« Prev Page 10 of 10 8 9 10 Please log in to reply 245 replies to this topic

[avocados]

they told they are late and will get it out over the next few weeks. you can also contact the following people for info

Kanok Sriruttanachanchai at kanok.s@grandeasset.com or
tatchaya.s@grandeasset.com

kanok sriruttanachanchai|กนก ศรีรัตนชาญชัย|customer service manager | grande asset hotels & property plc.
tel. (662) 204 9900-1 | direct (662) 204 9928 | fax. (662) 204 9999 | http://www.grandeasset.com

[trajan]

many thanks avocados

[avocados]

it is now called the "Hyde Sukhumvit" billed as a high end condominium. I am guessing its a 4 star condo instead of the 5 star Regent. it still better than nothing.

[trajan]

avocados, on 2012-03-01 20:24:25, said:

it is now called the "Hyde Sukhumvit" billed as a high end condominium. I am guessing its a 4 star condo instead of the 5 star Regent. it still better than nothing.

would it also be Hyde Hotel? (before it was Regent Hotel & Residences)

[zorro1]

moving nicely now with plenty hard hats working. The showroom about 75 % finished

[steveromagnino]

trajan, on 2012-02-09 15:02:09, said:

Im rooting for something like the very nice Courtyard by Marriott (at the Rajadamri area)

Given the Marriott approach to due diligence and selecting partners, I would think they would be unlikely to do a deal with Grande Asset.  In the past their main partner was MINOR which has since changed and now includes several major families/developers.

But I don't think that unless it was on a platter, that they would go for this development in this area.

[triffid]

zorro1, on 2011-10-14 07:34:02, said:

The completion of the regent would make the area from Nana bts to Asoke bts upmarket including the elimination of overcrowded st stalls and the vermin that gather in the soi 13 after dark selling crack cocaine

Why should on assume that this project will necessarily eliminate the pavement stalls or the dealers?

[trajan]

triffid, on 2012-03-13 12:58:33, said:

zorro1, on 2011-10-14 07:34:02, said:

The completion of the regent would make the area from Nana bts to Asoke bts upmarket including the elimination of overcrowded st stalls and the vermin that gather in the soi 13 after dark selling crack cocaine

Why should on assume that this project will necessarily eliminate the pavement stalls or the dealers?

the pavement market stalls will likely be moved out if a quality international hotel brand comes into the ex-Regent Hotel project....(have no idea about elusive dealers)

for example, just watch what happens to the pavement stalls at next door luxury Sofitel Sukhumvit Hotel as it soft opens next month...

[triffid]

trajan, on 2012-03-13 17:11:23, said:

triffid, on 2012-03-13 12:58:33, said:

zorro1, on 2011-10-14 07:34:02, said:

The completion of the regent would make the area from Nana bts to Asoke bts upmarket including the elimination of overcrowded st stalls and the vermin that gather in the soi 13 after dark selling crack cocaine

Why should on assume that this project will necessarily eliminate the pavement stalls or the dealers?

the pavement market stalls will likely be moved out if a quality international hotel brand comes into the ex-Regent Hotel project....(have no idea about elusive dealers)

for example, just watch what happens to the pavement stalls at next door luxury Sofitel Sukhumvit Hotel as it soft opens next month...

But who does the clearing out and under what authority? Is the answer the police, without legal authority but with financial incentive from the owners of these new buildings?

[wordchild]

99%+ of street vendors are illegal, they are allowed to operate because they pay; either to the BMA or to the police or, likely,both.  But even in this chaos, there is some order and, as the owner of property, you are given a say in what happens on the pavement in front of your property. I am sure GA will find a way (officially or unofficially) to have them removed when the the time comes.
    As far as i can tell they have now been shifted completely from infront of the Sofitel . I have not seen a vendor there for weeks. I agree with others who have made this point; the whole look of this part of Sukhumvit from, Soi 11 to Robinson, is going to change for the better once both these projects are fully up and running.

[wordchild]

steveromagnino, on 2012-03-13 12:33:24, said:

trajan, on 2012-02-09 15:02:09, said:

Im rooting for something like the very nice Courtyard by Marriott (at the Rajadamri area)

Given the Marriott approach to due diligence and selecting partners, I would think they would be unlikely to do a deal with Grande Asset.  In the past their main partner was MINOR which has since changed and now includes several major families/developers.

But I don't think that unless it was on a platter, that they would go for this development in this area.

  Sadly this is very true. From what i hear, GA,s reputation as a potential hotel partner is not great,  particularly since the halting of the mooted Crowne Plaza on sukhumvit 27. They do have a couple of partnerships   with Starwood ,  the Westin Bangkok and the Sheraton in Hua Hin so maybe something from that stable, hard to think what though.

[trajan]

wordchild, on 2012-03-14 08:02:31, said:

steveromagnino, on 2012-03-13 12:33:24, said:

trajan, on 2012-02-09 15:02:09, said:

Im rooting for something like the very nice Courtyard by Marriott (at the Rajadamri area)

Given the Marriott approach to due diligence and selecting partners, I would think they would be unlikely to do a deal with Grande Asset.  In the past their main partner was MINOR which has since changed and now includes several major families/developers.

But I don't think that unless it was on a platter, that they would go for this development in this area.

  Sadly this is very true. From what i hear, GA,s reputation as a potential hotel partner is not great,  particularly since the halting of the mooted Crowne Plaza on sukhumvit 27. They do have a couple of partnerships   with Starwood ,  the Westin Bangkok and the Sheraton in Hua Hin so maybe something from that stable, hard to think what though.

ok...but I doubt Starwood would agree to a Sheraton, Westin, FourPoints or aLoft, as there are existing ones too close by..... Element by Westin doesnt seem to fit this profile either...

perhaps a Holiday Inn Express (from InterCon group)?

Edited by trajan, 2012-03-14 15:19:46.

[zorro1]

triffid, on 2012-03-13 12:58:33, said:

zorro1, on 2011-10-14 07:34:02, said:

The completion of the regent would make the area from Nana bts to Asoke bts upmarket including the elimination of overcrowded st stalls and the vermin that gather in the soi 13 after dark selling crack cocaine

Why should on assume that this project will necessarily eliminate the pavement stalls or the dealers?

Im at the trendy and there are no stalls , I cant think of any residence that is jammed full of stalls on their frontage. Sofitel stalls are gone completely

[trajan]

I understand all the street vendor stalls in front of the new Sofitel Hotel Sukhumvit are gone....

are the street vendor stalls in front of the ex-Regent Hotel (now that it is finally under construction again) gone too??

[zorro1]

no

[cyberholz]

What do you guys think about the price development of this project?

On a higher floor the sqm-price is set at around 170k - within market range if you compare to other buildings.

Smaller units on lower floors are at around 150k.

From an investment point of view, can The Hyde make sense?

If yes, would you go for smaller units that you can rent for, say, 30-40k, or a big unit that can be rented for some 90k (when nicely decorated)?

Appreciate your feedback.

The project looks interesting and I think Grande Asset is determined to get it right.

Also the first pre-sale weekend was pretty good, they sold some 40 units giving 7% discount.

Best units still blocked - your take?

[wordchild]

cyberholz, on 2012-03-27 16:34:14, said:

What do you guys think about the price development of this project?

On a higher floor the sqm-price is set at around 170k - within market range if you compare to other buildings.

Smaller units on lower floors are at around 150k.

From an investment point of view, can The Hyde make sense?

If yes, would you go for smaller units that you can rent for, say, 30-40k, or a big unit that can be rented for some 90k (when nicely decorated)?

Appreciate your feedback.

The project looks interesting and I think Grande Asset is determined to get it right.

Also the first pre-sale weekend was pretty good, they sold some 40 units giving 7% discount.

Best units still blocked - your take?
  

i dont think the investment case for property at this kind of ppsqm really stacks up in bangkok right now. The rental market has not even close to kept pace with the developer led ramp up in prices for new projects. But just looking at the simple maths; lets say you pay 160000 bt psqm, i would say you need a minimum of 10400 bt psqm per year rental income.  This would equate to a 6.5% running yield just about ok relative to other assets and allowing for some void ,   but remember this  does not take into account the cost of having a chunk of your funds tied up for the next couple of years with no return plus your own decoration costs .  But lets say you are ok with that, and you buy a couple of 45sqm (do you know how tiny that is btw); then you need to rent them for 468k per annum ie 39k per month. look around, you can take your pick of many good quality 60 upto 80 sqm condos in that area  for 39k per month or less, they would be your competition.
  But , if this was a top quality developer who you were sure would deliver a great condo, it might be worth taking a chance and think you could flip for a profit. Apart from the poor liquidity for second hand property in bangkok and,the consideration  that this is not a first grade location, the big problem  is that this developer has one of the poorest reputations for quality (and delivery) of any in bangkok,  just do some research into the problems the buyers of Trendy have had. (or just take a drive to Hua Hin to see the rather poor,in my opinion, Blue Lagoon).
If you just go a little further down soi  13  you will see the back of the soi 15 condo,  a new project and a  refurb of one of the old wings of the Ambassador. Due to complete end of this year. It has its faults, but the developer has an ok  track record and with prices more like 100k psqm for pretty much the same location  my view is this might be a better investment FWTIW.

Edited by wordchild, 2012-03-27 20:55:06.

[wordchild]

The other aspect to this is that there are 100 or so units in this development (most of which are foreign freehold) where the owners have paid significantly less more like 90/100 bt psqm. At least some of these will likely be on the market for sale or rent once the project is completed. For these, the owners cost base would be significantly lower than yours woud be as a new buyer therefore they are likely to be happy with a lower rental return or a lower selling price. This has the potential to depress returns for those who buy in now at least in the early years after the completion of the project.

[wordchild]

There is a suggestion on another forum that the hotel brand  will be Hyatt. Though i have been pretty cautious on this project  i have to say that would be a very positive outcome, if true.

Edited by wordchild, 2012-04-22 08:39:23.

[wordchild]

The marketing is getting into gear for this project now.  Noticed they feature in the property show at paragon on for the next few days.  The big issue though is can enough people trust grande asset to finally deliver on this project after so many broken promises.

[thaihome]

It’s pretty amazing that Grande Asset has managed to hold on to this and now to actually start it up again and, hopefully, finish it.  But the question would be is that an indication of their perseverance or that nobody else really wanted the property bad enough?

I will be glad to see it finish. With the Sofitel finished now, this is about the only real eyesore left on that section of Sukhumvit.
TH