As your family expands or you stumble upon a new home that steals your heart away, the longing to sell your old house and embrace a fresh start becomes irresistible. But did you know that this exciting transition can also bring unexpected cost savings in the form of potential tax refunds? Many individuals remain unaware of the financial advantages that await them, contingent upon meeting specific criteria and fulfilling certain conditions. In this enlightening blog post, PropertyScout unveils the insider secrets of leveraging tax benefits when selling your old house and embarking on the journey towards your dream home.

The Qualifications of a Tax Refund Applicant

Scenario 1

Having a Name Registered in the Old House for at Least 1 Year

Scenario 2

If your name is registered in the old house for less than a year, but you meet the requirement of having your name registered in the new house for at least one year (including the day of selling the old house), special considerations come into play, especially in the case of marital property. In such cases, either the husband's or wife's name must be registered in the house for a minimum of one year. Notably, the calculation of the income tax refund will be based on the house with the lower price*, as outlined in the announcement made by the Director-General of the Revenue Department on Income Tax, Version 125."

Tax Calculation Example

To provide a clearer understanding, let's take a look at an example of tax calculation from selling a house, where the new house has a higher price than the old house, and the old house has a higher price point than the new house.

Example 1: Tax calculation if the new house is more expensive than the old house

Let's say you sell an old house for 5 million baht and purchase a new house for 7 million baht. Let's assume that the assessed value and selling price are the same. You have owned the house being sold for 2 years, with your name registered in the house for more than 1 year. The income tax deducted at the source from the house sale can be calculated as follows:

In this case, to meet the conditions, you must have your name registered in the house being sold for more than 1 year and sell the old house to purchase a new one within 1 year. You are eligible to claim a tax refund deducted at the source of 50,000 baht.

Example 2: Tax calculation if the new house is cheaper than the old house

Let's say you sell an old house for 5 million baht and purchase a new house for 3 million baht, assuming the assessed value and selling price are the same, and you have owned the house being sold for 2 years with your name registered in the house for more than 1 year, in this case, the income tax deducted at the source that is eligible for a refund will be calculated based on the house with a lower price, which is the new house priced at 3 million baht, as follows:

In the case of selling an old house to purchase a new house with a lower price point, you can request a tax refund deducted at the source of 24,000 baht.

In summary, if the new house has a higher price point than the old house, you can claim a full tax refund deducted at the source (based on the example of selling the old house for 5 million baht to purchase a new house for 7 million baht, resulting in a tax refund of 50,000 baht). However, if the old house has a higher price point than the new house, you can claim a partial tax refund deducted at the source (based on the example of selling the old house for 5 million baht to purchase a new house for 3 million baht, resulting in a tax refund of 24,000 baht).

*Calculating Tax from Net Income (Progressive Scale)

1. Net income not exceeding 150,000 THB: Exempted from tax payment.
2. Net income from 150,001-300,000 THB (5%): 7,500 THB minimum.
3. Net income from 300,001-500,000 THB (10%): 7,500-27,500 THB.
4. Net income from 500,001-750,000 THB (15%): 27,500-65,000 THB.
5. Net income from 750,001-1,000,000 THB (20%): 65,000-115,000 THB.
6. Net income from 1,000,001-2,000,000 THB (25%): 115,000-365,000 THB.
7. Net income from 2,000,001-5,000,000 THB (30%): 365,000-1,265,000 THB.
8. Net income over 5,000,000 THB (35%): Over 1,265,000 THB.

Required Documents

To claim a tax refund from selling a house, the seller must first pay the income tax deducted at the source to the Land Department. After that, they can submit the refund request to the Revenue Department by filling out Form P.N.D.10 at the local tax office, along with these supporting documents:

1. Receipt of income tax payment issued by the Land Department.
2. Copy of the original property sales agreement.
3. Copy of the new property sales agreement.
4. Copy of the house registration of the income earner for the new property (in case the name has been registered in the old house for less than 1 year).

Taxes/Fees to be Paid When Selling a House

• Withholding Income Tax
• Either Specific Business Tax or Stamp Duty
• Transfer Fee of 2%, depending on the agreement between the buyer and the seller.

Closing Comments

If you're considering selling your old house to purchase a new one, it's important not to overlook the opportunity to claim income tax refunds from the house sale. By meeting the specified criteria, you can significantly save on your expenses. Moreover, before finalizing your decision to buy a new house, it's crucial to stay updated on the prevailing home loan interest rates. This will enable you to make an informed borrowing decision and ensure a smooth financial journey. Remember, being well-informed and proactive can make a significant difference in your overall savings and financial planning.

If you have a property to list for sale or rent, click the link below. Alternatively, if you have any further questions, please get in touch with us. Our property consultant team will be very happy to assist you:

Interested in properties for sale or rent? Let PropertyScout help you find your dream home today!

The aspect of selling property in Thailand as a foreigner is an exhilarating prospect to many, but amidst the palm-fringed beaches and vibrant marketplaces lies a maze of tax regulations waiting to be deciphered. In this all-encompassing guide, we navigate through the twists and turns of the Thai tax maze to empower you with the knowledge needed to sell your property with confidence. So, let's delve into this guide, unlocking the secrets to a successful property sale and ensuring your hard-earned profits find their way safely home.

Personal Income Tax (PIT)

Personal Income Tax (PIT), also known as individual income tax, is a tax on employees' earnings.

Thailand imposes a Personal Income Tax (PIT) via source and residence rule. Source Rule applies to foreigners who earn Thai-sourced income (whether or not said income is paid in Thailand) and are subject to the PIT in Thailand, while Residence Rule applies to foreign-sourced income (depending on the foreigner's status as a tax resident in Thailand).

Gift Tax

Gift Tax is a type of PIT in which the aforementioned source and residence rule still applies. In this case, a foreigner receiving movable properties such as cash, cars, or jewelry from an ancestor , descendant, spouse as support or a gift will be subject to a 5% gift tax on the portion exceeding 20M baht each year. If, however, the movable property is given to the foreigner as part of a formal ceremony, customary occasion, or a moral responsibility by a non-ancestor/descendant/spouse, the 5% gift tax will apply on the portion exceeding 10M baht each year.

Moreover, the gift tax shall be applied on the portion exceeding 20M baht of the immovable property (land, building, condo unit, etc)'s appraised value per legitimate child, in which ownership is transferred without compensation from parent to legitimate children (not adopted children).

Withholding Tax (WHT)

The following are the types of income in which Withholding Tax (WHT) deducts from, both from tax and non-tax resident:

Value Added Tax (VAT)

Foreigners who regularly sell goods or provide services in Thailand (and whose annual revenue exceeds 1.8M baht) must register for Value Added Tax (VAT) before starting the business or within 30 days of earnings reaching threshold of assessable income. Foreigners providing e-service from abroad to Thai users who are non-VAT registrants must also register for VAT. On the other hand, services under an employment agreement, immovable property rental, or actor/actress performances are exempted from VAT. VAT also applies to importers in Thailand, whether or not they are VAT registrants. In this case, VAT will be collected by the Customs Department when the goods are cleared at customs for import.

The general VAT rate is equal to 7% of the goods or service price while VAT returns are filed monthly together with due tax payment within the 15th of the following month.

**Activities such as exporting goods are subject to 0% VAT.

Specific Business Tax (SBT)

Foreigners who sell or transfer an immovable property within 5 years from the acquisition date will be subject to a Specific Business Tax (SBT) of 3.3% of the appraised value or sales price (whichever is greater at the time of registering the transfer at the Land Office).

Stamp Duty

Land or building rental, transferring of shares, and immovable property transfer are subject to Stamp Duty (SD), which can be affixed or paid by cash at the Revenue Office or through the e-stamp duty system on the Thai Revenue Department website.

• Land/Building rental is subject to a stamp duty of 0.1% of the rental fee or key money (or both) for the entire lease period.
• Transfer of share is subject to a stamp duty of 0.1% of the paid-up value of the shares or the shares value (whichever is the greater of the two).
• Immovable property transfer is subject to a stamp duty of 0.1% of the appraised value or sale value (whichever is the greater of the two).

Inheritance Tax

Foreigners who live in Thailand under the Immigration Law are held liable for Inheritance Tax within 150 days from the date inheritance value from each investor from each testator exceeds 100M baht (along with tax payment). If the beneficiary is an ancestor or descendant of the testator, a 5% rate applies to net inheritance value (inheritance value received after deducting any liabilities) exceeding 100M baht from each testator. In other cases, a 10% rate applies to the net inheritance value exceeding 100M baht.

The aforementioned tax rates applies to other foreigners as well, but only to an inheritance situated, registered, withdrawn, or claimed in Thailand.

Read More:

Land & Building Tax

Any foreigner owning land, building, or condo unit in Thailand are required to pay the Land and Building Tax within April of each year.

The current land & building tax rate is calculated based on progressive rates ranging from 0.01-0.7% of the net appraised value of the land, building, and/or condo unit (depending on the land/building use, such as agricultural, residential, unused/vacant, etc).

Conclusion

Congratulations, intrepid sellers, for successfully maneuvering through the intricate web of Thai property taxes! Armed with a deep understanding of the various tax types, rates, and thresholds, you are well-prepared to tackle the tax challenges that may arise during the sale of your property in Thailand. By diligently assessing your tax obligations, leveraging tax treaties, and seeking professional advice, you have positioned yourself to navigate the tax maze with finesse, ensuring you maximize your returns and avoid any unexpected surprises. As you embark on this exciting journey, always remember that staying informed and proactive will be your greatest assets. So go forth, confident in your tax knowledge, and let your property sale in Thailand be a resounding success.

Find your ideal property, available for sale or rent in the best prices possible, or list your property for sale or rent here. Alternatively, if you have any further questions, please get in touch with us:

Discovering the secrets behind Thailand's Regulation-Designated Land Use Areas, specifically the crucial "water catchment areas" and "drainage areas." These areas play a vital role in preventing flooding and have piqued the curiosity of many Bangkok residents. Join us as we delve into the details and uncover the significance of these designated zones in our latest blog post.

What is a Water Catchment Area?

The water catchment areas, which are part of flood prevention measures, refer to designated zones with a distinctive "light green color and diagonal green lines." These areas serve to store water and mitigate flooding along the eastern banks of the Chao Phraya River, addressing the flooding issues on the eastern side of Bangkok. Established since 1980 (B.E. 2523), these water catchment areas encompass privately owned land and allocated village areas, as well as public catchment areas under the supervision of the Bangkok Metropolitan Administration and various governmental and state enterprise agencies.

Origins

Since the reign of King Rama V and the establishment of the Department of Public Works in 1889, Thailand has maintained a system of land use regulations and controls. One notable milestone is the "Comprehensive Urban Plan of Bangkok 2013 (B.E. 2556)", which reflects the latest urban land use guidelines for the capital city.

While we are acquainted with the familiar color-coded land use zones, such as the red zone for industrial areas and the brown zone for densely populated residential areas, there's more to these regulations than meets the eye. Hidden beneath their surface lies a comprehensive framework encompassing transportation and infrastructure projects, including the transportation master plan and public utilities initiatives like canal dredging and water drainage plans.

Furthermore, these regulations extend beyond built environments, encompassing meticulous land use plans for open spaces. Notably, some of these designated areas serve as essential water catchment zones.

Where are the water catchment areas in Bangkok?

There are currently 25 water catchment areas throughout Bangkok with a total capacity of approximately 13.04 million cubic meters. These catchment areas are predominantly located in the central region of Bangkok.

• Pathumwan district
• Klongtoei district
• Phayathai district
• Bangkapi district
• Prawet district

There are two water catchment areas currently under construction, with an additional water capacity of approximately 316,700 cubic meters.

• Ramkhamhaeng, Saphan Sung district: The catchment area for Sammakorn Village Pond and the Seri Thai Garden, stretching from Khlong Rahaad to Khlong Kru.

Water catchment areas have been expanded with the addition of approximately 12 new locations, primarily distributed across the urban belt of Bangkok, such as...

• Areas such as Sai Mai District and Klong Sam District, encompassing both public and private spaces, are expected to contribute to an estimated increase of approximately 6.18 million cubic meters in water catchment capacity.

What is Drainage Area? How does it differ from Water Catchment Area?

In addition to water catchment areas, there are also "drainage areas" categorized as Level 4 zones. These areas are characterized by a "white color with diagonal green lines" and serve to preserve the natural water drainage system. They are divided into two sides of Bangkok, namely the eastern and western sides, distributed across various districts as follows:

Eastern side

• Klongsam Wa district
• Minburi district
• Ladkrabang district

Western side

• Talingchan district
• Thawi Wattana district
• Bangkae district
• Phasi Charoen district

Dealing with a Sudden Flood

In the event of a sudden flood without prior warning or time to prepare, it is crucial to prioritize personal safety over property. Here are some recommendations on how to handle such situations:

1. Sandbags are strongly recommended for high-risk areas in order to construct barrier to prevent water from entering homes.
2. Store important documents such as ID cards, house registration book copies, birth certificates, or title deeds in ziplock bags to prevent water damage.
3. Ensure that your pets wear a collar containing your contact information, including your name and phone number, for easy tracking in case they go missing.
4. Make sure your cell phones are fully charged and prepare backup equipment such as power banks, flashlights, and charging cables.
5. Elevate objects, prepare dry foods, water, medicine, and floatation devices.
6. Unplug your entire house and cover your plug holes with tape to prevent electrical leakage.
7. Park your vehicles somewhere elevated or safe, or cover it with a car cover blanket in case the flood isn't very excessive.
8. Evacuate patients, children, and the elderly to safety or to the facilities provided by supporting organizations.
9. If you're driving, park and exit the vehicle immediately. Refrain from driving or reversing into the flooded area.
10. If you receive a sudden flood warning, evacuate to higher ground immediately. If you are outside your home, try to find a nearby elevated location such as a hill, suspension bridge, tall building, or high-rise. If there is no nearby high ground, it is recommended to cling to large objects for safety.
11. Do not walk along flowing water, even if the water level is not high, as the speed of the water can cause you to lose your footing and be swept away, potentially leading to drowning.
12. If you see a power pole or power lines, avoid getting close to them, and if possible, promptly notify the relevant authorities.

Emergency Contact

1. Department of Disaster Prevention and Mitigation: Call 1784
2. National Disaster Warning Center: Call 192
3. Thai Meteorological Department: Call 1182
4. Royal Irrigation Department: Call 1460
5. Water Safety Center: Call 1199
6. Emergency Medical Service: Call 1669

Channels for tracking news/information and receiving flood warnings

Disaster alerts, checking water conditions, and water information in each watershed area:

Weather forecast

Landslide risks

Weather information and water system updates for dams and coastal areas

Disaster information and warning

Disaster information, warning, and rescue

Water levels in reservoirs, rivers, and water release information

Conclusion

We hope that this article proves helpful to all readers. While water catchment areas are predominantly found on the eastern side of Bangkok, the western side also benefits from flood mitigation initiatives such as the "Khlong Mahachai-Sanam Chai Canal." These projects provide reassurance to residents in the upper western region, ensuring a more secure living environment.

Looking to stay nice and dry in the rainy season? Get in touch with us today and let our consultant team find the perfect new home for you!

In the enchanting land of Thailand, where turquoise waters meet golden shores and vibrant culture captivates the soul, foreigners have discovered a profound opportunity – the chance to inherit Thai property. While navigating the intricacies of property inheritance can be a daunting task, this guide aims to illuminate the path, empowering you with the knowledge and understanding necessary to transform your dream home into an enduring heritage. Join us as we delve into the captivating realm of Thai property inheritance, unraveling its mysteries and unveiling the remarkable possibilities that await those who dare to embrace this unique opportunity.

Can a foreigner inherit land under Thai Inheritance Law?

Foreigners are prohibited from owning or inheriting land in Thailand. Foreigners who are married to a Thai spouse can acquire land as a statutory heir according to section 93 of the Land Code Act but will not be able to register for ownership. The foreigner will be able to inherit land owned by the Thai spouse upon the death of the Thai spouse but the foreigner will not be allowed to register for ownership of the land owned by the deceased spouse and the foreigner would have to sell off the land within one year of the land acquisition.

Read More:

Can a foreigner inherit a freehold condo?

A foreigner who inherits a condo either as a legal heir under the last will and testament or as a statutory heir can inherit the property ownership, provided the condo is within the 51/49 foreign ownership quota and if the foreigner meets the qualifications. Otherwise, the foreigner must sell off the unit within one year of the acquisition date or the Director-General shall reserve the right to sell off the condo unit if the foreigner fails to sell off the unit within the given time limit.

Eligible Foreigners under Section 19 (1) of the Condo Act

1. Aliens who are allowed to live in the Kingdom of Thailand under the Immigration Law (qualified for ownership within foreign condo ownership quota).
2. Aliens who are allowed to enter the Kingdom of Thailand under the Investment Promotion Law (qualified for ownership within foreign condo ownership quota).
3. Juristic persons as provided in Sections 97 and 98 of the Land Code and registered Juristic Person under Thai Law (qualified for ownership within foreign condo ownership quota).
4. Juristic Persons who are aliens under the Section 4 of the Foreign Business Act and have obtained promotion certificate under the Investment Promotion Law (qualified for ownership within foreign condo ownership quota).
5. Aliens and Juristic Persons, considered Aliens by law, who have brought foreign currency into the Kingdom of Thailand or withdrawn money from the Thai Baht account of the persons who reside out of the Kingdom or withdrawn money money from foreign currency account (qualified for ownership within foreign condo ownership quota).

Can a foreigner inherit a leasehold property?

Foreigners can inherit a leasehold property in Thailand. However, a significant drawback of lease in Thailand is that the contract and possession right terminates upon the lessee's death and isn't instantly transferrable following inheritance. The lease agreement must include a succession clause, but this does not offer complete legal guarantee for the lessee's heirs.

What if a foreigner lacks a last will & testament? What happens to their assets?

In Thailand, when a person dies while lacking a last will and testament, the distribution of the interstate's assets is according to the law. As stated in The Civil and Commercial Code Section 1629, the following are the six classes of statutory heirs in Thailand entitled to inherit:

• Decendants
• Parents
• Siblings of full blood
• Siblings of half blood
• Grandparents
• Uncles & Aunts

Conclusion

As we reach the end of this enlightening journey, one thing becomes abundantly clear: the dream of inheriting Thai property as a foreigner can indeed become a resplendent reality. By understanding the nuances of Thai property laws, navigating the inheritance process with diligence, and embracing the challenges along the way, you can transform your dream home into an everlasting legacy. Thailand's allure, with its captivating landscapes, rich culture, and promising real estate market, presents an extraordinary opportunity for foreigners seeking to leave their mark. So, seize the moment, embark on this remarkable adventure, and let your inheritance story unfold—a tale of vision, resilience, and the enduring magic of Thai property that will echo through the generations to come. Your dream home awaits, ready to be transformed into an eternal legacy that embodies your aspirations, accomplishments, and the essence of your extraordinary journey.

Find your ideal property, available for sale or rent in the best prices possible, or list your property for sale or rent here. Alternatively, if you have any further questions, please get in touch with us:

Bid farewell to the restless hours spent deciphering perplexing Thai laws. Get ready to embark on an exhilarating journey as we unveil the captivating mysteries of Thai home renovation laws, sparking your creativity and granting you the knowledge and assurance needed to effortlessly transform your living space into an extraordinary haven that surpasses all boundaries. Gone are the days of uncertainty and potential legal pitfalls. Whether you're planning to expand your living room, revamp your kitchen, or create a cozy backyard oasis, understanding Thai home renovation laws is the key to unlocking your full renovation potential. Join us as we delve into the intricacies of these laws, uncovering their importance, and guiding you through the necessary steps to ensure compliance. Say goodbye to confusion and embrace a world where your dream home becomes a beautiful reality, all while abiding by the rules. Let's embark on this journey together to pave the way to your ultimate renovation success.

Why does understanding the laws matter

When it comes to home renovation, it's not just about transforming our living spaces; it's also about considering the impact on our neighbors and ensuring everyone's safety. What starts as an exciting project can quickly turn into a nightmare, if ones are not equipped with enough knowledge and understanding of the laws. Conflicts with neighbors, hefty fines, or even forced demolitions due to legal violations are all too common. That's why, before picking up that hammer, it's essential to familiarize ourselves with the renovations that require permission, learn how to navigate the legal landscape, and adopt strategies to maintain a positive relationship with our neighbors.

Renovation and Repairs

Home renovation is the remarkable process of bringing your vision to life, whether it involves expanding spaces, adding new features, adjusting proportions, or even repairing and maintaining the existing structure. From enlarging your kitchen to creating a covered parking area or fixing that persistent leaky door, the possibilities are endless. However, it's important to note that home renovations are not simply a matter of personal choice. They require permission and adherence to home renovation laws. These laws serve a crucial purpose in ensuring control, oversight, and, most importantly, safety.

Exemptions

Not all home renovations require the bureaucratic hurdles of permits and approvals. If you're looking to make small changes that won't compromise the structural integrity or weight-bearing capacity of your house, you have the freedom to unleash your creativity without the red tape. These minor renovations can be accomplished hassle-free, allowing you to transform your space with ease:

• Structural Modifications: When it comes to home renovations, not all structural modifications require the hassle of permits and approvals. If you're envisioning changes that align with the existing design, you have the freedom to bring your ideas to life without seeking formal permission. For instance, replacing four worn-out wooden posts with fresh ones can be done at your discretion. However, it's crucial to note that alterations involving reinforced concrete, compressed concrete, or steel structures always require permission.
• Non-Structural Modifications: When it comes to modifying non-structural elements like walls, floors, and decorative features, you have the freedom to let your imagination soar. As long as the total weight increase remains under 10%, there's no need for formal approval.
• Building Component Modifications: Modifying the size, shape, or dimensions of windows, doors, and ceilings, among others, can be done freely, as long as the weight increase stays under 10%. Imagine the freedom to enhance your space and redefine its aesthetics without the bureaucratic red tape.
• Floor Area Adjustment: When it comes to adjusting the overall floor area of your home, you have some room to maneuver without the need for permission. You can increase or decrease the total floor area by up to 5 square meters, all while keeping the existing pillars and beams intact. Additionally, you have the freedom to install new ceilings without facing any formal approval requirements. This level of flexibility empowers you to optimize and customize your living space without getting caught up in bureaucratic obstacles.
• Roof Adjustments: When it comes to adjusting the size of your roof, you have the freedom to increase or decrease its area without the need for permission, as long as you don't add or remove any pillars or beams. Additionally, if the total weight increase stays within 10%, you can make these modifications without the hassle of formal approval. This flexibility empowers you to transform your roof space according to your preferences and requirements, providing an opportunity to enhance your home without bureaucratic constraints.

Who do you ask permission from?

Under the Building Control Act of 1979, anyone planning to build, renovate, or move a building, including houses, must obtain permits from local authorities or provide prior notification. These local authorities encompass the governor of Bangkok, the mayor, the mayor of Pattaya, the head of the sub-district administrative organization, and local administrators of local government organizations. In essence, this means that obtaining permission from the appropriate authorities in the specific area where your house is situated is necessary.

Home Renovation Laws

Building Setback

The term 'building setback' defines the distance that should be maintained between a building and a public pathway. This measurement is taken from the edge of the pathway to the outermost part of the building. The method of determining setbacks may vary depending on the type of building. Whether measured from the roadside or a midpoint on the street, the setback area must be an unobstructed space between the road and the building, excluding the boundaries of the land on which the building stands.

Distance between buildings

There are various types of building distances, and the following content will specifically focus on cases related to single-story buildings up to a maximum height of 9 meters. Examples include home extensions, backyard areas, kitchen additions, laundry rooms, or second-floor balconies, where the measurement is primarily taken from the boundary of the land to the building itself.

Distance between walls

In the case of walls with openings such as windows, ventilation openings, or translucent openings, the distance between the wall and the adjacent boundary must be at least 2 meters. For solid walls, the distance from the wall to the adjacent boundary must be at least 50 centimeters, unless the owner of the adjacent property provides written consent for construction to be done closer. This requirement is in accordance with the regulations specified in Ministry of Interior Regulation No. 55, Section 50.

Roof overhang/eave distance

For roof overhangs or eaves, they must be at least 50 centimeters away from the boundary line, similar to the requirement for solid walls.

The distance requirement for adding or extending upper-floor balconies

The distance requirement for adding or extending upper-floor balconies that can be used as an upper-level space is the same as the requirement for adding or extending walls with open spaces. It must be at least 2 meters from the boundary line of the land.

Penalties

Under the Building Control Act of 1979, specifically Article 21 and 39, it is essential to understand the regulations surrounding building modifications and extensions. In simplified terms, these activities require prior notification and approval from the local authorities. This process involves submitting architectural plans and disclosing the supervising architect and engineer involved, as mentioned in Article 39. Furthermore, the Act emphasizes the importance of maintaining a safe distance between buildings during construction or remodeling to ensure occupant safety and minimize disturbances to neighboring properties.

Failure to obtain proper permission or deviating from the approved plans can result in penalties. Unauthorized construction may lead to imprisonment for up to 3 months, a fine of up to 60,000 baht, or a combination of both. Additionally, non-compliance may incur daily fines of up to 10,000 baht until rectification is achieved.

In cases where homeowners are found to be in violation of building regulations due to reports or inspections, the penalties can be more severe. Offenses can result in imprisonment for a maximum of 6 months, a fine of up to 100,000 baht, or a combination of both. Similarly, daily fines of up to 30,000 baht may be imposed until compliance is met.

The Procedure

1. Contact the local authorities.
2. Submit an application according to the prescribed form to request permission for home renovation, along with essential documents such as architectural plans and a detailed itemized list. Include a copy of the land title deed and any consent letters allowing construction within the land boundaries. However, for residential buildings with a maximum of two floors and a total floor area not exceeding 150 square meters, it is possible to submit a site plan showing the land boundaries, a basic floor plan, and a general location of the building instead of the detailed architectural plans and itemized list.
3. If all documents are correct and complete, the local authorities will review and issue the permission within 45 days from the date of application submission. In the case of any discrepancies or missing documents, the local authorities will review and provide a reason for the decision within the same 45-day period. The applicant will then be required to make the necessary corrections. Once the documents are in order, the permission will be granted within 30 days from the date of receiving the corrected documents.
4. Once the permission is granted, the permit holder must provide a notification letter containing the name of the supervising contractor and the start and end dates of the construction work to the local authorities before commencing the work.

In cases where the applicant cannot afford to wait for an extended period, there is an alternative option available. They can choose to convert their application from a "request for permission" to a "notification for awareness" by following the following steps:

1. Contact Local Authorities.
2. The application form for requesting permission to renovate a house, as prescribed by the law, remains the same as the application for obtaining a permit. The architect responsible for designing the building must possess qualifications as both an engineer and an architect. Additionally, the application should include the specified start and end dates for the construction activities.
3. Pay the fees and expenses.
4. Receive the acknowledgement receipt as proof of notification and begin the home renovation as you wish.

This approach has the advantage of convenience and speed. However, the disadvantage is that if the local authorities discover later that the renovation does not comply with the law (such as improper distances or violation of zoning regulations), they may order its demolition afterwards.

Conclusion

In conclusion, understanding Thai home renovation laws is crucial for turning your dream home into a reality without any guesswork. By following the prescribed procedures, submitting the necessary documents, and obtaining the required permissions, you can ensure a smooth and legal renovation process. While the option to switch from a permission request to a notification may provide convenience, it's essential to remain vigilant and adhere to the regulations to avoid potential repercussions. So, embark on your home renovation journey with confidence, knowing that you are well-informed and equipped to create the home of your dreams within the boundaries of the law.

Find your ideal property, available for sale or rent in the best prices possible, or list your property for sale or rent here. Alternatively, if you have any further questions, please get in touch with us:

Welcome back to our captivating exploration of land and property. In this installment, PropertyScout extends an invitation to delve into the intricacies of corner lot houses. For those contemplating the purchase of allocated homes, this aspect holds immense significance. It's no secret that nearly everyone yearns for a home that offers generous land or expansive spaces to fulfill their personal desires. Yet, it is crucial to recognize that allocated homes often compromise privacy due to adjoining fences.

However, amidst this conundrum emerges a remarkable solution—corner lot houses. These extraordinary dwellings possess a distinct advantage: one side is free from neighboring properties, bestowing an unparalleled sense of seclusion and an abundance of space. However, it is worth noting that prime corner lot land within residential developments usually commands a higher price tag. Consequently, many individuals find themselves pondering the age-old question: Are corner lot houses truly worth the investment? Together, let's embark on an illuminating journey to uncover the truth.

What are corner lot houses?

"Corner house/land" refers to a property within a housing development, whether it is a townhouse, townhome, single-family home, or duplex, that is connected to other houses on one side but remains open and unattached on the other side, creating a spacious and open area. In the case of a single-family home, it offers wider open views compared to attached houses. For duplexes, townhouses, or townhomes, corner units often provide more space for expansion or additional living areas compared to other attached units. Consequently, corner houses are considered to have more space and privacy compared to other houses within the development.

In summary, the reasons why corner houses are desirable are that they cater to individuals seeking privacy and require more living space. They occupy a favorable position within the housing development, providing an increased sense of privacy and more spacious living areas. rephrase this description for a blog post

Benefits of Corner Lot Houses

Increased Space

It's no secret that investing in a corner lot house means acquiring additional space for your property. But what exactly makes owning a larger plot of land truly worthwhile? Let's explore the compelling reasons why these properties hold such allure. Firstly, the livability factor is undeniable. Corner lot houses boast an abundance of space, allowing homeowners to create stunning gardens and indulge in the pleasures of gardening. Imagine stepping outside to your own personal oasis, with ample room for relaxation and tranquility. Not only that, but the generous land size provides the perfect playground for various activities or a safe haven for pets to frolic freely.

However, the benefits extend beyond mere enjoyment. From an investment standpoint, owning a corner house with a larger plot of land proves to be a savvy choice. Land values have a track record of appreciating consistently over time, ensuring a solid return on investment. Furthermore, the combination of a corner house and expansive land significantly enhances the prospects of selling the property effortlessly and at a premium price compared to other homes within the same development.

Excellent House Location

When choosing a corner lot house, there are two location options: one adjacent to the main road and the other adjacent to the project's boundary. Both locations offer excellent house placement and provide benefits to residents.

• Being located adjacent to the main road is advantageous for convenient vehicle access without the need to enter narrow alleys, saving time.
• Being adjacent to the project's boundary is advantageous for privacy, providing a peaceful and tranquil atmosphere.

Better ventilation and natural lighting

Due to the absence of neighboring buildings blocking wind and natural light, corner lot houses allow airflow from the sides, creating a more comfortable and well-ventilated living environment. Additionally, compared to other townhouses or townhomes that typically have windows only at the front and back, corner lot houses benefit from additional side windows, maximizing natural light and creating a bright, spacious, and relaxing atmosphere.

Better Privacy

Especially in mid-row townhouse or townhome projects, the houses are often arranged closely together, sometimes sharing a common wall. For those with a limited budget unable to afford a detached house, considering a discounted corner lot house can be an appealing option. Having only one side of the house connected to neighboring units reduces disturbances from adjacent properties. Furthermore, corner lot houses located next to the project's perimeter provide even more privacy, being adjacent to the project's boundary wall.

Possible Modifications and Renovation

In addition to the aforementioned advantages, choosing a corner lot house also has another benefit that is particularly suitable for those who enjoy special home decor. It offers more opportunities for home remodeling since corner lot houses often have extra space on the sides, allowing for a variety of renovation options. This flexibility allows homeowners to customize the space to better suit their lifestyle, such as:

• Living room
• Garden
• Garage
• Greenhouse for planting
• Pet area
• Kitchen extensions

Alternatively, for those who enjoy interior decoration, opting for a corner lot that allows for beautiful gardens can enhance both the indoor and outdoor ambiance. It promotes a vibrant atmosphere, making the interior and exterior spaces more lively. Additionally, it introduces natural light, creating a warm and cozy interior without excessive darkness. Moreover, it helps conserve electricity by utilizing natural lighting effectively.

Drawbacks of Corner Lot Houses

• Possible house exposure to heat due to Thailand's typical hot climate.
• Noise disturbances from cars entering or exiting as well as pollution.
• Higher fees and expenses, particularly from making modifications or renovations.
• Potential parking issues.
• Higher risk for house burglary cases.

Conclusion

In conclusion, investing in a corner lot house offers a multitude of advantages that make it a worthwhile investment. From the increased livability and opportunities for beautiful gardens to the potential for higher returns on investment, corner lot houses provide an exceptional living experience. The convenience of easy access and the privacy offered by being adjacent to project boundaries further contribute to their appeal. Moreover, the flexibility for home remodeling and the ability to create stunning interiors with ample natural light make corner lot houses a dream for those who enjoy special home decor. Whether you're seeking a comfortable sanctuary or aiming for a lucrative investment, corner lot houses undoubtedly offer a winning combination of space, aesthetics, and long-term value. So, if you're considering a new home, don't overlook the undeniable allure and potential of a corner lot house. It might just be the perfect choice to elevate your living experience to new heights.

Find your ideal property, available for sale or rent in the best prices possible, or list your property for sale or rent here. Alternatively, if you have any further questions, please get in touch with us:

Imagine waking up to the gentle sound of waves crashing against the pristine shores, surrounded by lush tropical landscapes and vibrant culture. Thailand, the land of smiles, has long been a magnet for wanderers seeking paradise. But what if we told you that paradise could be within reach, not just as a fleeting vacation but as a place to call your own? Yes, you heard it right. Foreigners can now unlock the doors to their dream homes in Thailand, thanks to the possibility of securing property loans. In this blog post, we'll dive deep into the exciting realm of property ownership for expats, uncovering the secrets, opportunities, and challenges that come with financing your slice of Thai bliss. Get ready to embark on a journey that could lead you to a life of serenity and fulfillment in the heart of Southeast Asia.

Is it possible for foreigners to get property loan in Thailand?

To answer the question as to whether or not it is legally possible for foreigners to secure a property loan in Thailand, the short answer is YES. However, please take note that some terms and conditions will apply.

Foreigners will be able to secure a property loan in Thailand if they fall into one of these categories:

• Having worked in Thailand, under a work permit, for a year or two with a stable income.
• Holding Thai Permanent Resident (PR), as PR holders may be able to get more loan options with less strict terms & conditions.
• Having a Thai spouse. You will be able to take a loan by acting as a guarantor. However, be warned that you will not be granted ownership right to the property.
• Foreigner holding Thai citizenship through dual citizenship.

Terms & Conditions

Generally-speaking, the following are the mandatory conditions for foreigners securing property loans in Thailand (which may vary depending on the bank):

• Age between 21 – 55 years and not exceeding 60 years by the end of tenor
• Work permit holders with at least 1-2 years of employment in Thailand might qualify.
• Possessing good credit score and a minimum stable income of at least 80,000-140,000 baht monthly.
• Property must be a completed project within Bangkok or selected areas in Thailand.
• The loan term is usually capped at 15 years (some banks offer up to 30 years).
• Expect a maximum loan-to-value (LTV) ratio of 60-70%, meaning you'll need a down payment of 30-40%.

What type of property can a foreigner buy with a mortgage in Thailand?

Once you have understood the terms and conditions, you will then have to know what kind of property you are allowed to buy in Thailand as a foreigner. First in foremost, foreigners are prohibited from completely owning land (for instance, villas and townhouses). Fortunately, foreigners are allowed to buy a condo, provided that they abide by the 51/49 condo unit ownership ratio rule (the latter of which being the percentage in which foreigners are allowed to own up to).

Read More:

Banks that provide mortgages to foreigners

United Oversea Banks (UOB)

UOB provides international property loans for a multitude of countries including Singapore, Malaysia, Japan, Australia, the UK, and Thailand.

The following are UOB's foreign property loan conditions in Thailand:

• The property must be located in Bangkok or selected upcountry areas.
• Only available for investment and residential purposes.
• Loan-to-value (LTV) amount of up to 70% of the government appraised value or purchase price (depending which is the lower of the two).
• Currency of Loan: Singapore Dollars (SGD) or US Dollars (USD).
• The maximum loan repayment period is 35 years or up to 75 years old at the end of the loan tenor
• For expats working in Thailand under a work permit, the minimum salary for the applicant should be 140,000 THB and with at least 2 years of working time under the work permit.

Learn More:

Other Thai Banks

Other local Thai banks also offer mortgages to foreigners married to a Thai spouse. A stated before, foreigners will only be able to act as guarantor and will not be legally able to own the property due to the contract being under the Thai spouse's name.

On the other hand, foreigners will be able to get relatively attractive interest rates and conditions as Thai nationals. In most cases, both the Thai spouses and the Foreigners have to be working professionals with stable income and good credit records.

MBK Guarantee

MBK Guarantee is a Thai lending institution which, unlike usual Thai Banks and their foreign property loan terms & conditions, will require one to own a property prior to taking a loan to finance another property. MBK Guarantee also does not have restrictions on nationality, work permit, and marriage to a Thai spouse. All in all, MBK Guarantee is regarded as the N.O.1 foreigner-friendly mortgage option in Thailand.

The following are MBK Guarantee's foreign property loan conditions in Thailand:

• Property must be located in Bangkok or selected key areas.
• Loan amount of up to 1M baht.
• Loan-to-value (LTV) amount of up to 50% of the government appraised value or purchase price (depending which is the lower of the two).
• Loan currency: THB.
• Payback period of up to 10 years.

Learn More:

Conclusion

In the enchanting realm of Thailand, where crystal-clear waters meet golden sands and ancient traditions coexist with modern allure, the dream of owning a piece of paradise is no longer confined to the realms of fantasy. As we've journeyed through the intricacies of property ownership for foreigners in Thailand, we've discovered that the answer to the question is a resounding yes. With the right knowledge, preparation, and guidance, foreigners can secure property loans and embark on a life of serenity and fulfillment in this tropical haven. So, don't let your dreams fade away. Take the leap, navigate the legal landscape, and seize the opportunities that lie within reach. Thailand beckons, ready to welcome you with open arms to a world where paradise truly becomes your own.

Find your ideal property, available for sale or rent in the best prices possible, or list your property for sale or rent here. Alternatively, if you have any further questions, please get in touch with us:

A successful construction project requires a solid foundation, not just in terms of bricks and mortar but also in the legal and contractual aspects that underpin it. Whether you're a homeowner embarking on a renovation or a seasoned developer overseeing a large-scale construction endeavor, understanding the intricacies of construction contracts is paramount. In this article, we'll explore key factors that can make or break your project's success, from defining clear project scope and timelines to addressing payment terms and dispute resolution mechanisms. Join us as we unravel the secrets of effective contract management and equip you with the necessary insights and resources to confidently navigate the world of construction. Let's lay the groundwork for your construction project's triumph!

What is a Construction Contract?

In the world of construction, a crucial document known as the Construction Contract, or Building Contract, plays a pivotal role. This written agreement establishes a clear understanding between the Employer, who is typically the homeowner, and the Contractor, the skilled professional responsible for bringing the construction project to life. The contract outlines important aspects such as payment terms and the specific scope of work to be undertaken, ensuring that both parties are on the same page. With the Contractor's commitment to executing the project as per the agreed-upon details and within the specified timeframe, and the Employer's obligation to provide compensation accordingly, the Construction Contract serves as the cornerstone for a successful construction endeavor.

Details that should be included in a construction contract

1. Contract Date & Place: To specify when the Construction Contract takes effect and its duration in years.
2. Personal Information of the contracting parties, including the Employer (homeowner) and the Contractor (construction contractor), such as their names, addresses, organizational affiliations, and any other relevant information that can verify their identities and be used for authentication.
3. Scope and Nature of Work Responsibilities: The Employer agrees to clearly specify in the contract the type of house construction they are hiring the Contractor for, including details such as the architectural design, specific features of the house, and the construction site location.
4. Price and Payment Details:
   • Total Contract Amount: The agreed-upon lump sum or total payment for the entire contract.
   • Advance Payment: The percentage or amount to be paid by the Employer before the commencement of the construction work.
   • Milestone Payments: The division of the project into multiple milestones, specifying the details of each milestone and the corresponding payment percentage or amount.
   • Payment Installments: The payment schedule for each milestone, indicating the percentage or amount to be paid for each installment.
5. Contract Duration: The period covered by the contract, starting from the commencement of construction work until its completion. The estimated duration of the construction project in terms of months should also be specified.
6. Roles and Responsibilities of the Employer (Homeowner): Clear and detailed delineation of the duties and obligations of the Employer should be specified in the contract.
7. Roles and Responsibilities of the Contractor (Construction Contractor): The contract should clearly outline the specific duties and responsibilities of the Contractor in the construction project.
8. Construction Tools, Materials, and Equipment: The contract should ensure that the construction tools, materials, and equipment used are of high quality and suitable for the nature of the work. It is advisable to include a document appendix specifying a detailed itemized list for reference and verification purposes.
9. Warranty of Workmanship: The contract should include provisions for a warranty period after the completion and handover of the work. The duration of the warranty period may vary depending on the type of work and negotiation, typically ranging from 1 to 5 years. In the event of any damage or issues occurring within the warranty period, not related to natural disasters, such as leaks or structural cracks, the Contractor agrees to rectify and restore the work to its original condition.
10. Contract Termination and Remedies: Clear provisions regarding contract termination and the right to claim damages should be explicitly stated. If either party breaches the contract and causes damages, it is essential to specify the detailed conditions and terms in written form, notifying the party at fault of their responsibilities and obligations to compensate for any resulting losses.
11. Signatures, including:
    • Employer (Homeowner)
    • Contractor (Construction Contractor)
    • Witness 1
    • Witness 2

Problems that could arise between the employer and the contractor

Even with successful negotiations and signed contracts in place, the following unforeseen issues could still arise amidst the construction:

1. Delayed construction resulting from uncontrollable factors such as the weather.
2. Unauthorized Withdrawal of Funds or Misappropriation: Requesting excessive payments beyond the agreed-upon milestones, delaying work, abandoning the project, or ultimately fleeing.
3. Disputes over Material or Plan Changes: Controversies arising from alterations to construction materials or modifications to the originally specified house plans.
4. Dissatisfaction with Workmanship: Subpar quality or lack of expertise on the part of the contractor resulting in unsatisfactory outcomes.
5. Replacement of Skilled Construction Team: Initially employing a skilled and efficient team that delivers satisfactory results, only to later replace them with less experienced or reduced staff, leading to lower quality work and project delays.
6. Budget Overrun: The final construction budget exceeds the initially planned costs due to additional modifications or deviations from the original blueprint.

Note that #2-6 are issues that could stem from the contractor's lack of responsibility, such as their failure to show up on site or delays in their work. In this case, the contractor should be held fully accountable for their actions.

What to look out for before finalizing a construction contract

1. A comprehensive construction contract should clearly specify conditions and details to prevent potential risks associated with contracting unreliable and unprofessional contractors, ensuring our best interests are protected upon signing the contract.
2. The payment percentages for each work stage should be reasonable and based on the quantity of work, referring to the price and quantity of materials outlined in the Bill of Quantities (BOQ).
3. The construction process and reasonable timelines should be clearly defined, including specific dates and deadlines for each work stage before payment is made.
4. Post-construction warranty period should be established to cover any damages or defects that may occur after the project handover.
5. Clear provisions regarding contract termination rights should be included, specifying actions to be taken in case the contractor fails to fulfill their responsibilities as outlined in the contract.

Read More:

Conclusion

In conclusion, a well-crafted construction contract is the foundation of a successful and stress-free project building. By addressing key considerations such as clear terms and conditions, appropriate payment structures, realistic timelines, post-construction warranties, and termination rights, we can embark on our construction journey with confidence. Remember, investing time and effort into creating a comprehensive contract is an investment in protecting our interests and ensuring a smooth and satisfactory construction experience. So let's build with confidence, knowing that our project is backed by a solid agreement that sets the stage for success.

Find your ideal property, available for sale or rent in the best prices possible, or list your property for sale or rent here. Alternatively, if you have any further questions, please get in touch with us:

If you've ever found yourself locked in a never-ending struggle with pigeons invading your precious balcony or rooftop, fret not, for help is at hand. In this blog post, we're unleashing ten ingenious tactics that will have those pesky pigeons flapping away in defeat. Say goodbye to their unwelcome droppings, relentless cooing, and intrusive pecking. From innovative deterrents to clever strategies, we've got you covered. Get ready to reclaim your outdoor space and restore tranquility to your balcony or rooftop oasis. It's time to outsmart these winged adversaries and make your property a pigeon-free zone. Let's dive into the ultimate arsenal of pigeon-banishing techniques and bid those bothersome birds a swift farewell!

Pigeon repellent & prevention tips

Sprinkle pepper powder in the area favored by pigeons

This is another scent that pigeons dislike, so many people prefer to repel pigeons using this method. By sprinkling pepper powder in the area frequented by pigeons, whether it's their roosting spot, nesting area, or where they leave droppings, the scent will discourage them. You can either sprinkle the powder or simply place it there to emit a strong odor. Once they sense it, pigeons will eventually fly away and disappear.

Hang wind chimes to create sound when the wind blows

Hanging wind chimes creates sound when the wind blows. This startles pigeons, as they are sensitive to sudden noises and movement. When wind or the flapping wings of pigeons come close to the wind chimes, it creates a sound that surprises the pigeons and makes them fly away. Choose lightweight wind chimes for better sound production when they are touched by the wind, and opt for those with reflective surfaces for added effectiveness.

Hanging decoy birds

When hanging decoy birds, it is crucial to choose larger-sized birds such as hawks or eagles to intimidate pigeons. Similar to using scarecrows in fields to frighten crows away, the principle applies here. Pigeons are naturally wary of larger birds, causing them to eventually fly away in fear.

Pets

Utilize pets such as cats and dogs as natural deterrents to chase away pigeons from your balcony/front yard. Even though they are domesticated, their instinct as predators remains intact. It is widely known that these animals enjoy chasing and hunting birds, so you won't need to give them any specific commands. Once they spot pigeons flying down, they will eagerly spring into action, chasing away the pigeons with enthusiasm.

Create a bird deterrent using wire mesh

Use thin wire to vertically attach wire mesh onto the surface of the fence or roof, with approximately 3 inches of spacing between each wire. Secure the mesh tightly to cover the entire area and place it on your balcony or rooftop. The sharp edges of the wire mesh will discourage pigeons from landing when they see it, effectively preventing them from perching.

Put zipties on the balcony

Utilize cable ties or zip ties, which are small plastic strands, to effectively deter pigeons without the need for cutting or modifying the remaining parts. By tightly fastening them along the balcony railing, the protruding ends act as sharp spikes, preventing pigeons from perching. These spikes are not sharp enough to harm or injure humans upon contact. However, it is important to secure them closely to avoid leaving any gaps that would allow pigeons to land.

Hammer nails or staples onto tightly secured wood to help deter pigeons

This method follows the same principle as using wire spikes to deter birds on rooftops and using cable ties to secure balconies. It can be applied for both deterring birds on balconies and rooftops. Using tightly secured wood and nails or staples of appropriate weight that won't be affected by wind, simply hammer the nails or staples onto the wood at regular intervals. Then, hang or place the wood in the desired location. Additional brackets can be used to secure the wood between the balcony floor or rooftop and the wooden panel.

Install a PVC mesh between the balcony and ceiling

Another method to prevent pigeons from flying into the balcony is by installing a mesh net. Use a PVC-coated mesh net to tightly cover the gap between the ceiling and the balcony floor. However, if you don't want the net to obstruct the view, you can opt for a transparent PVC-coated mesh net instead. It is durable, strong, and allows for better visibility of the outdoor scenery.

Move the pigeons' nests to a safer spot

In addition to pigeons roosting on rooftops or balconies, they also tend to create mess and nests in hidden corners like the plant pots or air conditioner compressors. To get rid of them, simply remove the nests and prevent any leftover materials such as grass or twigs that they use to build nests. When pigeons start rebuilding, promptly address the situation in the same manner. Repeat this process consistently, and eventually, the pigeons will fly away to find alternative nesting spots. However, if there are nests with bird eggs, handle them carefully and relocate them to a safe place, such as trees in a designated area.

Reflect light using a CD

Unbeknownst to many, CDs are actually incredibly effective in shooing away pigeons. Create a DIY pigeon repellent by tying together a bunch of old CDs and hanging them on your balcony or rooftop. As the wind blows, the CDs create both visual and auditory disturbances, effectively scaring off the pesky birds.

Conclusion

By implementing these ten tactics, you can reclaim your balcony or rooftop from pesky pigeons. Whether it's using natural scents they dislike, installing visual deterrents like fake owls or reflective objects, or employing sound-based strategies like wind chimes or CDs, there are plenty of options to choose from. Remember, consistency is key when it comes to pigeon control, so be persistent in applying these tactics. Enjoy your bird-free space and embrace the peace and cleanliness that comes with it. Say farewell to unwanted feathered guests and regain control of your outdoor sanctuary. Your balcony or rooftop will be a haven for relaxation and enjoyment once again, free from the constant presence of pigeons.

Find your ideal property, available for sale or rent in the best prices possible, or list your property for sale or rent here. Alternatively, if you have any further questions, please get in touch with us:

Location

Discover the epitome of luxury living at Chewathai Residence Asoke, an exclusive condominium project strategically located near the bustling Jaturatit and Rama 9 intersections. Surrounded by renowned condos like RYHTM, Life, Ashton, and Ideo, this vibrant neighborhood has transformed into a new central business district in just a few years. Prepare to be captivated by the abundance of amenities, from delectable dining options to trendy shops, bustling markets, and impressive malls, all within easy reach. Commuters will appreciate the seamless connectivity offered by its prime location near Jaturatit Road, Rama 9 intersection, and Din Daeng-Asoke Road, allowing swift access to the Sirat Expressway. For added convenience, the BTS skytrain system is just a stone's throw away.

Accessibility

By Car

You'll be delighted to discover that this premium condominium can be reached from various routes, such as Rama 9 Road, Jaturatit Road, and the Sirat Expressway. The abundance of entry points provides a remarkable advantage, guaranteeing a smooth and stress-free commute to your urban oasis.

Public Transportation

• MRT: Approximately 400m away from the Rama 9 station and approximately 800m away from the Petchaburi station.
• Airport Rail Link (ARL): Approximately 500m away from the Makkasan Station.
• Taxis & Motorcycles: Thanks to taxis and motorcycles generally passing around this area, you should be able to hitch a ride to the project with ease. For increased convenience, however, you also have the option to request for a driver pickup service via apps such as Line Man or Grab.

Amenities

Shopping & Market

Fortune Town, Central Rama 9, ตลาดอยู่เจริญ, Jodd Fairs, MIX MARKET, SINGHA COMPLEX, โรบินสัน พระราม 9, Unicity, โลตัส ฟอร์จูนทาวน์, SFX Cinema Central Rama 9

Restaurants & Cafes

Kantar BBQ, Banpuku Yokocho Rama 9万福横丁, FuFu Taiwanese Shabu Buffet, Kinlum, Snacks Malatang Chinesefood, Moodaengs amphawa, หมึกเกยตื้น JODD FAIRS, เตี๋ยวแม่กลอง, AT 119 Coffee, จิ้มจุ่มสายไหมพระราม9, Outletó Coffee, Changwon Express, Café Amazon MRT Phetchaburi, ร้านหมูปิ้งรถไฟสาขาเพชบุรี, เฮียต้อมหมูทะ mix maket, POTETATO Restaurant&Cafe, โคริยะหมูกะทะ, ปิ้งเนย สาขาอโศก On-The-Roof, Kyoto Ramen, PRESSED CAFE, Saemaeul Sikdang (새마을식당), One Rachada

Pubs & Bars

SURF SPIN x Jodd Fairs 2, La Rumba Cafe

Schools

KidsFirst/ Central International School

Hospital

Asoke Skin Hospital, Chirohealth Bangkok

Fitness

Jetts 24 Hour Fitness – Unilever House, Fitness First – CentralPlaza Grand Rama 9

Office Buildings

G Tower, Unilever House, PG Rama 9

Hotels

Grand Fortune Hotel Bangkok

About Project

Welcome to Chewathai Residence Asoke, a remarkable condominium project brought to you by the renowned developer Chewathai, known for their extensive real estate expertise. As the name suggests, Chewathai is committed to providing diverse housing options at affordable prices, ranging from 1.99 million to 5.99 million baht, ensuring that their developments cater to the needs of a wide range of residents.

Immerse yourself in the perfect blend of city living and luxurious 5-star hotel services at Chewathai's Asoke project. Every aspect of this development has been meticulously designed and executed to offer a premium living experience. The thoughtfully crafted units exude privacy and adhere to the highest standards of modern living. With its strategic location in a prime economic area and convenient transportation options, Chewathai Residence Asoke also presents an excellent investment opportunity.

The project is a 29-storey high-rise building, occupying an expansive area of 1-2-66 rai, and features a total of 315 units all featuring generous ceiling heights of up to 360 cm, creating a spacious and comfortable ambiance. All units are 1-bedroom units, specifically designed as Duo Space units, with various sizes available. Starting from 29.04 sqm to 37.01 sqm, these units offer versatility and flexibility to suit different preferences.

Facilities

1st Floor

• Welcome Hall

Upon entering, you will be greeted by numerous seating areas, including individual chairs and sofas. The interior is adorned with predominantly white-gray natural stones, complemented by glass elements, creating a modern and tactile ambiance.

7th Floor

• Co-working Lounge

Ascend to the 7th floor and discover the captivating Co-working Lounge at Chewathai Residence Asoke. Step into this inviting open workspace that encourages creative expression and provides a serene environment for focused work. The lounge boasts a diverse selection of seating arrangements, ranging from spacious communal tables to cozy individual seats by the windows. Immerse yourself in a tranquil atmosphere as you work, surrounded by the consistent soft stone flooring that enhances the overall harmony of the space.

• Living Area

On the exterior, the Co-Working Lounge transitions into a living area or a relaxation space. Step into this inviting oasis where a soothing white color palette merges seamlessly with gentle lighting, enveloping you in a warm and welcoming ambiance. The focal points of the living area are the strategically placed sofas, complemented by soft stone countertops and a dedicated open space at the rear. Indulge in a serene atmosphere as you unwind and recharge in this captivating extension of the Co-Working Lounge.

• Large ozone swimming pool with children's pool

As you explore the surroundings of the project, you'll discover a spacious ozone swimming pool that exudes a serene and peaceful ambiance. This impressive pool extends slightly beyond the building, granting you a panoramic view of the stunning Asoke skyline.

Next to the pool, you'll find a sun-kissed sunbathing area adorned with an abundance of comfortable lounge chairs, beckoning you to unwind and soak up the sun's warmth. Additionally, the pool features a designated children's section, offering a safe and enjoyable space for kids to frolic and have fun.

• Fitness Center

Step into the area adjacent to the swimming pool, and you'll be greeted by the Fitness Center. This spacious room boasts a soaring ceiling and a glass wall that provides an expansive city view. Inside, fitness enthusiasts will discover a diverse selection of exercise equipment, designed to accommodate both aerobic and cardio workouts. Whether you prefer a vigorous cardio session or a high-intensity aerobic routine, the Fitness Center has everything you need to stay active and achieve your fitness goals.

Furthermore, the 7th floor also features a Children's Room for kids to play around in.

22nd Floor

The 22nd floor features a garden.

29th Floor

• Sunset Lounge

Located on the 29th floor, the mesmerizing Sunset Lounge awaits you, providing a picturesque setting to witness awe-inspiring sunsets. Diverging from the soft white stone theme seen throughout, the interior boasts tranquil tiled floors that harmonize with elegantly patterned wooden walls. Within this inviting space, a sleek black countertop stands, seamlessly connecting to the adjacent BBQ Terrace outside.

Stepping into the outdoor area, you'll be greeted by the vibrant Party Outdoors, also known as the Barbecue Terrace.

Parking Capacity

The second to sixth floor of Chewathai Residence Asoke feature dedicated parking spaces, with an approximate parking capacity of 44% (not including double-parking).

Highlights

• Surrounded by various amenities.

Floor Plans

• 1st Floor

As you arrive on the ground floor, you'll immediately notice the prime location of the development right next to Asoke Road. Stepping inside, you'll be greeted by a convenient Drop-Off point and the entrance to the parking area. While there are around 6-10 parking spaces available outside the building, it's worth mentioning that the project aims to provide additional parking options within its premises to meet the needs of residents and visitors.

• 7th Floor

As you make your way up to the 7th floor, prepare to be greeted by an abundance of amenities and conveniences that will enhance your living experience. This floor boasts a diverse array of offerings, including a luxurious swimming pool, a state-of-the-art fitness center, and a modern co-working space. These thoughtfully designed facilities provide residents with a multitude of options to relax, stay fit, and work in a comfortable and inspiring environment.

• 8th-21st Floor

As you ascend from the 8th floor to the 21st floor, you'll discover a series of residential units, totaling 17 in number. These floors are dedicated to offering an exclusive selection of private living spaces, ensuring that residents can enjoy a tranquil and secluded environment that truly feels like home.

• 22nd Floor

As you reach the 22nd floor, you'll notice a unique feature where the lower right section has been transformed into a charming small garden. This thoughtful design decision reduces the number of residential units on this floor to 11, creating a serene and green environment for the residents to enjoy.

• 23rd-27th Floor

Much like the 22nd floor, the 23rd to 27th floors also feature a total of only 11 units.

• 28th Floor

Also sharing the same floor layout as the previous floor is the 28th floor.

• 29th Floor

At the rooftop level, an expansive garden awaits, featuring separate sections for leisurely strolls and delightful BBQ gatherings. Adjacent to this serene oasis is the captivating Sunset Sky Lounge, where you can indulge in breathtaking panoramic views of the surrounding landscape. It's the perfect spot to unwind and embrace the beauty of the surroundings.

Types of Units

1 Bedroom

Unit Plan: Type 1A – 29.17 sqm.

Given the design concept of this project, all the units are thoughtfully crafted as one-bedroom units. Today, let's explore a captivating sample unit of type 1A. With a generous size of 29.17 square meters, this exquisite space provides a perfect blend of comfort and functionality, offering residents a cozy haven to call their own.

• Lower Floor
  • Upon entering, you will be greeted by the Pantry Area, featuring a convenient countertop situated on the right side. This stylish kitchen is enclosed with sliding doors, ensuring privacy and a seamless aesthetic. Taking a left turn, you will discover the thoughtfully designed bathroom, cleverly divided into wet and dry areas. As you continue your exploration, the Living Area welcomes you with open arms, offering a cozy and inviting space to relax. At the far end, a charming balcony awaits on the left side, providing an ideal spot to enjoy the outdoors. Additionally, turning left leads you to the well-appointed dressing area, complete with a wardrobe and a convenient work desk, perfectly integrated beside the staircase.
• Upper Floor
  • As you ascend to the upper floor, you will be greeted by the enchanting sleeping area, where a generously-sized bed beckons. Carefully crafted for comfort, this bed offers ample space to ensure a rejuvenating and peaceful sleep experience.

Other unit plans

Interior Photos

Price (as of May 2023)

Sales Price

• Average starting price: 180,000 baht/sqm.*
• Starting price: 5.4M baht*

Common Fees and Sinking Funds

• Sinking fund: 80 baht/sqm.
• Common fees: 1000 baht/sqm.

**Please note that these prices were from the date information was gathered up in preparation for this review, actual prices may have varied since.

Conclusion

In conclusion, Chewathai Residence Asoke shines as a true high-rise oasis in the heart of Bangkok, offering residents a luxurious and convenient urban living experience. With its prime location near MRT Rama 9, accessing the city's vibrant attractions and business districts is a breeze. The thoughtfully designed living spaces, extensive range of amenities, including the exquisite swimming pool, fitness center, and co-working space, cater to residents' every need. Whether enjoying the breathtaking views from the Sunset Sky Lounge or unwinding in the serene garden spaces, Chewathai Residence Asoke provides a sanctuary amidst the bustling city. If you're seeking an exceptional living experience that combines comfort, style, and accessibility, this remarkable residential gem is the perfect choice. Discover the allure of Chewathai Residence Asoke and embrace the epitome of modern urban living in Bangkok.

Click here if you are interested in buying or renting at Chewathai Residence Asoke

If you are interested in other properties within the proximity of MRT Rama 9, please get in touch with us