Phuket FAQ | All Phuket Villas | The Carlson Group

FAQ

FAQ
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Land Measurements

To put things in familiar terms, 1 Rai is equal to 1,600 square metres or, 0.395 Acres. So 1 Acre is 2.53 Rai and 1 Rai   =   1,600 square metres (or 4 Ngan) / 1 Ngan   =   400 square metres (or 100 Wah) / 1 Wah   =   4 square metres / 1 Rai   =   0.395 Acres / 2.53 Rai   =   1 Acre / 1 Rai   =   0.16 Hectares.

Land Titles

The second most secure land title is Nor Sor Sam (3), otherwise known as a Confirmed Certificate of Use. Land with Nor Sor Sam (3) title is also commonly marked our with marker posts against the national survery, although these have not been plotted by GPS. This typle of land title certifies that the person on the certificate has confirmed righ to use the land.
The most secure type of land title in Thailand is called "Chanote", or Nor Sor Si (4), otherwise known as a land deed. A Chanote title means the land has been accurately surveyed using a global positioning system (GPS) to set the area and boundaries of the land and plot them against the national land survey grid. Land titles are the most common evidence to prove land ownership, rights of possession and other interests of land.
Important Tip: Remember, the property land title is proof of ownership; therefore the quality of the title determines the fundamental security of your investment. A land title investigation should be one of the first things recommended by your broker and performed by a local property law firm. In performing a title investigation, a full search will be undertaken, which in Thailand requires verification of title back to its origins as possessory title "Sor Kor 1". At the land office, your property attourney will check both front and back of the title deed to confirm the actual ownership and title of the land.

Phuket Zoning

Thailand has zoning laws that you need to be aware of before buying land. Zoning refers to land being divided into different zones or sections, which are each reserved for different land uses. Zoning laws for Phuket can be found at the land office or thru your property attourney. Each zone is color coded and subject to different rules specifying what can and cannot be built. Important Tip: It is crucial to take appropriate legal advise and become familiar with the zoning laws, building regulation relevant to the area of interest.

Utilities

Phuket has a government water supply network with direct metered supply, however it does not cover the entire island. So there are generally three main possibilities for water supply; governement metered water supply, deep well water and delivered by water truck. Being connected directly to the government water network is generally the optimum solution, which means a direct metered supply to your property at "government rates", which is between 10 baht and 22 baht per unit (1,000 litres), depending on your area.
The most important utility - and potentially the most costly in terms of new installations - is electricity. All other things being equal, land prices tend to be higher if there is an existing electricity supply, or electric has been brought to the boundary of the land. The next thing to check is whether the Phuket land for sale has single-phase or three-phase electricity. Important Tip: Three-phase electricity is superior. Three-phase is more efficient for high loading, like running multiple air-conditioners together with swimming pool systems.

Land Scams

Many foreigners have heard generally about the dangers of financial loss associated with buying property in Asia. Note that the incident of "Bad" property deals as a percentage of all transactions in Thailand is very small. Nonetheless, it is better to be aware of such deals to allow preventitive measures to be taken. Important Tip: The success of each of these land scams relies on the buyer not engaging their own lawyer and not performing a full due dilligence.

Access

Successful property investing includes having both physical and legal access to the land or property. The next issue is whether the access road is a government (public) road, or a private road that might involve maintenance fees. Important Tip: When viewing property, you should always be making a note of the physical Access.

Exit Strategy

Formulating an exit strategy for each property you buy just takes a few minutes of careful consideration. It is essential to formulate an exit strategy before you buy property, together with a timeframe. This will influence a number of decisions that are subsequently made in relation to a property investment. Selling your property for a profit just takes planning.

Off-Plan

Off-plan property is basically buying the rights to a "villa" that has yet to be built, as opposed to buying the finished product. There are risks and benefits to buying "off-plan" property. Once you have purchased "off-plan" from the developer the price is fixed and the payments staged according to construction. Buying this way can save 10% - 30% off market prices and the risks can be reduced by working with only reputable developers with a good track record.

Re-Sale

A "re-sale" property refers to a completed property purchased in the secondary market. Terms with a payment schedule can be negotiated in the "Offer" to the seller and formally written in the Reservation Agreement between buyer and seller. Phuket is still a cash market. Most owners of "re-sale" property are looking for full payment within approximately 90 days.

Rental Income

For rental income investors the primary consideration should be location, target market and optimal size and type of property. The most common ratio used for rental income is "rental yield", which is the rental revenue recieved in one year divided by the purchase price of the property. Rental yield is a way to compare and analyse properties. Most all developers have rental estimate figures ready for buyers.

Its All Here in Phuket

Phuket, where tradition meets luxury as one of the best places in the World to retire. With delicious food, white sand beaches and a relaxed vibe, Phuket Thailand is paradise on Earth. Whether your looking to buy a home near the beach or something in town, Phuket property offers something for just about everyone.

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A Local Phuket Agent

Imagine owning a luxurious pool villa or beach house in a sought after island paradise that generates rental returns and increases in value over time. As a Realtor our agency is the best at providing the local real estate knowledge and advice to help navigate the best investment options that Phuket has to offer.

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Our Property Service

Determining your buying power in the Phuket property market is critical, we can help shorten the process. With no current Phuket multiple listing service (MLS), a good property agency is important. We will arrange property viewings, site inspections and negotiate the best deal for you.

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