141 replies to this topic
Posted 2009-10-24 18:27:50
What is more important to you when buying property in Pattaya, Thailand? Is it quality or good price? For more information about us (Benchmark Property Consultants, Pattaya) visit us at My Website
At Benchmark we believe that buying or renting a property is a very important decision for you and that's why you need an experienced and highly professional service of a real estate agent who truly cares for your needs. Our company's ultimate goal is to set a new standard in customer service in the Eastern Seaboard Region. Our team of expatriate and Thai staff is totally dedicated to guide you through the process of buying or selling property until you are totally satisfied. One of the Directors of the company who has long term experience in sales and marketing and also in property sales, rentals and corporate relocation is fully committed to spend his time with the clients to assist them in every possible way to list their property, buy or rent property or to make an investment in an appropriate development. We are also ready to offer you many other services such as renovations, construction and legal services. Our repeat clients include world's largest multinational companies. In short words we want to make all your transactions with us totally hassle free and pleasurable.
Edited by benchmark, 2009-11-20 10:54:43.
Posted 2009-10-25 08:12:39
 loverboy44, on 2009-10-25 05:28:17, said:
What the hel_l are you trying to say?
Are you talking about a condo or do you want to sell a house under the company theme?
I am talking about property in general.
Posted 2009-10-27 08:53:15
benchmark, on 2009-10-25 08:12:39, said: loverboy44, on 2009-10-25 05:28:17, said: What the hel_l are you trying to say?
Are you talking about a condo or do you want to sell a house under the company theme?
I am talking about property in general.
If you are buying property in Pattaya and need to talk to a Broker/Real Estate Agent who posses the necessary experience and the product knowledge please contact us. We have a list of quality properties with reasonable prices in all areas in Pattaya. We are a certified member of the Real Estate Broker's Association of Thailand and Eastern Seaboard. If you have any questions regarding buying property we are happy to answer them. Benchmark Property Consultants (You can PM me or contact us through our website).
Edited by benchmark, 2009-10-27 09:00:39.
Posted 2009-10-27 11:18:53
There must be thousands of properties for sale in Pattaya, considering the fact that Farangs cannot own the house and land, who buys them ? 
Posted 2009-10-27 12:48:26
Maigo6, on 2009-10-27 11:18:53, said: There must be thousands of properties for sale in Pattaya, considering the fact that Farangs cannot own the house and land, who buys them ?
Certainly a good topic to talk about. Still it is possible to own a land and house in a Thai limited company's name if you structure your affairs in the right manner. I have spoken to a corporate law company recently who told me that it is still possible to make land and house transfers in to Thai Company Ltd's name. Although I do agree that this is not the ideal solution for a foreigner to own a property we all know that there are thousands of foreigners who own their homes in Thai company names. We have sold quite a few houses over the last few months. I do agree that the market is not robust as it's used to be some years back I am quite optimistic that good times will certainly come back to Pattaya. When??? I can't say for sure but probably next 2-3 years down the lane. I can personally experience that things have started to turn around slowly.
Posted 2009-10-27 15:28:41
Still it is possible to own a land and house in a Thai limited company's name if you structure your affairs in the right manner.
So, what is the right manner? Then we have something to discuss openly.
Many lawyers i know in Bnagkok simply refuse to open a Thai Co. Ltd. if it is just for the purpose of owning land.
And in my eyes they are doing well so.
Posted 2009-10-28 06:44:02
loverboy44, on 2009-10-27 16:28:41, said: Still it is possible to own a land and house in a Thai limited company's name if you structure your affairs in the right manner.
So, what is the right manner? Then we have something to discuss openly.
Many lawyers i know in Bnagkok simply refuse to open a Thai Co. Ltd. if it is just for the purpose of owning land.
And in my eyes they are doing well so.
do not buy land or a house in a thai company name, there are other ways.
Posted 2009-10-28 18:22:08
Benchmark website
http://www.benchmark...hy_buy_off.html
Why buy off plan
Buying off plan is the best investment strategy available in the current real estate market in Pattaya, Thailand. When you buy a property off plan your investment will be minimum because you will be required to make installment payments during the construction of the new development. It is also possible to sell the purchase contract to a potential buyer during the construction of the new project, with a considerable amount of profit. On the other hand you will get the lowest selling price when you buy off plan during pre-construction period because the prices will be increased accordingly until the construction is completed. We can suggest you the best and most reputed projects to invest your money off plan. We also can recommend you which units you need buy and the limit of the investment. Another popular investment method is to buy a condo unit off plan as a bare shell unit and decorate and furnish the unit up to a very high standard and sell it to an end user with a decent profit. Please consult us to get all information on latest off plan projects available for sale. Buy off plan and be a winner.
Posted 2009-10-28 21:40:49
Buying off plan is the worst you can do. What if the developer gets bancrupt?
You will lose all your money. There are many, many examples where the development depended on new sales because the developer had no financial basis.
Last example in Pattaya: Ocean One!
Posted 2009-10-28 21:46:57
The key watch words in Thailand (as a farang) are 'Rent, Rent and rent some more.' You might not be the king of real estate but you won't have your head in the tiger jaws either 
Posted 2009-10-28 21:48:04
Its dicey enough here buying units that already exist. Its hard to know what they might build right in front of your unit. Off plan, big risks, maybe big rewards, and maybe a big loss.
Posted 2009-10-29 05:42:33
Anyway it seems like Eljeque or whatever he/she calls him/herself is "Benchmark".
I have to be careful as i got many warnings in here already concerning "Benchmark".
I do hope the moderaters forgive me!
Posted 2009-10-30 07:48:46
loverboy44, on 2009-10-29 05:42:33, said: Anyway it seems like Eljeque or whatever he/she calls him/herself is "Benchmark".
I have to be careful as i got many warnings in here already concerning "Benchmark".
I do hope the moderaters forgive me!
Loverboy, Eljeque is not me. You violated the forum rules before that's why moderators warned you. After all it's not fair to be pessimistic about all developers in town. We have some reputable developers in this town who deliver what they promise too. As investors one always has a certain risk level in investing in anything logically. We can assist the investors to minimum that risk and help them make a good return for their investment.
Posted 2009-10-30 07:53:10
loverboy44, on 2009-10-28 21:40:49, said: Buying off plan is the worst you can do. What if the developer gets bancrupt?
You will lose all your money. There are many, many examples where the development depended on new sales because the developer had no financial basis.
Last example in Pattaya: Ocean One!
No wrong. That's if you invested with the wrong developer. All developers are not the same. There are developers in Pattaya who deliver what they promise and got a proven track record too.
Posted 2009-10-30 12:36:44
benchmark, on 2009-10-24 21:27:50, said: What is more important to you when buying property in Pattaya, Thailand? Is it quality or good price?
Location followed by quality then price.
People will pay a premium for a well located property of high quality.
These properties will usually have greater than normal capital growth and also be easier to sell.
Posted 2009-10-30 12:43:45
transit, on 2009-10-30 12:36:44, said: benchmark, on 2009-10-24 21:27:50, said: What is more important to you when buying property in Pattaya, Thailand? Is it quality or good price?
Location followed by quality then price.
People will pay a premium for a well located property of high quality.
These properties will usually have greater than normal capital growth and also be easier to sell.
I completely agree. What do think about the combination of quality and value for money in a secondary location? Any comments.
Posted 2009-10-30 14:37:54
benchmark, on 2009-10-30 08:48:46, said: loverboy44, on 2009-10-29 05:42:33, said: Anyway it seems like Eljeque or whatever he/she calls him/herself is "Benchmark".
I have to be careful as i got many warnings in here already concerning "Benchmark".
I do hope the moderaters forgive me!
Loverboy, Eljeque is not me. You violated the forum rules before that's why moderators warned you. After all it's not fair to be pessimistic about all developers in town. We have some reputable developers in this town who deliver what they promise too. As investors one always has a certain risk level in investing in anything logically. We can assist the investors to minimum that risk and help them make a good return for their investment.
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Anyhow, is this thread an advertisment and or an inane discussion and or an inducement to break the law?
Posted 2009-10-30 15:41:38
i have never seen any real estate agent in Pattaya put the reasonable price in their listings. YOU need lots of trust for them. What i can recommend is to talk with lots of local people and real estate agencies before deciding to buy. That's the best way. Don't rush to do that. Moreover , it's time to buy second hand properties in Pattaya with reasonable price. I can say that residential property price will go down next year caz of the low demand in this highseason. I'm not a professional but I'm graduated from real estate field. I spent all my life in Pattaya. I'm Thai.Yes, I have been in aboard for a while. I think I know the standard of both. I hope I will set my own company soon with the respondsiblity standard.
Posted 2009-10-30 15:50:06
patong, on 2009-10-28 07:44:02, said: loverboy44, on 2009-10-27 16:28:41, said: Still it is possible to own a land and house in a Thai limited company's name if you structure your affairs in the right manner.
So, what is the right manner? Then we have something to discuss openly.
Many lawyers i know in Bnagkok simply refuse to open a Thai Co. Ltd. if it is just for the purpose of owning land.
And in my eyes they are doing well so.
do not buy land or a house in a thai company name, there are other ways.
Still waiting for an answer Mr Benchmark.
I met too many agents talking bullshit and not doing their homework so i am a natural enemy of them.
And i know what i am talking about as i was a manager of a development for quite some time.
With the many agents i was involved with i only met one that worked correctly: Engel & Voelkers.
If you are not Eleque or whatever he/she calls him/herself then it was surely one of your folks.
So, how do you set up a Thai Co. Ltd. the right way to own land as a foreigner in Thailand legally, Mr Benchmark?
Posted 2009-10-31 19:12:27
D*mn those Bangkok lawyers, with their adherence to laws, the idea of giving 'best advice' and refusal to bend for friendly developers.
From the Benchmark site:
Quote Although Thai law prohibits foreigners from owning land in Thailand, there are various options you can choose to legally become the owner of the land, and still comply with existing Thai laws:
....
Option 4: Limited Liability Company - This is the most popular way of owning Land and House among the foreign clients or investors as structure of the company can be arranged in a way to ensure maximum protection for the minority shareholder where majority Thai ownership is compulsory under the Alien Business Law. The requirement of Thai law is 51% of the shares be held by Thai juristic persons, however, any company with more than 40% foreign interest that purchases land will be investigated by the Central Land Office in Bangkok (under Section 74 of the Land Code) to ensure that the company has not been organized in an attempt to circumvent the prohibition against foreign ownership of land. This results in the foreign ownership of the company being limited at 39%, but with the recommended changes to the company structure, the foreigner can be the sole director of the company, and the only officer of the company who can commit or bind the company in any contractual affairs - effectively giving the minority shareholder control over the company.
Err. . . so why was the company set up then if it wasn't to circumvent the prohibition against foreign ownership?
Suggestion for the next topic from Benchmark: Guaranteed rental returns. Are they for real or just a way to inflate the price of a house and give the buyer some of their own money back?
For example 8% pa for 3 years on a 15 million baht house near Lake Maprachan. More details
Or possibly: Construction. How deep can you dig a hole for yourself before it becomes difficult to climb out of 
Edited by Changian, 2009-10-31 19:30:47.
Posted 2009-11-01 09:28:07
Changian, on 2009-10-31 19:12:27, said: D*mn those Bangkok lawyers, with their adherence to laws, the idea of giving 'best advice' and refusal to bend for friendly developers.
From the Benchmark site:
Quote Although Thai law prohibits foreigners from owning land in Thailand, there are various options you can choose to legally become the owner of the land, and still comply with existing Thai laws:
....
Option 4: Limited Liability Company - This is the most popular way of owning Land and House among the foreign clients or investors as structure of the company can be arranged in a way to ensure maximum protection for the minority shareholder where majority Thai ownership is compulsory under the Alien Business Law. The requirement of Thai law is 51% of the shares be held by Thai juristic persons, however, any company with more than 40% foreign interest that purchases land will be investigated by the Central Land Office in Bangkok (under Section 74 of the Land Code) to ensure that the company has not been organized in an attempt to circumvent the prohibition against foreign ownership of land. This results in the foreign ownership of the company being limited at 39%, but with the recommended changes to the company structure, the foreigner can be the sole director of the company, and the only officer of the company who can commit or bind the company in any contractual affairs - effectively giving the minority shareholder control over the company.
Err. . . so why was the company set up then if it wasn't to circumvent the prohibition against foreign ownership?
Suggestion for the next topic from Benchmark: Guaranteed rental returns. Are they for real or just a way to inflate the price of a house and give the buyer some of their own money back?
For example 8% pa for 3 years on a 15 million baht house near Lake Maprachan. More details
Or possibly: Construction. How deep can you dig a hole for yourself before it becomes difficult to climb out of
I am glad that you asked that question. We specialize in rentals in the local market and we do a lot of corporate home searches for multinational companies. I am totally against of "bogus" rental guarantees. For this project in Mabprachan lake area there is a clear demand for corporate rentals as the demand is more than the supply for villas of this quality. So the answer is yes, it is a genuine rental guarantee and not a "giving buyers their money back" kind of a guarantee. Sales are very successful for this project and we are proud to be the exclusive agents for this extremely high quality villa project. If someone wants more details please Visit Website Thank you for asking that question I really do appreciate it.The project name is Sedona Villas, Pattaya.
Edited by benchmark, 2009-11-02 08:56:16.
Posted 2009-11-01 09:32:02
loverboy44, on 2009-10-30 15:50:06, said: patong, on 2009-10-28 07:44:02, said: loverboy44, on 2009-10-27 16:28:41, said: Still it is possible to own a land and house in a Thai limited company's name if you structure your affairs in the right manner.
So, what is the right manner? Then we have something to discuss openly.
Many lawyers i know in Bnagkok simply refuse to open a Thai Co. Ltd. if it is just for the purpose of owning land.
And in my eyes they are doing well so.
do not buy land or a house in a thai company name, there are other ways.
Still waiting for an answer Mr Benchmark.
I met too many agents talking bullshit and not doing their homework so i am a natural enemy of them.
And i know what i am talking about as i was a manager of a development for quite some time.
With the many agents i was involved with i only met one that worked correctly: Engel & Voelkers.
If you are not Eleque or whatever he/she calls him/herself then it was surely one of your folks.
So, how do you set up a Thai Co. Ltd. the right way to own land as a foreigner in Thailand legally, Mr Benchmark?
The best person to answer your question is Mr. Ahmet of Siam legal lawyers. He assured to me that it is possible. he is the right person to answer your question. See their site Siam Legal
Posted 2009-11-01 22:43:26
benchmark, on 2009-10-30 12:43:45, said: transit, on 2009-10-30 12:36:44, said: benchmark, on 2009-10-24 21:27:50, said: What is more important to you when buying property in Pattaya, Thailand? Is it quality or good price?
Location followed by quality then price.
People will pay a premium for a well located property of high quality.
These properties will usually have greater than normal capital growth and also be easier to sell.
I completely agree. What do think about the combination of quality and value for money in a secondary location? Any comments.
I think you should ask yourself, what market am I targeting?
Or are you trying to be a one stop shop for all property?
People with money dont want a secondary location, please see previous reply, thats why they are willing to pay extra, so as not to live in a secondary location, irrespective of quality and value for money, which are open to interpretation.
I suggest you identify an area you wish to specialise in and target that group of pontential customers.
Posted 2009-11-02 05:18:35
I don't think that it is a market thing at all. I am talking about the basics.
Are the plots already devided and paid for? Can they be transferred tomorrow? Are the roads as the land office want it? How about the water? Is it fixed? 95% of the developments don't have it. Meaning 5 % are doing a good job! I doubt that Benchmark only sells these 5 %.
Ok, my recomendation is, call your embassy, ask for a lawyer! They have a list. On this list is not Siam Legal.
Posted 2009-11-02 08:02:26
loverboy44, on 2009-11-02 05:18:35, said: I don't think that it is a market thing at all. I am talking about the basics.
Are the plots already devided and paid for? Can they be transferred tomorrow? Are the roads as the land office want it? How about the water? Is it fixed? 95% of the developments don't have it. Meaning 5 % are doing a good job! I doubt that Benchmark only sells these 5 %.
Ok, my recomendation is, call your embassy, ask for a lawyer! They have a list. On this list is not Siam Legal.
Edited by benchmark, 2009-11-20 09:56:34.
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