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absolutebl · 5 months

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Hi ABL! Can I be what I'm assuming is the 80th person to ask for your analysis about the move of Prem and Boun to GMMTV? Particularly, any thoughts on:

Why did the move happen and does it mean anything that they moved together?

What might this mean for new series with them as a pair and the potential to break up their pairing?

Are there any GMMTV talents that you'd love to see Boun or Prem paired with?

Thanks in advance for any insights!

BounPrem move to GMMTV

DISCUSS!

AKA Thai BL industry speculation, my favorite game!!

I am actually cautiously optimistic about this.

They're an ideal pair for GMMTV to get. Especially if GMMTV continues optioning Japanese IP. These two are beautifully suited to A LOT of yaoi. Just imagine them in a Thai version of Takumi-kun? !

Rise up Broccoli Nation... let's talk kabedons!

Why did the move happened?

From BounPrem's perspective:

I think they've been pretty underserved by their current home and that home is pushing them towards pulps (I refuse to talk about Even Sun and I found Between Us pretty darn disappointing too.) If they want higher quality narratives and content, GMMTV is a better home for them.

Also it will handle their brand better for sponsorship and longevity. I was shocked not to see them on more stuff in Bangkok. Most sponsor gigs and major promos and billboards and such were GMMTV pairs and... ZeeNunew

Right now there are good indication for pairs who WANT to stick together (even while aging up) that GMMTV can handle it - because of what they've done with OffGun and TayNew recently.

It's clear that GMMTV will throw a good pair at decent content (or at least popular stuff) pretty regularly. With GMMTV, BounPrem stand an even better chance at landing a prestige piece, since they have an established fan base.

From the pair's perspective, this is a good career move.

Now, from GMMTV's perspective, let's talk...

Does it mean anything that they moved together?

Yes, it most likely means GMMTV signed them as a BL pair. Some of GMMTV's other hot properties like EarttMix, OffGun, and TayNew clearly want to do (and have done) more than just BL for GMMTV. Even "second levels" like JimmySea are being split for het dramas. It means they lose their BL talent for a good potion of filming season, while they film some other property.

If GMMTV can sign a high value pair that's happy to stay doing BL regularly, that will work very well for them.

ALSO they've add a hot property pair into their stable that's on the EarthMix (highly commercial) level AND willing to do high heat. I think this is key. GMMTV has shown they want to move into sexier stuff (NC-GMMTV?) with things like Moonlight Chicken and Only Friends. VERY few of their existing pairs are willing to go there, and can do it as well as, BounPrem. These 2 do lust and thirst in a way that most GMMTV pairs can't (they are just too brotherly with each other).

I think this is a sign GMMTV want's to enter the after dark market, and move international markets too. (The higher heat stuff tends to be particularly popular outside of Thailand.)

Also, I think it's pretty clear some of GMMTV's hoped for heavy hitters last year (like PerthChimon) aren't working out for them, so it makes sense to onboard a solid bankable pair whole cloth at this juncture.

I said a while ago I thought GMMTV would make a play for ZeeNunew. I didn't have BounPrem on the list as a backup option, but these pairs are kinda similar, and fill the same niche.

Anyway, smart move all 'round, IMHO.

What might this mean for new series with them as a pair and the potential to break up their pairing?

I think the pairing is now less likely to break up than ever.

I think they've possibly been tempted to sign BY a prestige new series carrot. We could get something historical with them in it. Or, like I said, something Japanese IP. Probably higher heat than GMMTV has given us in a full BL.

Eyes Target the Finder thoughtfully. (It was VERY popular when I was over there.)

Are there any GMMTV talents that you'd love to see Boun or Prem paired with?

Like I said, I think GMMTV's objective in signing them would actually be the opposite - NOT to split the pair.

But if you just want me to speculate for fun (and piss stadn off), I'm always happy to do so.

First is great with anyone, so First with either... or both. First is like the MSG of GMMTV, always improves the taste of any dish.

It might be fun to see Jimmy paired with Prem. But in all honestly I really want a Jimmy + Khaotung thing to happen.

I think Mix has some BDE too, so I think he should play the seme for a change, why not him and Prem?

As for Boun, I think he's a little more dependent on the pairing. It's hard for me to imagine him with someone else. Lemme think. Someone with a very soft screen presence, maybe? How about Gun?

Heh he, now I'm just winding ya'll up.

Let me have my foibles.

#fun fun speculation #thai bl #bl industry chat #BounPrem #gmmtv #thai bl branded pairs #smart move gmmtv very smart

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religion-is-a-mental-illness · 1 year

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By: Keith Woods

Published: Jul 2, 2023

A look at slavery outside of the West

It has become popular to blame White people for slavery, to the point that many actually believe slavery was invented by or exclusively practiced by Europeans.

But the history of slavery outside the West is far more brutal.

The Arab slave trade emerged in the 7th century, 10 centuries before the Atlantic slave trade

Arabs sold Africans to the Middle East for a variety of jobs such as domestic work or harem guards - castrating male slaves was common, causing over half of males to bleed to death

The Arab slave trade was particularly brutal: it's estimated that 3/4 captured slaves died before they reached the market for sale

Historians estimate that between 10 and 18 million people were enslaved by Arab slave traders, including women and children taken as concubines.

Arabs did not create the slave trade out of nothing, in fact, enslaving conquered tribes was already common practice in Central Africa when they arrived.

The West African Songhai Empire relied heavily on captured slaves in all levels of society, even as soldiers.

Africans themselves also played a large role in facilitating the trans-Atlantic slave trade.

African tribes conducted raids on rival groups to provide slaves for sale. African middlemen facilitated trade between European traders and African suppliers.

The Arabs also had a slave trade in Europe. Estimates are that up to 1.25 million Europeans were enslaved by Barbary pirates, who would raid villages in coastal countries like Italy, France, England and Ireland, bringing them to North Africa for sale.

In some cases entire villages would be captured, such as the Irish coastal village of Baltimore, entirely raided in 1631.

These slaves faced a brutal future, engaging in hard labour or sexual servitude, and spending nights hot and overcrowded prisons called bagnios.

Many slaves captured by Barbary pirates were sold eastwards into the Ottoman Empire. Slavery was central to the Ottoman Empire, most towns had dedicated slavery markets called Yesirs.

Slaves came from Africa, the Caucasus, the Balkans and Eastern & Southern Europe.

Sexual slavery was a big part of Ottoman society. Slavic women were popular slaves, and Köçeks became a popular source of entertainment in the 19th century:

These were young boys, usually from European backgrounds, who were circumcised, cross-dressed and trained as dancers.

Hereditrary slavery is recorded in China dating back to the Xia Dynasty in 2100 BC. Africans purchased on the Silk Road were used as a sign of wealth.

After Chinese law began to treat women as property around 1000AD it was common to sell daughters and sisters into slavery.

The Mongols enslaves tens of thousands of Chinese as punishment for resistance.

In the post-Mongol Ming Dynasty, thousands of slaves were employed to do bureaucratic jobs for the government, and rich families also employed thousands of slaves to perform menial labour.

Slavery was common in American civilizations like the Aztec and Maya

Among the Aztecs, slavery was a punishment for a variety of crimes or even failure to pay taxes. Husbands and wives sold each other in times of economic hardship. Slaves were identified by wooden collars.

Slavery was also common practice in the civilizations of South-East Asia.

The Khmer Empire had a massive slave class that did much of the work building monuments like Angkor Wat. Historians estimate 25-35% of the population of Thailand/Burma were slaves in the 17th century.

Slavery also existed among Native American tribes. Slavery was common practice among Northwest tribes like the Tlingit, for whom one third of their population during the mid-1800s were slaves.

Various tribes practiced debt-slavery and enslaved captives of other tribes.

The only difference between these cases of slavery and that practiced by Europeans is that Europeans abolished slavery on humanitarian grounds, and spread this across the globe.

The intense focus on the White role in slavery is a product of widespread Anti-White animus.

American exceptionalism comes in two varieties: "we're exceptionally virtuous," and "we're exceptionally evil."

Both rely on lying about or being ignorant of history.

https://www.nationsreportcard.gov/dashboards/schools_dashboard.aspx

And that's just American history. Can you imagine world history?

#Keith Woods #slavery #history #history of slavery #exceptionalism #American exceptionalism #inverted exceptionalism #religion is a mental illness

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mariacallous · 6 months

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On an island in the Singapore Strait, a thicket of apartment blocks peers mournfully over the sea. A corps of green-shirted gardeners dutifully tends the lawns and herbaceous borders along the roadside. A few cars slip along smooth roads to a commercial center with gleaming marble floors. Amidst the hundreds of closed shopfronts three restaurants are open—a fried chicken chain, a small café, and a gleaming and empty hot pot restaurant. Five duty-free shops are doing better business; some young men are stocking up on beer and Copper Dog whiskey at 11 a.m.

Welcome to Forest City: planned residents, 700,000; current residents, roughly 9,000. Launched in 2014 as part of China’s Belt and Road Initiative, the mega-project is headed by once-real estate giant Country Garden, a behemoth that now sits on the edge of bankruptcy.

At first glance, the project seems yet another tale of a ghost-city built on the back of a Chinese real estate bubble—and then doomed by the COVID-19 pandemic and economic slowdown. Yet Forest City’s story is also a deeply Malaysian tale, involving property-speculating sultans, nationalist politicians, and the country’s complex relationship with Beijing and its own ethnically Chinese minority.

Building a new city to lodge hundreds of thousands of residents on four new artificial islands in the Singapore Strait was always an ambitious venture. But the main market was not locals, but rather speculative buyers from the People’s Republic of China. When sales opened in December 2015, buyers flooded in, many of them buying “pre-sales” of uncompleted apartments. “You’d have buses coming over from Singapore every day filled with people who just landed,” said Tan Wee Tiam, head of research at KGV International Property Consultants. “There were over 1,000 agents in the sales hall, and it still wasn’t enough. … You felt like you were in China.”

Buyers were often looking for not a permanent residence but an investment that could also be a potential holiday home, or accommodation for children who were headed to study in Singapore. Some were reportedly even offered the opportunity to buy a flat in China and get one free in Forest City, said Christine Li, head of research in the Asia-Pacific for Knight Frank.

Yet this reliance on the Chinese buyers also left the project brutally exposed to changes in Chinese policy. The first blow came in 2017, when the Chinese government suddenly imposed capital controls preventing individuals from moving more than $50,000 out of the country annually. The minimum price of a Forest City apartment sits at around $75,000 and can be as much as $3.5 million. Then came the pandemic years which froze international travel—and stamped hard on Chinese real estate and growth.

Yet, Forest City’s staff seem to be holding out hope. Shane Lim, a hire from Singapore, showed me around and assured me that the place is working to attract buyers from across the world, including the Middle East, Indonesia, and Thailand. Still, he estimated that about 70 percent of his colleagues in the sales team are from China.

Halfway through my tour, a Malaysian man calling himself Ozzy introduced himself and his two wives. Now living in the United States, he’s searching for a place to buy in Malaysia that he can use to visit his daughter in Singapore and rent out when he’s away. Looking around, though, he’s unconvinced.

“Look at how empty this place is,” he said. “I’d only be able to rent it out for one or two months a year. … When I visited in 2018 this place was packed. Now there’s no one here. It’s like it’s haunted.” Lim stared at his shoes until Ozzy moved off. He then firmly assured me that the sales hall is busier on weekends.

A wet Wednesday afternoon might not be a peak sales period, but it is hard to escape the reality that the putative new city is barely lived in. Surveying one of the towers I descend from the 34th floor to the first, looking for signs of occupancy—a pair of shoes at the door, furniture seen through the windows that face the corridor, or even just curtains drawn over said windows. The place is eerily well maintained but empty. Just 25 of the 390 flats show any signs of current occupancy.

I met a single resident, a Malaysian Indian woman who said she lived in Forest City with her husband. Declining to give her name, she informed me a neighboring tower is busier. That would not be hard to believe. Some floors in this tower were completely empty with flats whose doors open to the touch, revealing light-filled marble interiors into which dead leaves have blown. Others had notices of a residents’ meeting dated October 2022 still taped to the door.

According to Li, there are signs that buyers may be slowly coming back. But she also suggested that Country Garden might have aimed too high, used to China’s experience of breakneck speed urbanization, supported by strong government support for infrastructure development. That policy created plenty of “ghost cities” in China itself—but until the recent real estate crisis, also huge profits.

Forest City has also suffered from being a political football since its launch, something Country Garden may well not have anticipated. “I did notice Chinese developers tend not to focus on the political climate,” Li said. “They are not used to the idea of general elections, change of government, and change of policies overnight.”

Despite its vast scale, the first time locals heard about Forest City was in 2014, when fisherman woke up one day to find barges dumping sand off the coast. Newspapers dug into the story, revealing that Country Garden’s main partner was none other than the sultan of Johor state, Ibrahim Ismail.

The tie made sense. Many businesses take on Johor royals as partners, benefiting from the influence they wield in the state. The Malaysian government is also bent on transforming southern Johor into a new economic hub, the Shenzhen to Singapore’s Hong Kong. The city was made a duty-free zone. When further investigations also revealed rushed environmental reviews, it took diplomatic protests from Singapore for the central government to intervene and ensure the proper process was followed.

However, things began to shift when the Malaysian government’s grip on power loosened. Rocked by the world’s largest corruption scandal, the China-linked 1Malaysia Development Berhad, voters turned against it. And at 93 years old, former Malaysian Prime Minister Mahathir Mohamad exited retirement to lead an opposition filled with former opponents, previously imprisoned under his watch, against a government coalition he once led for 22 years.

Forest City became one of Mahathir’s favorite targets. Inveighing against government corruption and waste, he accused the government of planning to sell out Malaysia to foreigners. Most provocatively, he claimed that the thousands of mainly Chinese buyers of Forest City apartments would be allowed to settle, become Malaysian citizens, and vote in its elections. In a country where ethnically Chinese make up 23 percent of the citizenry—and are often stereotyped as wielding undue political influence due to their wealth—the claim was explosive.

After his shock triumph in the 2018 elections, then-Prime Minister Mahathir followed through on his threats declaring that foreigners would not be allowed to buy property in Forest City. Despite legal challenges, the announcement apparently hit Forest City sales hard.

Five years and a series of dizzyingly complex political maneuvers later, the current Malaysian government is led by Prime Minister Anwar Ibrahim. His support is mainly built by ethnic minority-backed parties that triumphed in 2018. To secure his grip on power he needs two things. The first is economic growth. The second is increased support from Malay voters, to which end he has courted the sultans who act as power brokers in their states and take turns acting as Malaysia’s head of state. Perhaps none is more influential than the sultan of Johor, who started his five-year tenure in February this year.

In this context, Anwar seems to have rediscovered the charm of Chinese investment, and Forest City. He has repeatedly praised the Belt and Road Initiative, and in August last year he announced Forest City would be designated a special financial zone with residents offered multiple-entry visas, fast-track entry for those working in Singapore, and a flat income tax rate of 15 percent.

The sultan of Johor has also suggested reviving a proposed high-speed rail link between Malaysia’s capital of Kuala Lumpur and Singapore, with an extra stop at Forest City. And who knows what will happen. After, all the $10.5 billion Melaka Gateway project—launched under the Belt and Road Initiative and apparently scrapped in 2020—is also back underway, after finding new support from the state and federal governments. The developer behind the project recently acquired a major new shareholder, the sultan of Johor.

But the heyday of Chinese investment in Malaysia may well not be coming back. Ten years since China launched the Belt and Road Initiative, it has begun to pull back sharply on its overseas investments. China’s own economic slowdown and business wariness about the increasingly capricious regulatory environment is part of the story. But, the large number of projects gone sour also appears to have made Chinese investors more wary.

Meanwhile, Malaysia is struggling not to get left holding the bag. Should Country Garden go bankrupt, it’s uncertain what will happen to Forest City. At that point the Malaysian government could face the unpalatable option of a potential bailout by the Chinese government, leaving a chunk of Malaysian land in Beijing’s hands. Alternatively, it could step in itself—becoming the proud proprietor of what the developers still proclaim to be “A Prime Model for Future Cities.”

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alinapresley · 2 days

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The building market in Phuket is distinct. There are local area legislations, tax guidelines, and building civil liberties that differ from those in various other component of Thailand or your home nation. If you're new to investing or even possessing home in Phuket, navigating these lawful complexities could be daunting.

Inter Property Phuket

137, 7, Rawai, Mueng, Phuket 83130, Thailand

0959467668

#property #real estate

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samuiattorney · 22 days

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Mergers & Acquisitions in Thailand

Thailand has witnessed a surge in mergers and acquisitions (M&As) activity in recent years, driven by various economic factors and strategic considerations. This trend has been fueled by both domestic and international companies seeking to expand their operations, gain market share, and capitalize on the country's economic growth.

Key Drivers of M&A Activity in Thailand

Economic Growth: Thailand's robust economic growth, coupled with its strategic location in Southeast Asia, has made it an attractive destination for foreign investors.

Favorable Government Policies: The Thai government has implemented supportive policies to encourage foreign investment, including tax incentives and streamlined regulatory processes.

Rising Consumer Spending: The growing middle class in Thailand has led to increased consumer spending, creating opportunities for businesses in various sectors.

Strategic Acquisitions: Companies are seeking to acquire businesses with complementary products, services, or distribution networks to enhance their market position.

Synergy Benefits: Mergers and acquisitions can create synergies by combining resources, expertise, and customer bases, leading to cost reductions and revenue growth.

Popular Sectors for M&A Activity

Automotive: The Thai automotive industry has been a major target for M&A activity, with both domestic and international players seeking to expand their manufacturing capabilities and market share.

Real Estate: The booming real estate sector in Thailand has attracted significant investment, with foreign companies acquiring properties and developing projects.

Energy: The energy sector has been another focus of M&A activity, as companies look to secure access to resources and expand their operations in the region.

Technology: The technology sector has seen a rise in M&A deals, driven by the increasing demand for digital solutions and services.

Consumer Goods: The consumer goods sector has been a popular target for M&A activity, with companies seeking to tap into the growing Thai market and expand their product offerings.

Challenges and Considerations

While Thailand offers numerous opportunities for M&A activity, there are also challenges to be considered. These include:

Regulatory Framework: Navigating the regulatory landscape can be complex, requiring careful consideration of legal and compliance issues.

Cultural Differences: Understanding and adapting to cultural differences is essential for successful M&A transactions.

Due Diligence: Conducting thorough due diligence is crucial to identify potential risks and ensure a smooth integration process.

Valuation: Accurately valuing target companies can be challenging, especially in emerging markets.

Despite these challenges, Thailand's M&A market is expected to continue to grow in the coming years, driven by favorable economic conditions and increasing foreign investment. As the country's economy expands and its market becomes more sophisticated, M&A activity will likely play an even more significant role in shaping its business landscape.

#thailand #Mergers & Acquisitions in Thailand #corporate in thailand #corporate lawyers in thailand #lawyers in thailand

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bangkokattorney · 23 days

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Property and Real Estate Disputes

Thailand's real estate market has experienced significant growth in recent years, attracting both domestic and international investors. However, this growth has also led to an increase in property and real estate disputes. Understanding the unique legal and cultural factors at play in Thailand is crucial for navigating these challenges.

Common Causes of Property Disputes in Thailand

Foreign Ownership Restrictions: Thailand imposes restrictions on foreign ownership of land, which can lead to complex legal structures and disputes.

Land Titles and Registration: Issues related to land titles and registration, such as inaccuracies or fraudulent claims, can cause significant problems.

Construction Defects: Disputes can arise due to poor construction quality, delays, or non-compliance with building codes.

Lease Agreements: Conflicts between landlords and tenants can occur over rent payments, maintenance obligations, or lease termination.

Cultural Differences: Misunderstandings and disputes can arise due to cultural differences between Thai and foreign parties.

Resolving Property Disputes in Thailand

Resolving property disputes in Thailand can be a complex process, requiring careful consideration of local laws and customs. Common methods include:

Negotiation: Parties can attempt to resolve disputes through direct negotiations, with or without the assistance of legal counsel.

Mediation: A neutral third party, called a mediator, can facilitate discussions and help the parties reach a mutually agreeable solution.

Arbitration: A neutral third party, called an arbitrator, can hear evidence and render a binding decision.

Litigation: In cases where negotiation, mediation, or arbitration fail, the parties may resort to litigation in Thai courts.

Key Considerations for Foreign Investors

Foreign investors in Thailand should be aware of the following key considerations:

Foreign Ownership Restrictions: Understand the limitations on foreign ownership of land and explore legal structures, such as leasehold arrangements, to circumvent these restrictions.

Due Diligence: Conduct thorough due diligence on any property before purchase, including verifying land titles, zoning regulations, and construction permits.

Legal Counsel: Seek advice from qualified legal counsel with expertise in Thai property law to navigate the complexities of the legal system.

Cultural Sensitivity: Be mindful of cultural differences and avoid misunderstandings that could lead to disputes.

By understanding the common causes of property disputes in Thailand and employing appropriate dispute resolution strategies, foreign investors can mitigate risks and protect their interests in the Thai real estate market.

#thailand #lawyers in thailand #property in thailand #property lawyers in thailand #property and real estate disputes in thailand #property #properties in thailand

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attorneyssphuket · 29 days

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Property Leasehold in Phuket

Phuket, Thailand, with its pristine beaches, vibrant culture, and thriving tourism industry, has long been a popular destination for foreigners seeking to invest in or rent property. While the process of leasing property in Phuket can be relatively straightforward, it's essential to understand the nuances and legal considerations to ensure a smooth and successful experience.

Understanding the Types of Leases

Short-Term Leases (30 days or less): These are typically used for vacation rentals and are generally managed by property management companies. They offer flexibility but often come with higher rental rates.

Long-Term Leases (1 year or more): These are more common for individuals seeking a permanent or semi-permanent residence in Phuket. They provide stability and can often result in lower rental rates.

Key Considerations for Foreigners

Lease Agreement: A well-crafted lease agreement is crucial to protect your interests. Ensure it clearly outlines the rental amount, duration, maintenance responsibilities, security deposit, and dispute resolution procedures.

Visa Requirements: Your visa status will significantly impact your ability to lease property. While some visas allow for long-term residency, others may have restrictions. Consult with immigration authorities to determine the appropriate visa for your circumstances.

Property Management: Consider hiring a reputable property management company to handle day-to-day tasks like rent collection, maintenance, and tenant disputes. This can save you time and effort, especially if you're not residing in Phuket full-time.

Local Laws and Regulations: Familiarize yourself with Thai property laws and regulations, including tenancy agreements, rent control, and dispute resolution processes. It's advisable to consult with a local lawyer to ensure compliance.

Rental Market Analysis: Research the rental market in your desired area to understand current rental rates, demand, and trends. This information can help you negotiate favorable terms and make informed decisions.

Cultural and Social Norms: Be mindful of Thai cultural and social norms, especially regarding tenant-landlord relationships. Respecting local customs can contribute to a harmonious living environment.

Tips for Successful Property Leasing

Thorough Inspection: Before signing a lease, conduct a thorough inspection of the property to identify any existing issues.

Negotiation: Don't hesitate to negotiate rental rates, terms, and conditions. A well-prepared and informed approach can lead to favorable outcomes.

Emergency Fund: Set aside an emergency fund to cover unexpected expenses, such as repairs or maintenance costs.

Communication: Maintain open and effective communication with your landlord or property manager to address any concerns promptly.

By carefully considering these factors and following the guidelines outlined above, foreigners can successfully navigate the property leasing process in Phuket and enjoy a fulfilling experience in this beautiful tropical paradise.

#lawyers in thailand #thailand #property leasehold in thailand #property lawyers in thailand #property law in thailand #property in thailand

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dandelionsresilience · 6 months

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Good News - March 22-28

Like these weekly compilations? Support me on Ko-fi! Also, if you tip me on here or Ko-fi, at the end of the month I’ll send you a link to all of the articles I found but didn’t use each week - almost double the content! (I’m new to taking tips on here; if it doesn’t show me your username or if you have DM’s turned off, please send me a screenshot of your payment)

1. Scimitar-horned Oryx: A Story of Global Conservation Success

“Eight years following the first reintroductions of the species in a protected range in Chad, the species has been downlisted to ‘Endangered’ [an improvement from “extinct in the wild”] in the most recent IUCN Red List update.”

2. Thailand moves closer to legalising same-sex marriage

“Under the law, it describes a marriage union as one between two individuals, rather than a man and a woman. It will give LGBTQ+ couples the ability to adopt, have equal access to marital tax savings, rights to property and the ability to decide medical treatment when their partner is incapacitated.”

3. Juvenile platypus found in NSW: a sign of breeding success

“A baby platypus was discovered in the Royal National Park less than a year after 10 were reintroduced to the area, marking the end of a half-century local extinction. […] “Finding the juvenile platypus is a clear sign the reintroduced population is not just surviving but thriving, adapting well to their environment, and contributing to the genetic diversity and resilience of this iconic species.””

4. New Laws Protect Bird-Friendly Yards From Neighborhood Rules

“A blossoming legislative trend prevents homeowners associations, which set landscaping rules for a growing number of Americans, from forbidding native plants.”

5. Bookstores Around The World Are Flourishing Again

“[I]t’s not just the major chains like Barnes & Noble that are flourishing, as the US book sales market continues to both grow and diversify, the majority of the retail book market is controlled by small indie stores.”

6. 'Like a luxury condominium': Providence zoo unveils new red panda habitat

“"Kendji and Zan's new home boasts a spacious two-story, climate-controlled indoor space designed to mimic their natural Himalayan habitat," the zoo said in a news release. "This ensures their well-being regardless of fluctuating Rhode Island temperatures and humidity."”

7. The first CULTIVATE Mobile Research Lab on food sharing in Barcelona

“[Volunteers] engaged in growing, cooking and eating food together, and redistributing surplus food, as well as other actors involved in food sharing and sustainable food systems in Barcelona and its surroundings.”

8. New Methane Rule Will Reduce Natural Gas Waste, Generate Money for Taxpayers, Help Address Climate Change

“The Bureau of Land Management’s final rule on reducing methane waste from oil and gas production on public lands will conserve critical energy resources, with the added benefit of decreasing toxic pollution [….] The rule will benefit wildlife, public lands, water resources, and nearby communities. By requiring royalties for wasted methane, the rule will also generate more than $50 million each year for American taxpayers.”

9. 'Exceptional' Two-Headed Snake Undergoes Surgery in Missouri

“Tiger-Lily's [the snake’s] abnormal ovaries were then removed during surgery at the Saint Louis Zoo Endangered Species Research Center and Veterinary Hospital on March 11. The procedure went smoothly, with her ovaries being successfully removed, and the snake is recovering well.”

10. Aruba Embraces the Rights of Nature and a Human Right to a Clean Environment

“A draft constitutional amendment would make the Carribean nation the second country in the world to recognize that nature has the right to exist.”

March 15-21 news here | (all credit for images and written material can be found at the source linked; I don’t claim credit for anything but curating.)

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attorneysinphuket · 2 months

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Due Diligence in Thailand

Due diligence is an indispensable process when investing in property in Thailand. The complex legal and regulatory environment, coupled with the potential for fraud, makes it imperative to conduct thorough investigations. This article delves into the critical aspects of due diligence in Thailand.

Understanding the Thai Property Market

Before embarking on due diligence, it's crucial to grasp the unique characteristics of the Thai property market:

Land Ownership: Foreigners cannot own land outright. However, there are mechanisms like leasehold agreements and condominium ownership.

Title Deeds: Chanote titles are the most secure, but other forms like Nor Sor 3 and 4 exist.

Legal Framework: The Thai legal system differs from Western systems, and understanding its nuances is vital.

Market Conditions: Local market trends, economic indicators, and oversupply or undersupply issues can impact property value.

Key Areas of Due Diligence

A comprehensive due diligence process involves several key areas:

1. Property Verification

Title Deed Verification: Ensure the title is genuine, clear, and free from encumbrances. Verify ownership history and any outstanding debts.

Land Survey: Confirm the property's boundaries and any encroachments.

Land Use Zoning: Verify that the property's intended use complies with zoning regulations.

Building Permits: For constructed properties, ensure all necessary permits were obtained and are valid.

2. Legal and Regulatory Compliance

Ownership Structure: Understand the legal entity owning the property (company, individual, etc.) and its implications.

Contract Analysis: Carefully review the purchase contract, including terms, conditions, and obligations.

Tax Implications: Assess potential tax liabilities, including transfer taxes, property taxes, and income taxes.

Environmental Due Diligence: Check for environmental issues, such as contamination or protected areas.

3. Financial Analysis

Property Valuation: Obtain a professional valuation to determine fair market value.

Financial Performance: If the property generates income (e.g., rental), analyze financial records.

Debt Analysis: Verify any existing mortgages or debts against the property.

4. Physical Inspection

Property Condition: Conduct a thorough inspection to assess the property's condition, including structural integrity and maintenance.

Infrastructure: Evaluate access to utilities, transportation, and amenities.

Neighborhood Assessment: Consider the overall neighborhood environment, safety, and potential for future development.

5. Market Analysis

Rental Yield: If investing for rental income, analyze rental market trends and potential yields.

Capital Appreciation: Assess the property's potential for price appreciation.

Exit Strategy: Consider how you will sell the property in the future, including potential challenges and costs.

Engaging Professionals

Given the complexities involved, seeking expert assistance is highly recommended:

Lawyer: A Thai lawyer with real estate expertise can provide legal guidance and protect your interests.

Property Consultant: Local knowledge and market insights can be invaluable.

Surveyor: Accurate land surveys are essential for property verification.

Valuer: A professional valuation helps determine fair market value.

Additional Considerations

Timeframe: Due diligence can be time-consuming, so allocate sufficient time for the process.

Costs: Budget for the expenses associated with due diligence, including legal fees, surveys, and inspections.

Cultural Differences: Understanding Thai business practices and cultural nuances can facilitate the process.

By conducting thorough due diligence, investors can significantly reduce risks and increase the chances of a successful property investment in Thailand.

#thailand #property in thailand #due diligence in thailand #property lawyers in thailand #lawyers in thailand #property

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thailandlaww · 2 months

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Franchising in Thailand

Thailand has emerged as a lucrative market for franchising, attracting both domestic and international brands. With its growing middle class, increasing disposable income, and a favorable business environment, the country offers significant opportunities for franchise expansion.

The Thai Franchise Landscape

Rapid Growth: The franchising industry in Thailand has witnessed substantial growth in recent years. A variety of sectors, including food and beverage, retail, education, and services, have seen a surge in franchise outlets.

Consumer Preferences: Thai consumers are increasingly seeking established brands and quality products, making them receptive to franchising. The desire for convenience and a standardized experience also drives the popularity of franchise models.

Government Support: The Thai government recognizes the potential of franchising as a job creator and economic driver. It has implemented supportive policies and initiatives to foster the growth of the industry.

Advantages of Franchising in Thailand

Large Consumer Market: Thailand boasts a sizable and growing consumer base with a strong appetite for branded products and services.

Strategic Location: Thailand serves as a gateway to Southeast Asia, offering opportunities for regional expansion.

Favorable Business Climate: The country has a relatively business-friendly environment with streamlined regulations and incentives for foreign investment.

Strong Intellectual Property Protection: Thailand has robust intellectual property laws, safeguarding the rights of franchisors.

Challenges and Considerations

Competition: The franchising market in Thailand is becoming increasingly competitive, requiring careful market analysis and differentiation.

Cultural Understanding: Success in franchising often hinges on adapting to local tastes, preferences, and business practices.

Economic Fluctuations: Economic conditions can impact consumer spending and franchise performance.

Legal and Regulatory Framework: While Thailand has made strides in franchising regulations, navigating the legal landscape can be complex.

Popular Franchise Sectors in Thailand

Food and Beverage: This sector dominates the franchise market, with international and local brands catering to diverse tastes.

Retail: Fashion, accessories, and convenience stores are popular franchise options.

Education: Language centers and tutoring services have gained traction as parents invest in their children's education.

Services: Beauty salons, fitness centers, and other service-based franchises are expanding rapidly.

Conclusion

Thailand presents a promising landscape for franchising, offering substantial opportunities for both domestic and international brands. By understanding the market dynamics, conducting thorough research, and building strong partnerships, franchisors can tap into the potential of this thriving industry.

#thailand #franchising in thailand #corporate law in thailand #corporate in thailand #corporate lawyers in thailand #lawyers in thailand #lawyers #legal #attorneys

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thaiattorney · 2 months

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Buying Property in Thailand

Thailand is an attractive destination for property buyers due to its scenic landscapes, vibrant cities, and welcoming culture. However, purchasing property in Thailand, especially as a foreigner, involves navigating a complex legal framework and understanding the local market intricacies. This comprehensive guide will provide detailed insights, enhancing expertise and credibility by delving into the legalities, procedures, and best practices for buying property in Thailand.

1. Understanding the Legal Framework

Key Legal Restrictions:

Land Code Act B.E. 2497 (1954): Foreigners cannot own land in Thailand except under specific conditions.

Condominium Act B.E. 2522 (1979): Foreigners can own up to 49% of the total floor area of a condominium building.

Foreign Business Act B.E. 2542 (1999): Regulates foreign business activities and investments, impacting property purchases for business purposes.

Exceptions and Alternatives:

Board of Investment (BOI) Projects: Foreigners investing in BOI-promoted projects can acquire land under specific conditions.

Long-Term Leases: Foreigners can lease land for up to 30 years, with options to renew.

Thai Company Ownership: Forming a Thai company where foreigners hold less than 50% of shares allows indirect land ownership.

2. Types of Property Available for Purchase

Condominiums:

Freehold Ownership: Foreigners can own condominium units outright.

Ownership Percentage: The foreign ownership quota in a condominium building should not exceed 49%.

Leasehold Properties:

Land and Houses: Foreigners can lease land and houses for up to 30 years, with potential for renewal.

Registration: Leases exceeding three years must be registered at the Land Department to be legally enforceable.

Investment Properties:

Commercial Real Estate: Foreigners can invest in commercial properties through long-term leases or joint ventures with Thai partners.

Resort and Hotel Investments: Special regulations apply to foreign investments in resort and hotel properties, often requiring joint ventures.

3. Due Diligence and Legal Processes

Conducting Due Diligence:

Title Search: Verify the property’s legal status, ownership history, and any encumbrances or disputes.

Zoning and Land Use: Ensure the property complies with local zoning laws and land use regulations.

Environmental Compliance: Check for any environmental restrictions or issues affecting the property.

Engaging Legal and Financial Advisors:

Real Estate Lawyer: Hire a reputable lawyer specializing in Thai real estate to guide you through the legal processes.

Financial Advisor: Consult a financial advisor to understand tax implications, financing options, and investment strategies.

Steps in the Buying Process:

Reservation Agreement: Sign a reservation agreement and pay a reservation fee to secure the property.

Due Diligence: Conduct thorough due diligence with the help of legal advisors.

Sale and Purchase Agreement (SPA): Draft and sign the SPA, detailing the terms and conditions of the sale.

Deposit Payment: Pay a deposit, typically 10-30% of the purchase price.

Transfer of Ownership: Complete the transfer at the Land Department, paying the remaining balance and associated fees.

4. Costs and Taxes Involved

Purchase Costs:

Transfer Fee: 2% of the appraised property value.

Stamp Duty: 0.5% of the purchase price or appraised value, whichever is higher.

Withholding Tax: 1% of the appraised value or the actual sale price, whichever is higher.

Specific Business Tax (SBT): 3.3% of the appraised or actual sale price, applicable if the property is sold within five years of acquisition.

Ongoing Costs:

Common Area Fees: Monthly fees for maintenance of common areas in condominiums.

Property Tax: Annual property tax based on the assessed value of the property.

Utilities and Maintenance: Regular expenses for utilities, repairs, and maintenance.

5. Financing Options

Local Financing:

Thai Banks: Some Thai banks offer mortgage loans to foreigners for condominium purchases.

Eligibility Criteria: Generally, borrowers need to have a work permit, proof of income, and a good credit history.

Foreign Financing:

Home Country Banks: Some buyers secure financing from banks in their home countries, leveraging their assets abroad.

International Mortgage Providers: Specialized financial institutions provide mortgages for international property purchases.

Payment Plans:

Developer Financing: Some developers offer financing plans with staggered payments during the construction period.

Installment Payments: Buyers can negotiate installment payments directly with sellers or developers.

6. Common Pitfalls and How to Avoid Them

Legal Complications:

Unclear Title: Always verify the title to avoid disputes and ensure clear ownership.

Zoning Issues: Confirm zoning regulations to ensure the property can be used as intended.

Contractual Disputes: Have all agreements reviewed by a lawyer to prevent misunderstandings and ensure enforceability.

Financial Risks:

Currency Fluctuations: Be aware of exchange rate risks when making payments in foreign currency.

Hidden Costs: Account for all additional costs such as taxes, fees, and maintenance expenses.

Financing Challenges: Ensure you have a clear financing plan and understand the terms of any loans or payment plans.

7. Enhancing Expertise and Credibility

Demonstrating Professional Credentials:

Legal Qualifications: Highlight the legal qualifications and experience of your advisors and partners.

Professional Experience: Detail your experience in handling property transactions in Thailand.

Memberships and Affiliations: Include memberships in professional organizations like the Thai Bar Association, the Real Estate Broker Association, or international property associations.

Providing Authoritative References:

Cite Legal Documents: Reference specific sections of the Land Code Act and Condominium Act to support your points.

Expert Opinions: Incorporate insights from recognized experts in Thai real estate law and property investment.

Including Detailed Case Studies:

Client Testimonials: Feature testimonials from clients who have successfully purchased property in Thailand with your assistance.

Real-Life Examples: Provide detailed examples of successful transactions, highlighting any challenges overcome and solutions implemented.

Visual Aids and Infographics:

Process Flowcharts: Use flowcharts to depict the steps involved in the property buying process.

Diagrams: Create diagrams to visually explain key legal concepts and ownership structures.

#buying property in thailand #property in thailand #property lawyers in thailand #thailand #property #lawyers in thailand

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beardedmrbean · 4 months

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Hearings of an extensive human trafficking case involving Thai berry pickers begin at Lapland District Court on Tuesday, reports Helsingin Sanomat.

The CEO of berry firm Kiantama faces a total of 56 counts of aggravated human trafficking.

According to the prosecutor, wild berry pickers were subjected to conditions of forced labour, with the alleged crimes dating back to 2022.

The numerous trafficking cases in the berry industry have triggered changes in how Finnish companies recruit pickers. Last week, the government said wild berry pickers should mainly be seasonal employees by 2025.

Until now, berry companies have relied heavily on pickers recruited from Thailand arriving in Finland on tourist visas, allowing them to gather berries for up to three months.

Going solar

Taloussanomat's most-read story explains how an EU directive coming into effect at the end of this month mandates that solar panels be installed on all new residential buildings.

In practice, this means that when designing new residential buildings, architects must assess how to utilise solar energy by, for example, calculating how sunlight can most effectively reach the roof.

While the rule calls for all new residential buildings to be equipped with a solar energy system, the directive includes a loophole. This means that the requirement is not absolute. Builders can forego solar requirements in shady areas or houses in the middle of the woods.

Moomin roots

Moomin creator Tove Jansson's childhood home is on the market and generating international interest, according to Ilta-Sanomat.

The asking price for the top-floor 164-square-meter apartment equipped with several original fireplaces is just under one million euros.

The 1904 building in Helsinki's Katajanokka district inspired Jansson's blue Moominhouse, according to the paper.

Born in 1914, Jansson lived on Luotsikatu 4 until she finished school at 15 and moved to Stockholm to study art.

#nunyas news #updates from up north

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southeastasianists · 1 year

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Acclaimed Dutch architect Rem Koolhaas described it a masterpiece of experimental architecture. Singaporeans were drawn to it for its atmosphere and the abundance of cheap Thai food. For Thais living in Singapore, it was a home away from home.

Golden Mile Complex, also known as Little Thailand, was sold in 2021 to a consortium which will redevelop the building. As it has been gazetted as a conserved building by the Urban Redevelopment Authority, its physical structure is likely to be preserved. However, the same cannot be said for its unique character. Its tenants – a mix of inexpensive Thai eateries, seedy bars and tiny shops selling Thai perishables – were given until May 2023 to move out. Now that they have dispersed, they are unlikely to return.

As an era in the building’s history ends, it is timely to look back at its history, which goes back five decades.

Building Golden Mile Complex

Officially opened on 28 January 1972, Golden Mile Complex was an urban renewal project by the government to “redevelop and rejuvenate the slum-ridden areas in the Singapore city centre”.1 In the 1960s, the site was home to squatter settlements, small-time furniture and rattan makers, and the Kampong Glam Community Centre.2

In June 1967, then Minister for Law and National Development E.W. Barker announced that the area would be one of 14 urban redevelopment projects which would be transformed – resulting in modern skyscrapers, luxury apartments, hotels and shops – to give rise to a “new look Singapore”. These projects would involve the participation of private enterprises.3

Singapura Developments won the tender for the three-acre site that would eventually host Golden Mile Complex with a proposal for a building by the architecture firm Design Partnership (now known as DP Architects), which was then helmed by William S.W. Lim, Tay Kheng Soon and Koh Seow Chuan. The three men had convinced Singapura Developments to bid for the site in May 1969, offering the unusual proposition for a single building that would integrate shops, offices and apartments. Although the concept differed sharply from the government’s original proposal for luxury apartments on the plot, Lim, Tay and another architect, Gan Eng Oon, proved their design could work with an economic feasibility study that included precisely calculated land and sale prices.4

The all-in-one design of Golden Mile Complex marked a significant shift from how city planners in Singapore then traditionally segregated areas into different zones for “live, work, play”. In fact, it embodied Lim’s vision for “megastructures” that would contain all the functions of a city within a building, which he believed to be the future of Asian cities.

“We must reject outdated planning principles that seek to segregate man’s activities into arbitrary zones, no matter how attractive it may look in ordered squares on a land use map. We must reject arbitrary standards laid down that limit the intensive use of land,” said Lim and Tay as part of an essay for the Singapore Planning and Urban Research Group that was published in Asia Magazine in 1966.5 This vision was realised in Golden Mile Complex: a concrete megastructure that became one of the earliest mixed-use developments in Singapore and Asia.6

In January 1970, Singapura Developments began marketing the property and declared that “The Golden Mile Race Is On”. All 64 apartments were snapped up within a month, and most of the offices and shops were sold by the time building works commenced in May 1970.7

The building was originally named Woh Hup Complex, after the parent company of Singapura Developments. Rising 16 storeys, the edifice was designed in the Brutalist style popular in Europe and North America from the 1950s to the 1970s.8 It was constructed in a stepped terraced design held up by two end pillars that each adorned a star logo by Singapore’s leading graphic designer William Lee.9 Such a facade maximised waterfront views for the 64 apartments and maisonette penthouses spread across the topmost seven floors.

The next six floors housed 210 offices and studios to complete the tower that was seemingly pried apart in the middle. This sheltered a residential play deck facing Beach Road on the 10th storey while letting in natural light and ventilation into the office corridors and a three-storey podium. The latter comprised 360 shops that sat atop a basement carpark for 550 vehicles.

Completing the facilities was a four-storey residential car park at one end of the building that was topped with an open-air swimming pool overlooking the former Crawford Park. All these different functions were connected by corridors, including a “street” that ran through the podium of shops. The result was an interiorised environment designed to “encourage human interaction and intensify public life”.10

A Hub of Modernity

Woh Hup Complex was part of a pioneering wave of shopping centres to open in Singapore in the early 1970s, along with People’s Park Complex in Chinatown and Tanglin Shopping Centre and Specialists’ Centre in the Orchard Road area.

Like many of the complexes built then, Woh Hup Complex was also a strata-titled development. This form of property ownership was introduced by the government in 1968 to allow individual owners to have a share of a land. It allowed property developers to quickly recoup their investment by tapping on a pool of buyers, and also enabled individuals to participate in the on-going modernisation of Singapore.11

Woh Hup Complex offered shop lots in various sizes, starting from a 144-square-foot lot for just $16,500.12 The prices were lower compared to other shopping centres because the complex was at the city centre fringe. But its developer remained bullish about its prospects. “We offer easy parking, no frayed nerves while coming up here,” said T.M. Yong, a director at Singapura Developments. “Our shop owners will most probably be able to offer goods at lower prices.”13 The earliest tenants in the complex were an eclectic mix of shoe retailers, beauty salons, photo studios, furniture suppliers, travel agents, eateries, restaurants and nightclubs.14

As one of the first buildings to offer modern office spaces in Singapore, Woh Hup Complex attracted many businesses too. Singapura Developments and its parent company Woh Hup as well as Design Partnership set up offices in the building.15 The complex also became known for its many architecture and engineering firms, including OD Architects who were conceiving the masterplan for the National University of Singapore’s Kent Ridge campus, Cardew and Rider Engineers who were working with Design Partnership on Marina Square, and several engineering firms involved in the construction of Singapore’s up-and-coming Mass Rapid Transit network.16

But a decade after the complex opened, there were complaints of interrupted water supply, faulty air-conditioning and lifts, leaking roofs, rotting ceiling boards, rubbish piling up along the corridors, and broken or missing lights.17 These were reported after Woh Hup exited the property market and sold Singapura Developments along with its properties to City Developments in 1981.18 Woh Hup Complex was then renamed Golden Mile Complex.

The Rise of “Little Thailand”

By the mid-1980s, many of the building professionals had moved their offices elsewhere and Golden Mile Complex became better known as the haunt of foreign construction workers, specifically those from Thailand.

After work, particularly on Sundays and public holidays, homesick Thai workers thronged Golden Mile Complex to drink Singha beer, catch up on news back home by reading Thai newspapers, and listen to Thai music on cassette tapes. The draw for most was the various eateries selling Thai food at reasonable prices on the ground floor. Not only did these establishments serve food just like home, they served them on tables and chairs “scattered in front of food shops” or along the corridors and the concourse – just “[like] a street corner in Haadyai or Bangkok”.19

Golden Mile Complex was also the terminal for tour buses plying the Singapore-Haadyai route operated by travel agencies located in the complex and the neighbouring Golden Mile Tower. As the Thai clientele in the complex grew, it became referred to as “Little Bangkok” and “Little Thailand”.20 The Thai community injected new life into what was then a rapidly ageing Golden Mile Complex, and attracted even more shops to serve the community. A tailor in the complex reportedly expanded from one shop to seven to sell all things Thai, while a “100% genuine Thai style” disco named Pattaya opened in 1988 on the second floor.21 There was even a 50-seat “cinema” that screened kick-boxing specials and Thai features at $3 a ticket.22

In 1986, the Straits Times reported that Golden Mile Complex “would be a ghost town but for the office workers, who appear at lunch time, and the Thais, who have made it their haunt”. Dorothy, a secretary working in an architecture firm in the complex, told the Straits Times: “Before the Thais started coming here about four years ago, the place was very dead. Now, it’s sometimes so noisy that you get a headache.” Because fights would occasionally break out, she was not a fan of the place. “For Thai food, I’d rather go to Joo Chiat,” she added.23 Her sentiments were shared by many other Singaporeans who avoided Golden Mile Complex on Sundays.

As one shopowner explained: “Our Sunday business has been hit. Some customers stay away because of the Thai character of the place.” A food stall operator added: “The Thais linger for hours, drinking beer and eating their favourite beef noodles. Sometimes, they fight among themselves over a few drinks.”24

It did not help that migrant workers and the complex were often in the news for the wrong reasons. As part of the government’s massive crackdown on illegal migrants in March 1989, 370 suspected Thai undocumented workers at Golden Mile Complex were nabbed in a single operation.25

National Icon or National Disgrace?

In 1994, Rem Koolhaas visited Singapore and marvelled at its development in his seminal essay “Singapore Songlines”. He was particularly captivated by Golden Mile Complex and People’s Park Complex, which he praised as “‘masterpieces’ of experimental architecture/urbanism”.26 On his next visit to Singapore in 2005, Koolhaas said: “These buildings were not intended to be landmarks but became landmarks. Yesterday, I went to see all the buildings again, and they are absolutely stunning, radical and amazing.”27

While Koolhaas and many in the architecture fraternity saw Golden Mile Complex as the future, most Singaporeans regarded it as a relic of the past. By the 1990s, a slew of new shopping centres had sprung up near the complex, including Raffles City, Bugis Junction, Suntec City, Millenia Walk and Marina Square. Many felt Golden Mile Complex and other strata-title malls were simply no match for these single-owner developments that could plan a more attractive retail mix to woo shoppers.28 A 1996 article in the Straits Times assessed that Golden Mile Complex was unlikely to change because of its ownership structure and should simply “fill [the] low-end gap”.29

The disconnect between Golden Mile Complex’s celebrated architecture and its decline came to a head in 2006. During a parliamentary session on 6 March, then Nominated Member of Parliament Ivan Png called it a “vertical slum”. He was particularly irked by how each individual owner had added “extensions, zinc sheets, patched floors, glass, all without any regard for other owners and without any regard for national welfare”, resulting in “a terrible eyesore and a national disgrace”.

“The appearance of Golden Mile Complex appals me whenever I drive along Nicoll Highway. It must create a terrible impression on foreign visitors arriving from the airport. How can we be a world-class city in a garden? The Golden Mile Complex is just the most extreme of how a strata-title property can deteriorate,” he said.30

This came just after Golden Mile Complex was featured in Singapore 1:1 – City, a publication showcasing significant architecture and urban design in the city-state.31 “That’s a real joke!” said Png. “Can you imagine if that thing was standing on the Singapore River between OCBC Building and UOB Centre?” He added: “It just gives me goosebumps. It’s so close to the city, yet it’s so unlike Singapore – orderly, tidy, everything neat. It’ll drag us down.”32

Not everyone agreed with his criticism. Retiree Evelyn Ong, who moved into the complex in 2005, immediately booked her 11-storey apartment after seeing the breathtaking views. She said: “Once I stepped in and saw the view, I said book, book, must book.” She bought her 1,000-square-foot apartment for about $310,000, and spent about $70,000 on renovations to make it look like a holiday resort. “I think I’m very lucky. It’s so difficult to find such a nice view. Every day, I sit here (at my balcony) and I can see the beautiful lights at night.” She agreed that more could be done to spruce up the building though.33

The local architecture fraternity pushed back against Png’s comments. In August 2006, Calvin Low, a trained architect and journalist, kickstarted a monthly series on local architecture in the Straits Times and titled his first article “Golden Mile Still Shines”.

“The architectural thesis that GMC [Golden Mile Complex] represented was revolutionary – not just for Singapore but globally, too. It stood as a concrete realisation of the architects’ vision of a futuristic city-within-a-building that offered a whole, new integrated way of living in a modern, tropical, urban Asian context,” he wrote.34

In November the same year, a collective of architects, designers and artists known as FARM launched “Save the Modern Building Series”, a lineup of talks to raise awareness of the complex and other pioneering modern buildings such as Pearl Bank Apartments.35 In November 2007, the inaugural architecture festival, Singapore ArchiFest 07 – organised by the Singapore Institute of Architects to celebrate Singapore’s built environment – featured tours of the complex conducted by architecture students from the National University of Singapore.36

A Landmark Saved, a Community Lost

In August 2018, news broke that more than 80 percent of the owners of units in the complex had agreed to put the building up for an en bloc sale at $800 million. This came hot on the heels of the sale of another modernist icon, Pearl Bank Apartments,37 just six months earlier. Heritage and architectural experts were dismayed at the news. “It will be a tragedy and a great loss to Singapore if the en-bloc sale results in the demolition and redevelopment of such an important urban landmark with such high architectural and social significance,” said heritage conservation expert Ho Weng Hin.38

Although architects and academics petitioned for Golden Mile Complex to be conserved, residents were in two minds about it. The complex’s long-time residents confessed they could no longer keep up with the building’s maintenance needs. “The problem is that it’s an old building, and when it rains, the water seeps through some of the walls. The building has water-proofing issues,” said Ponno Kalastree, who had lived and worked there since 1989. He was among those who had voted for the sale and was planning to downgrade to a Housing and Development Board flat, but admitted that he would miss the place.39

To the surprise of many, the Urban Redevelopment Authority (URA) told the Business Times in October 2018 that they have “assessed the building to have heritage value, and is in the process of engaging the stakeholders to explore options to facilitate conservation”. “Modern architecture, dating from our recent past, is a significant aspect of our built heritage, and we have selectively conserved a number of such buildings. Where there is strong support and merits for conservation, we will work with the relevant stakeholders to facilitate the process,” said the URA. This meant that the existing building could be retained while a new block would be added next to it.40

The tender closed in January the following year without any offer, and a second tender launched just two months later with the same terms and price tag of $800 million suffered the same fate.41

Almost one year after the two failed collective sales, the URA announced in October 2020 that it was officially proposing Golden Mile Complex to be conserved in light of its historical and architectural significance.42 When it was gazetted a year later in October 2021, Golden Mile Complex became the “first modern, large-scale strata-titled development to be conserved in Singapore”.43

The owners relaunched an en bloc sale in December that year at the same price of $800 million.44 This time, the sale was successful and the complex was sold in May 2022 to a consortium comprising Far East Organization, Sino Land and Perennial Holdings. Although their bid was $100 million lower than the reserve price, the owners agreed to the sale within “a record time of 15 days”.45

At the point of publishing this essay, the new owners have yet to reveal how they plan to redevelop Golden Mile Complex, though it is unlikely that any of the former tenants will return. The battle to conserve Golden Mile Complex has, ironically, cost the community who kept it alive when others moved on to swankier new buildings. But all, however, is not lost. The redevelopment of Golden Mile Complex could serve as a model for how other similar buildings in Singapore can be conserved and enjoy a new lease of life for the future.

#Southeast Asia #Singapore #Golden Mile Complex #Architecture

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whenyouworkatflaconi · 6 days

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How to Choose the Greatest Real Property Professionals for Homes for Sale in Phuket Thailand?

When seeking Houses For Sale In Phuket Thailand, it's necessary to find a reputable and trusted real estate representative. An excellent broker can make all the difference in negotiating the facility and commonly unfamiliar Thai property market. However exactly how perform you evaluate the capabilities and credentials of prospective representatives? It begins along with assessing their local market expertise, licenses, and interaction skills. Yet what other key elements should you look at, and how can you approve you're teaming up with a broker who definitely has your benefits in mind? A closer examination of these concerns is necessary to create an informed selection.

Analyze Resident Market Knowledge

Many real estate brokers declare to possess in-depth knowledge of the local market, but it's critical to examine this insurance claim fairly. When looking for houses for sale in Phuket Thailand, it is actually vital to analyze a broker's regional market expertise. Inquire details questions about the place, including current market trends, popular neighborhoods, and regional zoning regulations. Observe their reaction, seeking cement instances and data to sustain their insurance claims. An educated agent ought to be actually able to deliver comprehensive details about the regional property market, consisting of current sales information and existing directories. Examine their answers critically, and do not hold back to seek a second opinion if you are actually unsure concerning their experience.

Check Representative Certifications

When looking to buy or even sell a residential property in Phuket, Thailand, really, you should review an agent's specialist references to determine their skills and integrity. Inspect if they have accreditations from realized institutions, such as the Real Estate Sales Representative Permit or even the Certified International Property Expert (CIPS) designation. These accreditations illustrate a broker's expertise and commitment to the industry. For those wanting to purchase a residence in Phuket, a licensed broker may provide beneficial guidance throughout the method. When looking for homes for sale in Phuket Thailand, promise the broker possesses the essential qualifications to manage your deal efficiently and efficiently. Confirming a broker's qualifications assists you make a notified decision when selecting a real estate broker.

Assess Communication Skills

Reliable interaction is actually key to an effective real estate transaction in Phuket, Thailand, as it directly affects the broker's capacity to know and comply with a client's necessities. When evaluating real estate agents, it's crucial to assess their interaction skill-sets. This features their capacity to pay attention definitely, answer immediately, and provide crystal clear, succinct information about the residential property administration process. A really good agent must have the capacity to detail complex real estate principles in easy conditions, assisting clients create updated selections when they buy house in Phuket. They must also be receptive to questions and concerns, delivering normal updates throughout the transaction procedure. Through evaluating an agent's interaction skill-sets, customers can easily promise a smooth and worry-free experience.

Research Study Broker Track Record

A real property broker's ability to correspond efficiently is actually just one component of their total efficiency. When reviewing representatives for properties for sale in Phuket, a vital measure is to research their credibility. Check on the internet assessments on platforms like Google or even Facebook to find what past clients have to state concerning their experiences. Search for reddish banners, like criticisms about amateurish actions or even poor communication. Agents with a good reputation are extra likely to supply outstanding service when you buy house in Phuket. In addition, inspect if the representative is connected along with credible property associations, which often have rigorous code of behaviors. This research is going to give you a far better understanding of the broker's integrity and trustworthiness.

Evaluation Sales Performance

Assessing a representative's sales efficiency is actually important as it straight impacts their capability to sell your Phuket residential property or even locate you the correct house for sale. Seek an agent with a tried and tested performance history of selling homes for sale Phuket, especially in areas similar to yours. Inspect their sales quantity, typical list price, and days on market to evaluate their effectiveness. Assess their functionality metrics to identify if they're satisfying or going over field requirements. A top-performing agent in Phuket, Thailand homes for sale is probably to have a tough system, exceptional arrangement capabilities, and detailed knowledge of the local market. Through reviewing a representative's sales performance, you can easily create a well informed decision concerning that to trust along with your Phuket real estate needs.

Final Thought

Reviewing real estate brokers for homes for sale in Phuket, Thailand demands cautious consideration of key variables. By examining local market understanding, inspecting representative accreditations, and assessing sales efficiency, property buyers can easily make educated selections. It is actually likewise important to analyze communication skill-sets and research a representative's online reputation. An extensive assessment aids determine reliable, respected, and helpful brokers who may browse complicated transactions. This due persistance guarantees a successful and trouble-free home-buying experience in Phuket's affordable market.

Inter Property Phuket

Rawai: 137 / 7, Tambon Rawai, Mueng, Chang Wat Phuket 83130

Bang Tao: Moo 6 Tambon Thep Krasatti, Chang Wat, 83110

Patong: 200 Phrabaramee Rd, Tambon Patong, Kathu, Chang Wat Phuket 83150

Call: (+66) 090 328 6899

#Inter Property Phuket

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samuiattorney · 2 months

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Due Diligence in Thailand

Thailand, with its flourishing economy and diverse investment opportunities, attracts businesses and individuals seeking a foothold in Southeast Asia. However, venturing into any new market requires thorough due diligence – a meticulous investigation to mitigate risks and make informed decisions. This article delves into the intricacies of due diligence in Thailand, exploring various aspects and considerations crucial for successful investment or business ventures.

Beyond the Basics: Key Areas of Due Diligence

Due diligence in Thailand is a multi-faceted process encompassing various areas depending on the specific investment or business activity. Here's a breakdown of key areas to consider:

Company Due Diligence: When acquiring an existing company or entering a merger/partnership, a thorough investigation of the target company is paramount. This includes verifying financial statements, scrutinizing legal and tax compliance, and assessing potential liabilities. Due diligence should also explore the company's reputation, management structure, and intellectual property portfolio.

Property Due Diligence: Investing in Thai real estate necessitates meticulous property due diligence. This involves verifying land title ownership, ensuring the absence of encumbrances (restrictions on ownership or use), and confirming zoning regulations and development permits. Investigating past construction records and potential environmental issues associated with the property is also crucial.

Regulatory and Legal Due Diligence: Understanding the relevant Thai laws and regulations governing your specific industry or activity is essential. This may involve analyzing licensing requirements, potential tax implications, and compliance with labor laws. Consulting legal counsel specializing in Thai business law is highly recommended to navigate the legal landscape.

Market Due Diligence: Assessing the overall market dynamics for your chosen sector is vital. This includes analyzing competitor landscape, consumer trends, potential future market shifts, and any regulatory changes on the horizon. Understanding the market landscape allows you to make informed decisions about product/service offerings, pricing strategy, and overall business viability.

Conducting Due Diligence: Internal vs. External Resources

Due diligence can be conducted internally by your own team or outsourced to qualified professionals. The chosen approach depends on factors like the complexity of the investment, the size of your organization, and your available resources.

Internal Resources: If you have an experienced team with relevant expertise in Thai business practices and legalities, conducting due diligence internally can be a cost-effective option. However, this approach requires a significant investment of time and resources.

External Resources: Engaging a reputable due diligence firm with expertise in Thailand offers several advantages. They possess the necessary knowledge of local regulations, have established networks for verification purposes, and can provide a more objective assessment. This can be particularly valuable for complex investments or those involving unfamiliar industries.

Additional Considerations: Language and Cultural Nuances

The Thai language and cultural nuances can pose challenges during the due diligence process. Working with professionals fluent in Thai and familiar with local business practices is crucial. They can effectively communicate with local authorities, interpret legal documents, and navigate cultural sensitivities that might otherwise hinder the investigation.

The Importance of a Comprehensive Approach

Due diligence is not a one-size-fits-all process. Tailoring the investigation to your specific investment or business goals is essential. A comprehensive approach, encompassing the various areas mentioned above, will equip you with the knowledge and insights necessary to make informed decisions with minimized risks.

Conclusion

By undertaking a thorough due diligence process in Thailand, you can mitigate potential pitfalls, identify hidden opportunities, and ultimately increase your chances of success in this dynamic market. Remember, due diligence is an investment in itself – one that can save you from costly mistakes and pave the way for a flourishing business venture in the Land of Smiles.

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