in in the morning and schedule the photo shoot as soon as they are  finished.Say goodbye to your cell phoneYour iPhone or Samsung may be great for those selfies on Walking Street, but they probably aren’t going to make your house or condo look its best.Most point-and-shoot digital cameras on the market today with five megapixels or more will produce good photos. If you’re willing to fork over a little more cash, a digital SLR offers more settings and allows you to use a variety of lenses. You can sometimes find used ones at reasonable prices on local online classified sites. This could be a good investment if you have a lot of rental properties or are a builder. A tripod is also a good investment for taking sharp photos. Staging your house or condo for sale like a proYour goal is to show off the space, not what’s in it. Make sure your house or condo is clean, and clear out distracting items like toys, refrigerator magnets and the like before taking photos. If this leaves your home looking a little dull, accents like a vase of fresh flowers or some of Thailand’s bright fruits on the table can liven it up. Other things to consider when getting your home ready for show Using natural lightPull up the shades, open the curtains and turn on all the lights to make a room look bright and open. Don’t rely on the camera’s built-in flash. It can sometimes create unattractive shadows and will reflect off mirrors and windows. If at all possible you should avoid taking photos on rainy days or at night, as this will produce gloomy photos. In some cases pictures of the exterior may look better on an overcast day so the sun doesn’t cast dark shadows on your home.Get the best angleOne of the best ways to showcase a room is to shoot from a corner or doorway to include as much of the room as possible. This provides context and makes the room look more spacious than a tight shot does.You’re almost thereAfter taking your photos (hopefully lots of them) select the best ones for each room and tweak them a little to make them look better. Most computers today come with some type of easy to use photo editing software than can brighten up a room that is a bit to dark or crop out some phone lines on an exterior shot.Write a brief descriptionNo one knows your property better than you so take a few minutes and write a brief description the agent can work from.Highlight the best features of your house or condo so a potential buyer or renter will know about them.Match the photos with an accurate, catchy description that paints an appealing picture of your home.  Hopefully these tips will help you get the most out of the photos of your property.To have your photos updated on your condo or house for sale or rent please contact any agent at Coastal Real Estate today.You can also visit us at one of our offices 216/62 Moo 10 (Soi 13) Soi DianaNongprue Banglamung ChonburiPattaya City, 20150Tel./Fax.+66/(0)38 421 580          519/163-164 Moo 6 Soi Siam Country ClubNongprue Banglamung ChonburiPattaya City, 20150Tel./Fax.+66/(0)38 190 925-6    +66 (0) 38-421-580 Office+66 081-269-0742 MobileKevin Mattson (Managing Director)-English  +66 086-571-4737 MobileRujira Emkhla (Tarm)-Thai  You can also email us at info@coastalrealestatepattaya.com

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Pattaya Market on the Rebound?

Mar 01, 2016

 Is the Pattaya property market set to rebound this year? According to a recent report by Pattaya One there are as many as 20 new condominium developments schedule to be completed in Pattaya and Jomtien by the end of the year.While this may not be a clear indication that the market is rebounding it is a good sign. Especially since a few condominium projects were delayed or put on hold last year.During the property downturn in Pattaya, many real estate companies decided to focus on other buyers with Thai, Chinese and Indian investors being targeted. Pattaya One also noted that several developers believe these efforts are starting to pay dividends and have begun launching and building new projects in anticipation of greater demand.In addition to the projects expected to come on to the market in 2016, a number of other projects will be completed in both 2017 and 2018.According to the story, developers are embracing more ambitious design concepts that are equipped with innovative features to entice buyers to purchase properties in the still recovering market. Several of the new projects that are planned include resort-style hotels, family entertainment venues and retail shops in addition to the residences.Experts have predicted that Thailand will become a regional transport hub and this could boost the demand for houses, condominiums and commercial real estate throughout Thailand including in Pattaya and nearby Rayong where several international companies are based.Three new construction projects planned by the Thai government could also help lift the residential and commercial property sectors in Pattaya, Jomtien and Chonburi.The new infrastructure projects include a new ferry pier to be built for a Pattaya to Pranburi route, a motorway connecting Pattaya to Rayong and a high-speed train line between Bangkok and Rayong.If you are thinking of buying a property in the near future or just have some questions about the market in Pattaya please stop by one of our offices and talk to one of our sales staff. 216/62 Moo 10 (Soi 13) Soi DianaNongprue Banglamung ChonburiPattaya City, 20150Tel./Fax.+66/(0)38 421 580          519/163-164 Moo 6 Soi Siam Country ClubNongprue Banglamung ChonburiPattaya City, 20150Tel./Fax.+66/(0)38 190 925-6    +66 (0) 38-421-580 Office+66 081-269-0742 MobileKevin Mattson (Managing Director)-English  +66 086-571-4737 MobileRujira Emkhla (Tarm)-Thai  You can also email us at info@coastalrealestatepattaya.com

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Buying Off Plan vs. Completed

Aug 01, 2016

Clients often ask if it is better to buy a condo off plan or one that is completed.When answering this question we first try to figure out what their needs are and why they are buying the condo in the first place.Both options come with benefits and draw backs, and a lot will depend on the buyer’s risk preference and what they are buying the condo for.If they are looking for a place to live right away obviously off plan is not for them, unless the development is just about finished and then they won’t be getting the lowest possible price.If the buyer is not in a hurry to move in and looking for the best price then maybe off plan is the way to go.Lets look at some of the benefits and drawbacks of buying off plan vs. completed.Purchasing a condo off-plan has the benefits of being able to choose the best units. Usually by the time a building is completed the best available units will have already been sold. The early bird gets the worm, as the old saying goes and the early buyer gets the best units. One good reason for buying off-plan is to generate a larger capital gain through the appreciation of the unit once the development is completed.This is very attractive for property investors and speculators as the price can increase and provide an excellent return if they are able to sell the unit at the higher price after completion.It is best to buy in to a new project as early as possible and take advantage of pre-launch prices. During this period the developer will still be in the process of obtaining building permits, confirming plans and getting their EIA (Environmental Impact Assessment).Property developers want to start generating income through sales as early as possible, so they will offer buyers pre-launch incentives, usually in the form of large price discounts, guaranteed rental returns, finance options and more.Another advantage of buying off-plan is that payments can be spread over the construction period. For condominiums this can be up to several years.Buying off-plan can give buyers greater input into the design of their property; sometimes with buyers can purchase two adjoining units and create one larger unit. Buyers can also make decisions on décor, furnishings, bathrooms, kitchens and appliances at this early stage.There are always risks involved when buying off plan though and we will briefly look at some of them below.There is always a risk the project might be delayed or not complete at all, which is not a factor if the buyer is purchasing a completed property. Buying off-plan is not for the risk squeamish property buyer.Unless the developer has a show unit or an earlier-completed development, buyers will be unsure of the quality they will get upon completion.If a unit is completed the buyer can see, touch and feel the finished product so they know exactly what they are buying.For property investors who are buying to generate income through rental returns, off-plan properties cannot start producing a rental income until completion. In the case of a condominium this could be two years or more. For this type of buyer, purchasing a completed property will be more suitable as it can start produce income immediately.If you are thinking of buying a condo in the near future please stop by one of our offices and talk to one of our sales staff and let us help you decide which type of purchase will best suit your needs. 216/62 Moo 10 (Soi 13) Soi DianaNongprue Banglamung ChonburiPattaya City, 20150Tel./Fax.+66/(0)38 421 580          519/163-164 Moo 6 Soi Siam Country ClubNongprue Banglamung ChonburiPattaya City, 20150Tel./Fax.+66/(0)38 190 925-6    +66 (0) 38-421-580 Office+66 081-269-0742 MobileKevin Mattson (Managing Director)-English  +66 086-571-4737 MobileRujira Emkhla (Tarm)-Thai  You can also email us at info@coastalrealestatepattaya.com

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Pattaya Condo Market Forecast Report

Feb 05, 2016

According to recent research conducted by Colliers International the main concern for the Pattaya condo market for the remainder of 2015 will be “The unit transfer period and the number of unsold units” Some of the factors contributing to the concerns include:The low number of units expected to be completed by the end of the year. This is a factor because some developers may postpone or delay their completion dates.Thailand’s economic situation and some other factors directly affected developers’ confidence. (Another major problem is too much supply in the market and this is affecting the confidence of buyers).Russians buyers and Thai speculators may not transfer their units when the projects are completed. (The weakening Russian Ruble is the main issue directly affecting Russian buyers).Anyone familiar with the Pattaya condo market has been keenly aware that there has been an oversupply of condos in the area for a while. This factor has only been exasperated by what seemed to be the launch of a new project every week over the past few years.    Also, the decreasing number of foreign tourists in Pattaya, especially Russians, who are the main buyers in the condominium market, is a main reason for the condominium market slowdown.The Chinese MarketOn a positive note some new Chinese developers are scheduled to launch new condominium projects in Pattaya and especially in Jomtien and Na Jomtien. The number of Chinese tourists has continuously increased in the past one to two years, but the Chinese are still not the main buyers of Pattaya condominium market.Coastal Real Estate has added multiple Chinese agents over the past year to help accommodate the Chinese buyers.PratumnakPratumnak has the highest prices in the Pattaya market, as many luxury and high-level condominium projects were launched in the area in 2014 and during the first half of 2015. In addition, some condominium projects in the area also increased their selling prices by around 5 - 10% in the past few months. Some Scandinavian developers still continue to launch small condominium projects in the Pratumnak area.JomtienThere are many lower priced condominium projects in the Jomtien area and some are a bit far from the beach, so the average price in the Jomtien area was the lowest in the Pattaya market.Jomtien has also been one of the best locations for condominium development during the past few years after the official opening of Jomtien Sai 2 Road. This has lead to the availability of many plots of land, which are lower in price than in other locations.Although there have been many condominiums selling at more than 100,000 Baht per square meter launched in the Na Jomtien area over the past few months, raising the average price in the Na Jomtien area more than in the past few quarters.Promising OutlookAll is not doom and gloom in the Pattaya market.Completed and planned infrastructure development projects in Pattaya will be a new factor for the property market in the future. The new ferry pier for the Pattaya – Pranburi route, a Pattaya – Map Ta Phut motorway and a high-speed train line from Bangkok to Rayong, are three projects that will probably be started next year. They will all help Pattaya grow in the future.If you have any questions or concerns about the Pattaya real estate market please do not hesitate to contact one of our offices. 216/62 Moo 10 (Soi 13) Soi DianaNongprue Banglamung ChonburiPattaya City, 20150Tel./Fax.+66/(0)38 421 580          519/163-164 Moo 6 Soi Siam Country ClubNongprue Banglamung ChonburiPattaya City, 20150Tel./Fax.+66/(0)38 190 925-6    +66 (0) 38-421-580 Office+66 081-269-0742 MobileKevin Mattson (Managing Director)-English  +66 086-571-4737 MobileRujira Emkhla (Tarm)-Thai  You can also email us at info@coastalrealestatepattaya.com

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Why Buy Property in Bang Saray?

Feb 07, 2016

 A little more than ninety minutes’ drive from Suvarnabhumi International airport in Bangkok, Bang Saray is a quiet fishing village situated on Thailand's Eastern seaboard.It is just south of Pattaya and Jomtien. There was a time when Pattaya City was also a quiet village. Those who have resided or visited here for some years will have undoubtedly noticed the differences. It has spread out in all directions with high-rise buildings dotting the coastline and housing developments popping up in East Pattaya, gradually working outwards into Huay Yai. It is becoming apparent that Pattaya is running out of space to expand. Therefore, Na-Jomtien and Bang Saray are the next desirable places for tourists and residents alike.Bang Saray is famous for its golfing scene. There are 20 of the top PGA courses in Thailand within an hours’ drive from Bang Saray. In addition, there is a highly acclaimed international school in the vicinity. St. Andrews International School Green Valley, teachers,  students and parents celebrated being awarded the top award - Gold standard by a team of UK inspectors, which makes St.  Andrews the first and only school to achieve this in Pattaya and the entire Eastern Seaboard (Pattaya Mail – 26thJune 2015). With its beautiful coastline and sandy beaches fringed with tropical trees, Bang Saray is already a popular place for local Thai  people  and those coming from Bangkok for long weekends away from the city. It is fast becoming a hotspot for expats and tourists  who wish to escape the hustle and bustle of the city. There are already some excellent seafood restaurants and cafes in the area  and other businesses keep popping up due to Bang Saray’s increasing popularity.  Bang Saray is located just 16 kilometres south of Pattaya City with easy access via the Sukhumvit highway. Pattaya offers a wealth of attractions and amenities to satisfy the most demanding appetites. With a range of international dining options and 5 star Hotels  to choose from, Pattaya is also renowned for its exciting night life and a superb choice of bars and restaurants. Pristine beaches, great food, a huge range of shops, restaurants and markets all with easy access to the regions’ many attractions; this is what makes Bang Saray the ideal residence, holiday home or investment opportunity. Now is the perfect time to invest in property or land in this area.

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Jomtien Beach Revamp

Feb 05, 2016

Jomtien Beach is approximately 6 km of sandy beach located about 2 km from South Pattaya and 4 km from Pattaya City. It has been a popular place for those who enjoy tranquillity and would like to escape from the hustle and bustle of the entertainment area.Despite the fact that property development of high-rise condo, hotels and resorts is increasing in this area, Jomtien Beach is still peaceful and remains favourable among the locals, people living in Bangkok, family travellers and retired expats. Its sandy beach is lined with tropical trees which provide shade for those who don’t wish to bask in the sun.  There are restaurants and cafes along the beach for visitors to enjoy fresh seafood and drinks while relaxing by  the sea. Leisure activities and water sports are in abundance, such as banana boat rides, para-sailing, jet-skis and windsurfing. In the past, the footpaths along the seafront have depreciated from erosion and flooding during the rainy season. This caused the area to be quite uneven as  well as not very attractive for tourists. However, a makeover with no expense spared is now in progress at the popular tourist hotspot. Work started at the  beginning of April this year (2015) and is expected to continue through March 2017. Nong Nooch Landscape & Garden Design Co Ltd have been contracted to  undertake the work and so far, it looks very promising. The project will be divided into four stages running from Dongtan Beach to Na Jomtien. Despite the ongoing constructions, there are still many visitors to the area and the beach continues to maintain its popularity  among tourists and Thai people alike. The improvement of the region can only help to make Jomtien an even more desirable place to live than it is  already. Coastal Real Estate will revisit in a few months’ time to check on the progress. 

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How to Prepare Your Property for Rentals

Feb 05, 2016

 Many of our clients purchase properties for investment purposes, i.e. to rent out as either a short or long term rental.However, there are significant differences between preparing your property to show for sale and preparing it for rent. It goes without saying that any kind of property should be furnished to make the best use of the given space, the light and the design of the room. More often than not, buyers tend to favour neutral décor and colours so that they are able to picture their own things within the property. When people are looking to buy a home, they want to understand if they will need to do any kind of maintenance work. If they like the property in general but dislike the kitchen or bathroom perhaps they will still go ahead with the purchase and be happy to change the things that they are not happy with.  Most people who wish to rent a property look for one that is furnished. As the furniture is part of the rental package, the landlord should do his utmost to ensure they are of reasonable quality and the meet the expectations of any potential tenant.Landlords who have experience in letting their properties for rent will understand the importance of furnishing the property with the necessary items and probably a few extra decorative items to give it that cosy feeling. If some pictures and ornamental items are not to the tenant’s taste, they can always put them away in a cupboard and display their own.Shabby furnishing with holes in the sofa and unsightly stains on the bedding will not entice the tenant to merrily pay his deposit and submit to a rental contract, either long or short term. In fact, they would more than likely turn on their heel.  If your property is renting at a high price, then you should consider the quality of the furnishings. It is pointless to pay a substantial amount of money for a high class property then fill it with low-cost and scruffy furniture. It should be  stylish and comfortable. Not necessarily very expensive, but of good quality. Potential tenants don’t just look at the property and its contents. They take other things into consideration, such as the locality and  where it is situated in relation to public transportation, convenience stores and possibly their place of work. If the property you wish to let  to a tenant is a house, then you should make sure the outside is well-kept and the garden (assuming there is one) is not overgrown as  this will appear like the property has not been lived in nor maintained for some time and will undoubtedly deter any prospective tenant  before they even view the interior.  For a number of tenants today, especially those with a corporate background, renting the furnishings in a property are just as important  as the property itself. Some tenants have a careers and lifestyles that make renting a property much more convenient than buying for  themselves. However, they still look for that same level of comfort and style as they would in their own home. How you present your property for rent will affect how quickly you find a tenant for it and also whether the tenant stays long term and  considers renewing or extending their rental contract. So give your presentation some considerable thought before snapping your  photos and sending it to every agent in town and hoping to get lucky!

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Retiring in Pattaya Thailand

Feb 05, 2016

Fulfilment, well-being and love are always values that everyone looks to achieve in life. We can benefit from the individual fulfilment in various countries so one needs to decide what is the main thing they seek from their retirement.The ages of retirement varies from nation to nation and people need to find courage to uproot from their homeland and begin their new life in a paradisal place such as Pattaya, Thailand. There are a plethora of choices for those people who still desire to live abroad, however, the key elements in making the right decision are the average cost of living and the weather.Retiring in Pattaya, Thailand is a great option because of many factors. With a fast developing infrastructure and an international airport that is around 90 minutes away as well as a great choice of residential developments to choose from, you can easily make Pattaya your home.Whether you desire to be in the heart of the city with everything at your fingertips, or in the east part of Pattaya and Jomtien, there is certain to be a property to suit your needs. Pattaya has it all, besides the sun and the beach, there are shopping malls, supermarkets with a wide range of international food, hospitals, tourist attractions, fine dining and night-life.Many have underestimated the richness and quality of life that is possible in Thailand. Some may even think that it is a poor country. However, this is not the case. If you choose to retire in Pattaya  Thailand, you will be able to see your dreams come true and the benefits of living here. Thailand is a health haven with medical practitioners and plastic surgeons that have been internationally trained.  There are international hospitals that are ready to look after your well-being and many ex-pats are coming to Thailand  to experience surgery and medical procedures of all kinds, yet with much more affordability.  Thailand is a country of various unmistakable qualities that are suitable for making everyone feel at home. Shopping  malls and retail outlets boasting brand name stores are within your grasp. Eateries with menus to satisfy all  nationalities, yet most people love the aroma and flavour of authentic Thai food. With a vast number of restaurants and street vendors, Thai food is abundant as well as nutritious and at a very low  price. Cafes, restaurants and bistros have sprung up everywhere throughout Pattaya City and Jomtien, so whatever  your taste buds desire, Pattaya has it all. Multi-storey shopping malls are plentiful and cater for the most scrupulous  of buyers. Most local shops and retail stores are open until late so there is quite enough time to go relax on the beach  then do your shopping late evening.The climate in Thailand is tropical, apart from the rainy season, you will get mostly sunny weather. The local Thai people are somewhat friendly and always greet you with a smile.Of course, there are other countries that compete with Thailand for a place to go to enjoy your retirement, yet for general security, relaxation, warm weather and living standards Thailand checks all the boxes.Thailand is the place where you money goes a lot further. You may enjoy the comforts of a leisurely lifestyle in a country where the average cost of living is cheaper than back home. There are inexpensive commodities such as property, food, gasoline, dining out, entertainment plus much more.If you are considering your future retirement abroad, then Pattaya Thailand is a place you should give some serious thought. Coastal Real Estate Pattaya can help you to find your dream home and start a new adventure in a tropical paradise.