#thailand real estate investing

[hua-hin-property-search]

Forecasting Thailand's Real Estate Market: 2024 and Beyond

Thailand’s real estate market is poised for significant changes and growth in 2024 and beyond, driven by shifting buyer preferences, rising costs, and increasing demand for both high-end and low-rise properties. Investors looking into this market can benefit from understanding the emerging trends and challenges. Hua Hin Property Search brings you the ultimate Thailand real estate forecast for the year 2024 & beyond that will help you to consider your investment options in Thailand.

1. Rising Construction Costs and Supply Constraints

Thailand’s real estate developers face increased construction costs, influenced by global supply chain disruptions and higher material prices. These rising costs are putting pressure on developers to adjust pricing strategies, potentially leading to increased property prices across various segments. While high costs may discourage some new developments, they are expected to bolster the value of existing properties, especially in prime urban areas. This trend is likely to persist, making it essential for developers to prioritize cost-effective projects or focus on upscale segments that offer higher profit margins.

2. Growing Demand for Low-Rise Housing

In the post-pandemic landscape, preferences have shifted significantly towards low-rise housing. Buyers increasingly value space and privacy, fueling demand for homes in suburban areas around Bangkok and other major cities. Low-rise developments, offering more space and privacy, appeal especially to families and professionals who work remotely or are willing to commute. Developers are responding by focusing on low-rise projects in suburban areas, catering to those who prefer a balanced lifestyle between city and suburb. This demand for suburban homes is supported by ongoing urbanization and the expansion of middle-class purchasing power, making low-rise housing a key sector for future investment.

3. High-End and Luxury Villas: A Booming Segment

Thailand’s luxury villa market is expected to see significant growth, particularly in tourist-heavy locations like Phuket, Pattaya, and Chiang Mai. Affluent buyers from around the world are drawn to Thailand’s tropical lifestyle, with Phuket and Pattaya emerging as top choices for vacation homes and high-end properties. Factors driving this demand include Thailand’s relaxed ownership laws for foreigners (particularly in designated zones), favorable weather, and the country’s relatively affordable luxury market compared to Western countries. Additionally, as Thailand welcomes more affluent tourists and expatriates, the luxury villa market is likely to see further expansion, making it a promising area for investors seeking high returns.

4. Influence of Economic Fluctuations and Foreign Investment

The economic climate, both globally and domestically, will play a crucial role in shaping Thailand’s real estate market. Foreign investment, especially from China, Russia, and Western countries, has been increasing steadily, bolstered by favorable ownership policies for condominiums and certain types of property. A strong tourism industry also draws foreign investors interested in rental income from vacation homes, particularly in areas like Bangkok and Phuket. However, economic uncertainties, including potential recessions in other regions, could temper demand from international buyers. Investors may need to stay informed about global economic trends, as these will influence the purchasing power and interest of foreign buyers in Thailand’s market.

5. Anticipated Market Shifts and a Roadmap for Investors

Looking ahead, Thailand’s real estate market is anticipated to grow in diverse directions, and investor strategies must adapt to these shifts:

Urban Areas: Bangkok and its vicinity will continue to experience high demand, especially for residential and mixed-use developments. Upcoming infrastructure projects, like mass transit expansions, will enhance accessibility and could drive property value appreciation.

Retirement and Healthcare Properties: With an aging population, both domestically and among foreign retirees, demand for retirement communities, healthcare facilities, and senior-friendly properties in peaceful locations like Chiang Mai is expected to grow. This demographic shift opens new avenues for developers focusing on age-targeted properties.

Sustainable and Smart Homes: Increasingly, both Thai and international buyers are showing interest in eco-friendly and technology-integrated homes. As sustainability becomes a priority, developers who embrace green building practices could attract a broader buyer base, especially in urban markets.

For investors, aligning strategies with these evolving trends can help maximize returns. Understanding Thailand’s diverse buyer segments and focusing on locations with strong growth potential, such as suburban Bangkok, tourist hotspots, and retirement areas, will be essential. Additionally, staying informed on policies affecting foreign ownership and building projects could offer investors an edge in a competitive market.

Thailand's real estate market holds significant promise for those who are prepared to navigate its complexities. By monitoring trends like rising costs, low-rise housing demand, luxury villa growth, and economic fluctuations, investors can gain insights to make informed decisions in this dynamic market environment.

[voskhozhdeniye]

To raise enough cash to make the deal happen, Golden Gate sold off Red Lobster's real estate to another entity — in this case, a company called American Realty Capital Properties — and then immediately leased the restaurants back. The next year, Red Lobster bought back some sites, but many of its restaurants were suddenly strapped with added rent expenses. Even if Darden had kept Red Lobster, it's not clear it would have taken a different route: A press release from the time says it had contacted buyers to explore such a transaction. But in Maze's view, the sale of the real estate was sort of an original sin for Red Lobster's current troubles. He compared it to throwing out a spare parachute — chances are, you'll be OK, but if the first parachute fails, you're in deep trouble. "The thing that private equity does is just unload assets and monetize assets. And so they effectively paid for the purchase of Red Lobster by selling the real estate," he said. "It'll probably be fine, generally, but there's going to come a time in which your sales fall, your profitability is challenged, and your debt looks too bad, and then suddenly those leases are going to look awfully ugly." That time, according to recent reporting, is now. With struggling sales and operational losses, the leases are an added headache that is helping push the company to the brink, though bankruptcy may help Red Lobster get some wiggle room on them. Eileen Appelbaum, a codirector of the Center for Economic and Policy Research, a progressive think tank, and a longtime private-equity critic, said in 2014 that private equity wouldn't be the solution to Red Lobster's ills. She isn't surprised about how this is all turning out. "Once they sell the real estate, then the private-equity company is golden, and they've made their money back and probably more than what they paid," she said, noting that this was a common theme in other restaurants and retailers and adding: "The retail apocalypse is all about having your real estate sold out from under you so that you have to pay the rent in good times and in bad." After the real estate move, Golden Gate sold 25% of the company in 2016 to Thai Union, a Thailand seafood company, for $575 million and unloaded the rest of the company to an investor group called the Seafood Alliance, of which Thai Union was a part, in 2020. Golden Gate likely came out ahead, but the same can't be said for Thai Union, which also controls the Chicken of the Sea brand. It is now looking to get out of its stake in Red Lobster and took a one-time charge of $530 million on its investment in the fourth quarter of last year. In 2021, Red Lobster refinanced its debt, with one of its new lenders being Fortress Investment Group, an investment-management group and private-equity firm. According to Bloomberg, it's one of the "key lenders" involved in debt negotiations now.

[chiangmailawyer]

Thailand Elite Visa

The Thailand Elite Visa is a long-term residency program that offers foreign nationals a unique opportunity to enjoy extended stays in Thailand, coupled with a host of exclusive privileges. This program, managed by the Thailand Privilege Card Company Limited, has gained significant popularity among digital nomads, retirees, and business professionals seeking a luxurious and hassle-free lifestyle in the Kingdom.

Key Benefits of the Thailand Elite Visa

Long-Term Stay: The visa grants holders multiple-entry privileges, allowing them to stay in Thailand for extended periods.

Visa-Free Entry: Enjoy seamless travel to Thailand without the need for frequent visa applications.

Exclusive Privileges: Members gain access to a wide range of exclusive benefits, including airport fast-track services, concierge assistance, discounted rates at luxury hotels and spas, and preferential treatment at various establishments.

Investment Opportunities: The program provides opportunities to invest in Thai businesses and real estate, offering potential financial returns and additional incentives.

Family Inclusion: Certain membership tiers allow you to include family members in the program, ensuring a comfortable and secure lifestyle for your loved ones.

Membership Tiers and Costs

The Thailand Elite Visa program offers several membership tiers, each with distinct benefits and costs:

A-Privilege: This tier offers a 5-year membership with a one-time fee of 500,000 Thai Baht.

B-Privilege: This tier provides a 10-year membership with a one-time fee of 1 million Thai Baht.

C-Privilege: This tier offers a 20-year membership with a one-time fee of 2 million Thai Baht.

D-Privilege: This tier offers a 50-year membership with a one-time fee of 2.5 million Thai Baht.

How to Apply

To apply for a Thailand Elite Visa, individuals must meet certain eligibility criteria and submit the required documentation. The application process typically involves:

Online Application: Submitting the application form and necessary documents through the official Thailand Elite website.

Document Verification: Verifying the authenticity of all submitted documents.

Medical Examination: Undergoing a medical examination to meet health requirements.

Interview (Optional): In some cases, applicants may be required to attend an interview with immigration officials.

Visa Issuance: Upon successful approval, the Thailand Elite Visa will be issued to the applicant.

Conclusion

The Thailand Elite Visa offers a compelling proposition for those seeking a luxurious and hassle-free lifestyle in Thailand. With its long-term stay options, exclusive privileges, and investment opportunities, this program has become a popular choice for individuals from around the world.

[attorneyssphuket]

Title Search in Thailand

When considering a property purchase in Thailand, a thorough title search is an essential step. This process involves examining the property's historical ownership records to ensure clear and legal ownership.  

Why is a Title Search Necessary?

Verifying Ownership: A title search confirms that the seller is the legitimate owner of the property and has the authority to sell it.  

Identifying Encumbrances: It reveals any existing liens, mortgages, or legal claims against the property that could impact the transaction.  

Detecting Fraudulent Claims: A comprehensive search helps uncover fraudulent claims or disputes related to the property's ownership.

Assessing Property Boundaries: It clarifies the exact boundaries of the land and any potential boundary disputes.

The Title Search Process in Thailand

Hiring a Qualified Professional: It's advisable to engage a lawyer or a reputable real estate agent specializing in Thai property law to conduct the title search.

Visiting the Land Department: The Land Department is the primary government agency responsible for land registration and title deeds in Thailand.  

Reviewing Land Title Deeds: The professional will review the property's title deeds, which are legal documents that establish ownership rights.  

Checking for Encumbrances: The search will identify any outstanding debts, taxes, or legal restrictions on the property.  

Verifying Property Boundaries: The professional will examine survey maps and land plots to confirm the property's boundaries.

Common Types of Land Titles in Thailand

Chanote Title Deed: This is the most secure type of land title in Thailand, providing clear ownership rights.  

Nor Sor Sor 3 Gor: This title is less secure than a Chanote, but it still provides a degree of ownership protection.

Nor Sor Sor 4 Gor: This is the least secure type of land title, with limited legal protection.

Additional Considerations

Condominium Title Search: For condominium purchases, a title search is also crucial to verify the unit's ownership, any outstanding fees, and the condominium's legal status.  

Foreign Ownership Restrictions: Foreigners may face certain restrictions on property ownership in Thailand. A title search can help clarify these restrictions and ensure compliance with relevant laws.  

Conclusion

A thorough title search is an indispensable part of the property buying process in Thailand. By investing in a professional title search, buyers can protect themselves from potential legal and financial risks and ensure a smooth and secure property transaction.   Sources and related content

[lilyvandersteen]

Home Away From Home by @lilyvandersteen

This story was written for the Klaine Prompt Reverse Bang, and is dedicated to @justgleekout, who made art for this prompt, and to my faithful beta @hkvoyage. Thank you so much!

Summary:

Cooper buys a hotel sight unseen and asks Blaine to run it for him over the summer. Only, the hotel is a health and safety hazard and Inspectors Hummel and Abrams are hell-bent on closing it down. Can Blaine spruce the hotel up in time and save Cooper's investment?

Rated M. Warning for the use of a rape drug in the story. No actual rape, though, I assure you.

You can also read this story on AO3.

~~~~~~

Prologue

Thump!

Blaine woke with a start as he fell out of bed.

“Oops!” said his roommate, wincing sympathetically. “Didn’t mean to push you that hard, but you just wouldn’t wake up.”

Blaine groaned and rubbed his sore bottom as he got up, squinting at his alarm clock. “Tina! It’s three o’clock in the morning! Why would you wake me up at this hour?”

“So you could answer your phone. Or silence it. It’s been blaring off and on for at least ten minutes. You’re lucky I haven’t smashed it to bits yet!”

Right on cue, Blaine’s phone went off again. He grabbed it and tapped the Answer button.

“Hey squirt!” Cooper boomed.

“Don’t call me… Coop, why on EARTH are you waking me up in the middle of the night?”

“What? It’s not… Oh, hang on, time difference. Right. Didn’t think of that, squirt, sorry.”

Blaine sighed. “Don’t call me squirt. And okay, I guess you’re filming somewhere at the other side of the world again?”

“Yes, we’re working on that fantasy series for Netflix that I told you about. I’m in Thailand right now. Flying to New Zealand tomorrow. I’m having a total blast.”

“That’s great. Now tell me, what was so important you had to tell me right this minute?”

“Oh! Oh, just you wait, you’re going to LOVE this!”

“Uh-oh,” Blaine mumbled between gritted teeth. “What now?”

Cooper either didn’t hear him, or pretended not to.

“You know how you’re always telling me to stop spending my money on stuff like cars and tech, right?”

Blaine huffed. “And with good reason. You spend an obscene amount on gadgets. And that Bugatti is SO over the top.”

“Exactly!” said Cooper. “Well, now I’ve made a ‘sound investment’, as you call it. Real estate, as you advised.”

Blaine’s heart leapt. “Really? You bought a place in New York? And you’re calling me to ask me if I will move in with you? The answer’s yes!”

Tina put her hands on her hips and glared at him.

“Nah… No. Not exactly.”

Blaine’s sense of misgiving tingled.

“I didn’t buy a house. I bought a hotel. It was a steal, I’m telling you. I couldn’t pass it up!”

“A hotel? Where? Why?”

“Well, I won’t be this pretty forever, you know,” Cooper explained. “And then I might not get booked as an actor anymore. So I needed to find a back-up plan for when I stop being in demand. Talked about it with the guys here over lunch, and Sebastian Smythe, who plays my younger brother in the series we’re filming, said he had a hotel he could sell me. I kind of like the thought of offering people a nice vacation, you know. A home away from home. Maybe I could do a one-man show after dinner. Like they do on cruises. Doesn’t that sound amazing?”

“Yes, yes, that’s all very well, but you’re still filming now. So who’s going to run the hotel?”

“Well, that’s where you come in,” Cooper announced cheerfully. “You’re done with your exams, right? And now you’ve got several months off. So you can go check out the hotel for me. See if the staff that’s in place is okay or needs to be replaced.”

“Coop, are you insane?”

“Think of it as a free vacation, squirt. I’m sure the staff will pamper you once they find out you’re the brother of the new owner!”

Blaine shook his head slowly in disbelief. “Have you even SEEN the place before you bought it?”

“On the website, yes. It looks great!”

“Ugh, Coop! So you saw a couple of pretty pictures on a website and shelled out a fortune sight unseen? How can you be sure the place even exists?”

Cooper chuckled. “Well, of course it exists! The previous owner sent me an Excel spreadsheet with the bookings. It’s booked solid for the rest of the year already! Just think what a fortune I’m going to make!”

Blaine tugged at his curls in frustration, repressing an ungodly urge to strangle his brother. “UN-BE-LIEVE-A-BLE. You are unbelievable! Okay, not everyone has a head for business, but I can’t believe you are THIS much of an idiot! Are you sure you’re actually my brother and George Anderson’s son? Our father would have a conniption if he found out about this!”

“I thought you’d be happy I’d followed your advice.”

Blaine could almost hear his brother’s pout.

He sighed, raking a hand through his hair again.

“I know you meant well. But… Buying a place without even visiting it first is not a good idea, and that’s putting it mildly. There could be all sorts of things wrong with it. If you say you didn’t pay much, that’s quite likely, in fact. This ‘investment’ of yours may be just as useless as that Nintendo Wii Supreme you just had to have.”

“Hey! It’s not useless! I’ve used it a lot!” Cooper protested. “And I’m sure it’s all on the up and up. As I said, the pics on the website look fantastic!”

Blaine pinched the bridge of his nose and suppressed another sigh. Talking to Cooper was very much like talking to a toddler, sometimes.

“Coop … Anyone can copy-paste a couple of nice pictures onto a website. That doesn’t prove anything. Did the realtor give you a virtual tour?”

“Uhm… No.”

“Did you pay someone to do a thorough inspection of the property before you bought it?”

“No.”

“Please tell me that the offer you made had a home inspection contingency, at least?”

“Uhm… No idea.”

Blaine’s voice rose an octave. “A title contingency, to make sure no-one else can claim the property?”

“I don’t know.”

“Did you even so much as look the hotel up on TripAdvisor to see if it had good reviews?”

“Nope, didn’t think of that.”

“Oh, Coop…” Blaine groaned. “What a mess! You need to go there, stat, and check the property from top to bottom. You actually bought it already, right? It’s not just an offer you can withdraw?”

“It’s mine, yes. I signed a contract. But you know I can’t go check the property right now. I’m heading to New Zealand tomorrow, and I’m needed there for at least six more weeks.”

Blaine let his head down, overwhelmed. “Ugh… I’m not awake enough for this. Coop, send me all the info, and the contract, by e-mail. I’ll look it over and see what our options are.”

“I knew I could count on you, squirt. Thanks a lot. I’ll send you everything. And now I’ll let you sleep. Sorry again for waking you up, and talk to you later!”

Cooper rang off, and Blaine was left staring at the phone in his hands in bewilderment.

Tina cocked her head to the side. “So… Your brother bought a hotel? Just like that?”

Blaine nodded. “Just like that. And then recruited me to sort everything out for him. Oh, this is going to be a disaster!”

“Why are you in such a panic about this, Blainey Days? Surely, your brother wouldn’t let himself be duped?”

Blaine groaned. “Oh, yes, he would!”

He patted Tina on the arm. “But that’s my problem, not yours. You can go back to bed, and I’m sorry my idiot brother woke you up like that. I’ll make you pancakes in the morning to make up for it, okay?”

“Okay. G’night.”

Blaine wearily shuffled back to his bed, and was out like a light.

By six a.m., though, he was awake again, worrying.

After half an hour of tossing and turning, he got up quietly and started up his computer.

Cooper had sent the files, as requested.

The contract did not have a home inspection contingency nor a title contingency, as Blaine had feared.

The hotel wasn’t in a nice touristy location. It was in the middle of nowhere. A place called Lima, Ohio.

Also, the hotel had certainly not been a “steal”. Cooper must have sunk a lot of capital into it.

The photos on the website did look good, yes, but as soon as Blaine checked the reviews about the hotel on TripAdvisor, he knew they had to be fake.

All of the reviews were negative. And it was bad. Worse even than Blaine had feared.

The mildest complaint was one about the lack of free Wi-Fi. It went steadily downhill from there.

Guests complained about the hotel being overbooked. About dirty and stinky rooms. About a faulty outlet that fried their shaver. About bed bugs and cockroaches. About leaking taps that kept them up all night. About wanting a nice hot shower and only getting freezing cold water. About noisy neighbours that kept them up all night because the walls were so flimsy you could hear everything through them. About beds that creaked with every move they made and mattresses so old and thin their back was in knots. About sweltering heat in summer and bone-deep cold in winter, because the air conditioning units didn’t work. About the stale bread and lukewarm coffee they got for breakfast. About seeing mice in the restaurant. About rude staff that would come into their room without even knocking or that were accused of stealing money and a phone charger. About the lack of elevators and ramps for wheelchairs. And a blind person complained about their assistance dog not being let in.

When he’d read all of the scathing reviews, Blaine let out his breath in a big woosh.

 Oh, Cooper, what have you done now?

Blaine felt like banging his head on the table in frustration, but refrained, choosing to get started on the pancakes instead.

When Tina emerged from her bedroom and saw how unhappy her roommate looked, she steered him towards a kitchen chair to give him a shoulder massage, saying, “Tell me all about it, Bee.”

So Blaine told her everything.

She whistled low. “I know the place. I grew up in Lima. And that hotel was where I lost my virginity after prom.”

Blaine shuddered. “TMI!”

Tina laughed. “Oh please! That’s something everyone does in high school. Get over yourself!”

Blaine wouldn’t meet her eyes, thinking of the only school dance he’d ever been to and how that had ended.

“Not everyone,” he mumbled.

“Well, anyway,” said Tina, “the place was a dump even then. I’d say sell it again immediately. But who’s going to want it? And even if someone does, they’ll pay a lot less than your brother did, so he’ll lose a lot of money.”

“Yep.”

“Can he afford to lose that much money?”

“Nope.”

Tina clacked her tongue. “Then we’ll have to do what we can to save the situation.”

“We?”

Tina put her hands on her hips. “Yes, well, unlike SOME people, I believe in roommate solidarity. Don’t think I didn’t hear you, telling Cooper you’d move in with him!”

“I meant for you to come with me, of course,” Blaine tried weakly, but Tina wasn’t having it, sending him a fierce glare.

Blaine looked down and swallowed, remembering how happy he’d been for a moment before Cooper had dashed his hopes. “Sorry. I just… I saw myself living in one of those pretty brownstones, and I jumped the gun. Sorry. As it happens, you don’t need to be scared I’ll leave you in the lurch. If I want a brownstone, I’ll have to buy one with my own money one day. Cooper’s proved once again that I shouldn’t count on him. And I was a fool to think I could, even for a split second. He’s an idiot, and all he ever does is make my life difficult. I should know that by now. He’s proved it so many times.”

“Aww, don’t be so hard on him.”

Blaine put a pancake on his plate and drowned it in syrup. Then he started shovelling big bites into his mouth, chewing with vigour and determinedly not looking at Tina.

“Blaine, don’t be like that. He made a mistake. We all do that, don’t we?”

Blaine swallowed a piece of pancake and retorted, “Our mistakes don’t cost millions of dollars. That’s the difference.”

“Well, he’ll make more millions, won’t he? How much does he get for that acting job he’s doing now?”

Blaine shrugged. “Dunno. But it had better be a lot, if we’re to renovate the hotel he bought. Let me first check with Monique if we can get that contract voided, though. I don’t think we’ll be that lucky, but it won’t hurt to check.”

“Who’s Monique?”

“She works for my father,” Blaine clarified. “Has done so for years. She’s like part of the family. I’ve known her since I was very little. Played with her daughter in my father’s office.”

“Hmm, so how could she help you? And why would she?”

“Monique has a soft spot for me,” Blaine smiled, thinking of all the scrapes with his father she’d gotten him out of. “And she knows this stuff like the back of her hand. She does everything that’s to do with real estate for my father. Buying, selling, finding contractors for renovation works, buying furniture for buildings, you name it, she does it.”

Tina cocked her head to the side. “Why didn’t Cooper contact her then, if he wanted to buy a hotel?”

“Coop’s more of a split-second decision kind of guy,” Blaine told her. “Never looks before he leaps. And then he looks to me to solve the problems he’s created. It’s exhausting.”

“You’d think he were the younger brother,” Tina giggled.

“Yep. He’s almost forty, but he still has the impulse control of a four-year-old.”

After breakfast and doing the dishes, Blaine called Monique and explained the situation, sending her all the documents. She confirmed what he thought – there was no backing out of the contract anymore.

Ugh.

“Could you check if the place is Cooper’s outright, please?” Blaine asked. “Seeing as there’s no title contingency, there’s no knowing who else might have a claim on it.”

“I’ll look into it,” Monique said, “but I don’t think you need to worry about that.”

“Oh, and please don’t tell our father about this, Monique, okay?” Blaine implored her. “He’d go ballistic, and even though Coop is a moron, I don’t want him dead.”

Monique laughed and promised not to breathe a word about it to Mr. Anderson. “And if you need any help fixing the place up, you know who to call. Glad to help, whatever you need!”

“Well, the first thing we’re going to need is pest control. So if you know a good pest control firm over there in Ohio?”

Monique hummed and click-clacked on her keyboard for a minute or two. Then she said, “We’ve worked with Orkin, based in Cincinnati, Ohio. Did the job well. I’ll e-mail you their contact information. What else?”

“An HAVC specialist, a handyman and an electrician to fix all sorts of stuff, and a reliable plumber. Oh, and another thing… You buy loads of office furniture and supplies cheap in auctions, right? When companies go bust and their assets are sold to pay the debts?”

“That’s right. Want me to look for hotel stuff for you?”

“Yes, please. Furniture, mattresses, quality linens, you name it, we’re going to need it. Thanks, Monique!”

Monique chuckled. “It’s your brother who should say thank you. The things we do for that boy, right?”

“Right,” Blaine sighed. “Looks like I’m heading to Ohio for the summer. I’ll keep you posted, Monique, and thanks again!”

[mariacallous]

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.”

[alinapresley]

If searching for homes for sale in Phuket, Thailand, a property provider gives a diverse series of houses for sale. From acquiring a home in Phuket to leasing, their services include property management and discovering the excellent Phuket property for sale.

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

[samuiattorney]

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.

[attorneysinphuket]

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.

[hua-hin-property-search]

The Rise of Low-Rise Housing in Thailand: Benefits for Foreign Investors

Thailand’s real estate market has seen a notable shift toward low-rise housing developments, especially in suburban areas around major cities like Bangkok. As foreign investors increasingly look beyond traditional high-rise condos, low-rise properties have emerged as a viable and appealing option, particularly for those seeking spacious, affordable living that meets the needs of families and retirees alike. Hua Hin Property Search, Thailand's leading real estate agent bring you a detailed guide on growth of low-rise housing investment opportunities in Thailand.

1. Why Low-Rise Housing is Gaining Traction Among Foreign Investors

Low-rise housing in Thailand appeals to foreign buyers for various reasons. Post-pandemic, there has been a global shift in preferences for more space and privacy, which low-rise housing can provide. Compared to high-rise condominiums, low-rise homes—whether in the form of townhouses, villas, or detached houses—often offer larger living spaces and access to private gardens or outdoor areas, making them attractive for families, retirees, and those who prioritize a balanced, spacious living environment.

Additionally, Thailand’s suburban areas, particularly around Bangkok, offer a mix of tranquility and convenience, allowing residents to enjoy a suburban lifestyle while staying within commuting distance of the city. This has been especially appealing for investors from wealthier nations who are used to suburban lifestyles and prefer a quieter environment over bustling urban centers. The rising demand for low-rise homes in areas such as Ratchapruek, Bangna, and Nonthaburi reflects this trend, as suburban locations also provide relatively more affordable prices compared to the central business district (CBD)​.

2. Comparing Low-Rise Properties to High-Rise Condos

High-rise condominiums in urban Thailand have traditionally attracted foreign buyers due to the ease of ownership, particularly in Bangkok. However, while condos offer amenities like gyms, pools, and 24-hour security, they often lack the spaciousness and privacy that come with low-rise options. This difference becomes even more noticeable for investors from Western countries, where larger homes are standard, especially for families.

Furthermore, low-rise housing developments offer a stronger sense of community and better adaptability to family living, as they often feature parks, playgrounds, and community centers. For retirees, these suburban low-rise options provide a peaceful retreat with the benefit of access to healthcare facilities, shopping centers, and recreational areas that are increasingly becoming available in suburban Bangkok​.

3. Benefits for Foreign Investors: Affordability and Value Appreciation

One of the significant draws of low-rise housing for foreign investors is affordability. Compared to high-rise properties in central Bangkok, low-rise properties in suburban areas are often priced lower per square meter, making them an attractive investment for those seeking value without compromising on space. This affordability is particularly relevant in the context of rising construction costs, which have impacted the price of high-rise developments more acutely than low-rise options due to increased demand and complexity in urban areas.

Low-rise housing is also expected to appreciate in value, particularly as suburban areas continue to develop. Infrastructure improvements, such as the expansion of the Bangkok Mass Transit System (BTS) and new highway projects, are making these areas more accessible and, thus, more desirable. For foreign investors, this trend represents an opportunity to enter a high-potential market segment with strong appreciation prospects over the long term​.

4. Target Market: Families and Retirees

Low-rise housing is particularly appealing for foreign families and retirees, two demographics increasingly represented in Thailand’s expatriate community. Families benefit from the ample space and privacy provided by low-rise homes, along with the added advantage of access to schools, parks, and healthcare facilities in suburban neighborhoods. Meanwhile, retirees find that suburban low-rise properties offer a peaceful, relaxed environment without the constant hustle of urban centers. The proximity of these areas to Bangkok allows retirees to enjoy a blend of rural tranquility with the amenities of a modern city nearby.

For both demographics, low-rise housing presents an appealing alternative to urban condos by addressing specific lifestyle preferences that high-rises do not always accommodate. The trend of remote work has also influenced family-oriented buyers, as more people are able to work from home, making it easier to live farther from the city center​.

5. Potential Challenges and Considerations for Investors

Despite the many benefits, foreign investors should consider some challenges in investing in low-rise properties in Thailand:

Ownership Restrictions: Thailand’s ownership laws generally restrict foreigners from owning land. While condominiums offer straightforward ownership options for foreigners, low-rise properties often require buyers to navigate more complex legal structures, such as setting up a Thai-registered company or entering into a long-term lease agreement.

Market Volatility: Real estate markets in suburban areas can be more volatile than in established urban centers, with property values potentially more affected by economic fluctuations. Investors should research thoroughly and work with reputable property management or advisory services to mitigate these risks​.

6. Key Takeaways for Foreign Investors

For foreign investors considering Thailand’s real estate market, low-rise housing in suburban areas offers a promising, value-driven alternative to high-rise condominiums. Low-rise homes provide the space, privacy, and community-centric environment that many Western buyers seek, along with greater affordability compared to urban condos. As suburban areas around Bangkok continue to develop, properties in these regions are anticipated to grow in demand and value, especially as infrastructure improvements make these areas more accessible.

Key points for investors to remember:

Potential for Value Appreciation: Suburban low-rise properties are expected to appreciate as infrastructure and amenities improve.

Lifestyle Alignment: Low-rise housing offers a lifestyle more aligned with Western preferences, with ample space, privacy, and a community-focused environment.

Affordability: Low-rise housing in Thailand’s suburbs generally offers better price points than comparable high-rise properties in Bangkok’s CBD.

This evolving segment of Thailand’s real estate market offers a compelling opportunity for investors seeking a balance of affordability, space, and long-term growth potential​.

[financefatloss]

In Phuket, Thailand, you can locate a selection of residences to buy varying from contemporary suites with ocean views to conventional Thai-style residences. Areas like Patong, Kata, and also Cherngtalay offer assorted options. Rates differ widely based upon site, dimension, and services, typically varying coming from $200,000 to several million bucks for high-end buildings. It is actually a good idea to partner with nearby realty representatives for the current listings and also to ensure lawful conformity as well as home protection.

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

[thaiattorney]

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.

[blurredblonde]

BUCKET LIST, including the strange, the wild, the weird, and the borderline undoable

Go to a nude beach

spread eagle naked towards the sun

use Pinterest business to do brand links and get any amount of $$ from that alone

go to a pole dancing class

try hot yoga

do a burlesque show in Melbourne

post an animation to youtube

start a webtoon

learn to sew

get an apartment by myself

get an apartment with friends

post a shitty homemade music video in a lana del rey way with the help of friends

get a perm

visit coney island

be 125 pounds

get a the dachshund tattoo

post a vlog like im famous

be a extra in a movie

act in a gay indie movie like norman reedus

go to a gorillaz concert

get a snake

get a record player

meet a sugar mommy

go to a jazz bar alone

get a dressed up like a old hollywood star and go have a night on the town

get my license

own a mustang

ride a motorcycle

go to a mosh pit

go to a rave

get black out drunk

go skinny dipping

publish a art book

own a beach house

get a red gingham bikini

take a slutty picture in a american flag bikini and post it to instagram

go diving with whale sharks

be a art director on a project

do a mural on a wall

complete a painting on an obnoxiously large canvas

make a pop song with no knowledge of music or mixing

work on a big animated film

Do a boudoir photoshoot

party in paris

do a full cosplay

pet a pigeon

get a scuba diving license

explore an abandoned building

kiss a stranger

get in a fist fight

flash my boobs at something

attend a figure drawing class

be the nude model at a figure drawing class

receive fanart of my own characters

create a reel showing school doodles

be the cinematographer for a project

take a history class

be a dive instructor

post a animation meme to a jack stauber song

go on vacation all by myself

have sex

be in a youtube video

go on the video side of omegle

visit japan

go to a film festival

jump off a pier

do a pin-up photoshoot

go to an acting interview

heh

open an online store

do artist alley at a convention

cross country roadtrip with friends

stargaze on top of a car

invest in stocks and real estate

go on a cruise to thailand and thrift there

go to the new york library

visit bora bora

learn to play guitar

draw on the sidewalk with chalk

nurture and take care of a plant

grow my own food

get chickens

join a club in uni

take a pottery class

work out in a gym

surf a barrel

buy a surfboard

meditate for 50 days in a row

travel in a van

fly first class

go on a blind date

buy and fill a photo album book

kiss in the rain

do a thirty-day photography challenge and post the whole thing

explore the woods by my house

go to a ball/masquerade party

host a dinner party

say yes to everything for a day

grow my hair past my ass

become mildly fluent in french

attend golbeins animation workshop

buy an obnoxiously large rug

smell the tomford cherry perfume

get a Brazilian wax

get henna done

go to Brisbane museum by myself

get my i.d

go wine tasting

visit Miami

Meet my online best friend

dine at the ritz

go on a gameshow

do tent camping

win a sweepstake

create a artist porfolio/website

be featured in a gallery

go to okinawa

learn to ballroom dance

ride a horse on a beach/ and or backwards

go to a country club

bake a pie

buy a tourist t-shirt

do a escape room

live in Santa Barbara

stay in cape cod

belly dancing class

get my art viral on tiktok

do a commision

buy a fancy wardrobe

have a room with a slanted roof

sleep in a pool in an inflatable pool

snuggle with nurse sharks

bayonetta mui mui glasses.

go out in a pair of high heels

do a show at a convention

stay at the madonna inn

do lesbian handkerchief flagging in public

do a 'nude' photoshoot

own every sims 4 pack

complete a sims4 generations challenge

play subnautica

swim a motel pool at night

pick a girl from a bar

get a drinks bought for me

smoke a ciggrette

try mixology

get a hickey

have a friend or myself sew vintage patterns

wear a tailored suit

buy real cowgirl boots

bathe in a heart shaped tub

take a rose petal bath

stick a polaroid of myself somewhere public

use spray paint

do a vintage glamour competition

own a house with stain glass windows

go to a cathedral

get pink lace curtains

paint a room

milk a cow

replay Detriot become human

do a live stream

do a lesbian event like a cruise or smth

go to a pride parade

participate on a float in a parade

be a scare actor

act in a play

see a broadway show

shoot a gun

drive a convertible

see lana del rey in concert

do modelling work

do a commercial

buy a sewing machine

drive the road without directions

write a screenplay

submit a film for a competition

pitch an animated show

take a opportunity that scares me

do public karaoke

buy a shitty 2000s camera

get a boat license

buy a boat

go to a random diner

sell clothes on depop

play a drinking game with mates

stay in a hotel with mates

do a draw my life

do a drawing for each section of my Pinterest board

get my fortune told/ future read

buy some mega flare jeans

post a picture of myself to Pinterest/ start a 'me' board

buy some colorful tights

get blue streaks through my blonde hair like aquamarine

drop in on a skateboard

buy a castle

party at Hearst castle

post another fanfic to ao3

dress up in a slutty Halloween costume,its a rite of passage

bake and decorate a fancy cake for someone

[lailashq]

✦ DAVIKA HOORNE, CIS WOMAN, SHE/HER ✦ LAILA SAELIM the THIRTY year old has been in Hidehill for For 30 and was a ACQUAINTANCE to Miyeon Kang, the murder victim. Whispers on the streets are that the OWNER OF CLAYMORE/HEIRESS TO SAELIM CO. who lives in HARLOW ESTATES are said to be STEADFAST and SARCASTIC but I guess we’ll find out for ourselves.

connections ( below ) / visuals / musings / threads 

demographics

name: laila ( pronounced LIE-LAH ) saelim / age: 30 / gender: female + she, her / occupation: owner of claymore + heiress to saelim co.  / hometown: hidehill / neighborhood: harlow estates / ethnicity: thai / languages: english, thai, japanese / sexual orientation: bi-sexual, bi-romantic / relationship status: single

apperance

hair: black / eyes; hazel / build: slender / height: 5′9 / tattoos: crescent moon on ribcage / piercings: lobes 

background

father: richard saelim  ( business man / mother: linette saelim ( retired model ) / siblings: one older brother ( open wc )

personality

steadfast, creative, curious, wistful, sarcastic, indifferent, impulsive, critical

headcannons

✗ was a child model from ages of 9-17 before her father forbade it entirely 

✗ her mother was a supermodel, almost everyone in the industry knew her, and still does and has quite the influence in the fashion industry. 

✗ laila looks like the splitting image of her mom and she still continues to get calls and emails from fashion heads and brands to model for them but she doesn’t miss modeling at all

✗ everyone mostly knows laila as the former model or the daughter or a model and a business mongol 

✗ doesn’t want to do the family business, her passion had always been medicine but her father wouldn’t pay or send her to medical school 

biography 

✗ the saelims have been in hidehill since the moment the town was founded. in fact, they can easily be categorized as one of the families who have found the town. laila’s ancestors come from wealth spanning from generations back in thailand. her great, great, great grandparents initially began a large real estate business in their native home before it expanded into investments into nightclubs, restaurants, and luxury chain hotels that is carried by laila’s father, richard saelim in hidehill. it’s not a stretch to say that the saelim’s are one of the wealthiest families in the world with how her father has continued to expand the business & they’re known in all of tennessee and all of the us and asian countries

✗ as a result of their wealth and status in hidehill their company saelim co. owns large amounts of property through the tennessee, and several homes in harlow estates which her family rents out to visitors & tourists, etc. their mostly widely known for their hotels, nightclubs, and restaurants. until they’ve been dipping their toes into the bar business and when laila was a young girl, they had bought the rather upscale claymore bar which is now run by laila herself

✗ her parents were an arranged match made by their families due to their position in town, it only made sense that they form an alliance that mutually benefited both families. neither of them wanted it course, because richard was a man who enjoyed is freedom and didn’t wish to settle down so early. it was no surprise that he was hidehill’s most sought out bachelor, not only did he have the looks but the charm & wealth which only made him all the more attractive to the mothers who wanted their daughters to marry well. the winner would be her mother, linette, a woman who was displeased with being forced into an arranged marriage but there’s no choice to be made. she was expected to do as her parents wanted, even though she would have picked a life of her own making for herself which was to remain unmarried

✗ as expected, her parents marriage was a far cry from perfect. due to this being against their wishes entirely, they had their issues and perhaps too many arguments. they really had no choice but to make it work, so that’s what they had attempted to do. it had taken five years into their marriage to produce a child, which was laila’s older brother and three years later, she came. things weren’t perfect, but the couple made it work. that’s only because their parents had placed a clause that they wanted grandchildren if they were to inherit the family wealth and two grandchildren appeased laila’s grandparents. so they obeyed if only to continue living their privileged life.

✗ the saelim children might have grown up with a silver spoon in their mouths, but their childhood consisted of being raised by nannies that were replaced each month with whatever excuse their parents came up with that time. they seemed disinterested in raising their children but expected nothing less than perfection from them. for a time laila did what they wished, being the ideal daughter, excelling in school , anything that would garner their attention until she realized that would never happen. her parents wanted to live their lives with freedom and as a result they spent little time with their kids 

✗ her mother especially missed her modeling career, the way she could easily jet off on vacations with her friends. once she married that freedom was all but moot because laila’s father didn’t want his wife to be photographed in various states of undress and racy images of her across papers & magazines. he was a progressive man in many ways, but still traditional in other ways. it resulted in a mother that was not so attached to her children, since in her mind they were also in part responsible for the end of a life she had wanted for herself. her kids was a constant reminder of the life she lost 

✗ it hurt to see her mother's indifference, and though she knew deep down linette loved her, it didn't change the fact that amara was viewed as an obligation. for that reason, she never had a normal relationship with her mother. the only interest her mother took in her was her career, as if she were living vicariously to her daughter. believing she'd win her mother if she pleased her, amara did exactly that, becoming a model in her teens ( which she didn't want to do until richard forbade her daughter to be doing such a thing once she began to grow out of her adolescence. so laila had endeavored to make her father proud but he was more interested in her older bother, his son because he’d be the heir to their fortune. in his father’s eye, her brother was the golden child

✗ because her brother was managing their more older businesses, her father hand handed the claymore bar to laila, and though she has little interest in her family business, but its what her parents expect of her. she thinks that one day if she proves herself her father may take an interest in her. 

✗ the news of the murder of a friend, Miyeong of her mother’s had come as a shock, laila didn’t know the woman personally, but due to her friendship with linette, she’d gotten to know her enough to feel sad at her passing. miyeong was woman and didn’t deserve to be murdered in cold blood. she fears for the safety of her family and her friends - all of her cherished ones.

THE SECRET ( tw:  abortion  )

loneliness was her companion as a child at home , so whenever she could she spent her time with her friends. that same loneliness and thirst for love pushed her towards a married man who doted on laila. she met him at a young age & had gotten involved with a married man despite her better judgment until she ended up pregnant, he made her promises that he'd leave his wife, but when this news dropped of her pregnancy he had left her and threatened her to drop the child. though amara didn't want to abort the child, she had no choice because she was too young to be caring for a child and not to mention the punishment she’d receive if her parents ever found out.

CONNECTIONS

platonic + friendships

best friend — ( this person has been in her life a long time and someone she cares for above all ) ;;

confidant — ( someone she can confide in without any hesitation ) ;;

partner in crime — ;;

friends — ( people she genuinely enjoys being around ) ;

found family ( people she's grown to think of as family ) ;;

a elder brother, mother, and father figure to her  ( s he isn't close to her parents, she also wished for siblings  ) ;;

a good influence;;

a bad influence;;

 bandership;;

gym/ workout buddy ;;

hiking buddy;;

anything else !

work

colleagues ( from her modeling work as a teenager  ) ;;

employees at claymore bar 

regulars @claymore

her father is an actor and entrepreneur so perhaps they know each other through that , business partners of her father & friends of her mother 

negative

frenemy — ( someone who isn't friends with her but they love to verbally spar with each other, bantering is usually what they end up doing );;

enemies — ( for whatever reason, they don't like laila , perhaps they've wronged her, or she's wronged them ) ;;

a rival;;

any sort of negative connection really !!

romantic

ex's on good terms ( open to male, female, nonbinary  ) ;;

ex's bad terms ( open to male, female, nonbinary ) ;;

former flings/hook-ups/ one night stands ( open to male, female, nonbinary ) ;;

slow burn;;

skinny lover;;

flirtationship;;

unrequited crush ( either on her side or your muse’s );;

[konmay]

Buying & Selling Property Pattaya

Selling and Buying Property in Pattaya: A Comprehensive Guide

Pattaya, Thailand, is one of the most popular destinations for real estate buyers, sellers, and investors. Whether you are looking to buy or sell a property in Pattaya, understanding the local real estate market and legal framework is crucial to making informed decisions. In this article, we will guide you through the essential aspects of buying and selling property in Pattaya, from market trends to the legal process.

Why Buy Property in Pattaya?

Pattaya has long been a favorite among tourists, expats, and investors due to its vibrant lifestyle, beautiful beaches, and affordable living. Whether you're considering a vacation home, a retirement property, or an investment in the rental market, Pattaya offers a wide range of properties to suit various budgets and needs. Some of the reasons why Pattaya is a great place to buy property include:

Affordable Property Prices Compared to other major Thai cities like Bangkok or Phuket, Pattaya offers affordable property prices. Buyers can find a range of property types, from budget condos to luxury villas, at competitive prices.

High Rental Yields With its booming tourism industry and a large expat community, Pattaya remains one of Thailand's top locations for rental properties. Whether you're purchasing a property to rent out long-term or as a vacation rental, you can expect good rental yields due to the high demand for accommodations.

Expat-Friendly Environment Pattaya is known for its expat-friendly atmosphere, with many international buyers choosing to settle here. The city offers a wide range of amenities, from international schools to healthcare services, making it an ideal place for foreigners to purchase property.

Variety of Property Types From condominiums to luxury villas, Pattaya offers diverse real estate options. Buyers can choose between high-rise apartments near the beach or spacious homes in quieter residential areas, depending on their preferences.

Why Sell Property in Pattaya?

Selling property in Pattaya can be an excellent decision if you're looking to capitalize on the growing demand for real estate in the city. Here are a few reasons why selling your property in Pattaya might be a good idea:

Rising Demand Pattaya’s popularity as a tourist destination and its growing expat community make it a prime location for property sales. The demand for both short-term rental properties and long-term residences is strong, and selling your property could yield a profitable return.

Capitalizing on Market Trends If property prices in your area have risen significantly, selling at the right time can provide you with a healthy profit. As the real estate market continues to recover post-pandemic, property prices in Pattaya have shown upward trends, making it an attractive time to sell.

Personal Reasons There could be various personal reasons for selling, such as relocating to another area, downsizing, or simply cashing in on an investment that has appreciated in value. Regardless of your reasons, understanding the market trends and legal aspects of selling will ensure a smooth process.

The Process of Buying Property in Pattaya

For foreigners and locals alike, buying property in Pattaya is a relatively straightforward process, but there are several steps to follow:

Choose the Right Property Whether you’re looking for a condominium, house, or land, start by researching your options. You can browse listings online, consult with a real estate agent, or visit properties in person. Ensure the property suits your needs, budget, and long-term plans.

Understand Ownership Regulations Foreigners can purchase property in Pattaya, but there are regulations to keep in mind:

Condos: Foreigners can own up to 49% of the units in a condominium development. If the 49% foreign ownership limit is reached, foreigners are not permitted to buy additional units in the same development.

Houses and Land: Foreigners are not allowed to own land directly in Thailand, but they can lease land for up to 30 years or set up a Thai company that can own the property. However, many buyers opt for condominiums as a way around this restriction.

Legal Requirements It’s crucial to hire a local lawyer or a qualified legal expert to guide you through the process. They will ensure that the property documents are legitimate, help with contracts, and make sure all fees and taxes are paid correctly.

Secure Financing If you need financing, you can approach Thai banks or foreign banks that operate in Thailand for a mortgage. However, foreigners often face stricter conditions for obtaining a loan. If you plan to purchase with cash, make sure the funds are transferred legally through a Thai bank.

Finalizing the Deal Once you’ve selected a property and the legal checks are complete, you’ll need to sign a purchase agreement and transfer the title deed. The sale is typically completed at the Land Department, where the buyer and seller sign the necessary documents.

The Process of Selling Property in Pattaya

Selling property in Pattaya requires attention to legal details and market factors. Here’s a step-by-step guide to selling your property:

Valuation of Property Before listing your property, it’s essential to know its market value. A property appraisal will help determine the right price for your property, ensuring it is competitive and in line with the current market trends.

Prepare the Property for Sale Make sure the property is in good condition before listing it for sale. This includes cleaning, repairing any damage, and presenting it in its best light for potential buyers.

Hiring a Real Estate Agent Many sellers in Pattaya choose to work with a local real estate agent who understands the market and can connect them with potential buyers. An agent will assist with advertising the property, hosting viewings, and handling negotiations.

Documents and Legal Process Ensure all necessary documents are in order before selling the property. This includes the property title deed, tax receipts, and proof of ownership. You will need to sign a sales agreement with the buyer, and the final transfer will occur at the local Land Department.

Tax Considerations Be aware of the taxes and fees involved in selling a property. In Thailand, sellers are typically responsible for the following:

Transfer Fee: Usually 2% of the sale price, paid at the Land Department.

Income Tax: If the property is sold for a profit, you may be subject to income tax.

Withholding Tax: Foreigners selling property may be subject to withholding tax, which varies depending on the type of property and how long it’s been owned.

Closing the Deal Once the buyer has paid, and all legal documents are signed, the sale will be finalized at the Land Department. Both parties will pay their respective fees and taxes, and the title deed will be transferred to the new owner.

Final Thoughts

Buying and selling property in Pattaya can be a smooth process if you understand the legal requirements and market dynamics. Pattaya offers a wide range of properties that suit a variety of buyers and investors, whether you are looking for a vacation home, a long-term residence, or a rental property. By working with experienced real estate agents and legal experts, you can ensure a successful transaction, whether you are buying or selling. Pattaya’s real estate market remains strong, making it an attractive choice for those looking to invest in Thailand.

[alinapresley]

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