2. contents
1 About Krabi Land and Villas
2 Overview of Thailand
4 Overview of Krabi
6 Villas
13 Condominiums
17 Koh Lanta
22 Self builds
24 Buying and selling
26 Legalities
28 Question time
Click here to return to contents
3. 1
Krabi Land and Villas
Krabi land and Villas was formed in 2012 and has since become a leading Krabi real estate investment company, with a reputation for; sourcing
compelling investment opportunities; delivering candid, unbiased market information to prospective clients; conducting exhaustive due diligence
on new developments and having an unparalleled level of local knowledge of real estate projects in the province. Although the core team is
comparatively small, the KLV strategic network of developers, lawyers, financiers, marketing partners and investment analysts is wide spread.
KLV is involved in real estate projects throughout Krabi. Thailand’s latest and upper
coming ‘investor friendly’ location. Krabi Land and Villas has a global marketing
presence through alliances with effective sales partners in London, Singapore,
Hong Kong and Moscow. There are three main elements to the Krabi Land and
Villas business, which are more often than not interwoven. These are;
>> Fundraising for new projects
>> Developer consultancy
>> Real estate sales
Krabi Land and Villas has always sought to work with developers and partners
who put integrity above quick profit and operate with a long term business view.
Despite political uncertainty in Bangkok, Thailand’s robust economy continues
to grow - mainly thanks to the country’s various export industries - from cars to
electronics to foodstuff. International tourist arrivals increased by a staggering 33%
last year and so resort real estate is an excellent market to be in.
Krabi land and villas is proud to deliver opportunities such as these to smart
investors who are willing to take a step off the beaten track in order to be
rewarded with exponentially high growth and above average yields.
4. 2
An Overview of Thailand
Thailand is an easy hop for the millions of expats living in the region’s financial centres (Hong Kong, Singapore, Shanghai etc) so it’s easy to see how
the transformation came about. For city slickers living in Singapore for example, the picture postcard tropical beach side location of Krabi is a short
flight away - somewhere to go for the weekend, much in the same way as the British or Irish go to Spain or France.
Up until 20 years ago, Thailand was relatively undiscovered - it was then the place
to go for backpackers and those seeking an alternative lifestyle - however, all that
has now changed and Bangkok, the capital has become a major transport and
commercial hub, linking Europe with the East and Australia, and the beaches and
islands are home to some of the world’s most sophisticated and luxurious hotels
and holiday resorts.
E c o n o m y
Thailand enjoys a free enterprise economy and its democratic government
welcomes foreign investment. Benefiting from good relations with eastern
neighbours and the west, Thailand is a leading exporter of textiles, rice, rubber,
agricultural goods, jewellery, cars, computers and electrical components to
name a few. In 2012 GDP grew by an impressive 6.4%. Unemployment is at just 1%
of the workforce and for the last few years, the Thai population has been enjoying
increased consumption and spending within its rising middle class – sales of cars
for example grew by a whopping 80.9% in 2012.
5. Bangkok
Krabi
Chiang Mai
Chiang Rai
Kamphaeng
Phet
Lampang
Lamphun
MaeHongSon
Nakhon Sawan
Nan
Phayao
Phetchabun
Phichit
Phitsanulok
Phrae
Sukhothaï
Tak
Uthai Thani
Uttaradit
AC.
Buriram
C
haiyaphum
KalasinKhon Kaen
Loei
Maha
Sarakham
M
ukdahan
Nakhon
Phanom
Nakhon
Ratchasima
NBL.
Roi Et
Sakhon
Nakhon
Si SaketSurin
Ubon
Ratchathani
Udon Thani
Yasothon
AT: Ang Thong
AC: Amnat Charoen
Ay: Ayutthaya
Ch: Chainat
NBL: Nong Bua Lamphu
NN: Nakhon Nayok
NP: Nakhon Pathom
No: Nonthaburi
PT: Pathum Thani
Sa: Saraburi
SP: Samut Prakan
SS: Samut Sakhon
SSo: Samut Songkhram
Si: Singburi
AT.
Ay.
Ch.
Kanchanaburi
Lopburi
NN.
NP.
No.
PT.
Phetchaburi
Prachuap
Khiri Khan
Ratchaburi SP.SS.
Sso.
Sa.
Suphanburi
Si.
Chachoengsao
Chanthaburi
Chonburi
Prachinburi
Rayong
Sa Kaeo
Trat
Chumpon
Nakhon Si
Thammarat
Narathiwat
Pattani
Phang Nga
Phattalung
Phuket
Ranong
Satun
Songkhla
Surat Thani
Trang
Yala
Bueng
KanNong Khai
3
T o u r i s m
Tourism is a vital part of the economy and Thailand has many exotic and fabulous
destinations making this beautiful country a place where dream holidays are
made. The friendly and laid back nationals welcome guests very warmly. Visitors
love Thailand for its tropical ‘always summer’ climate, palm covered islands,
amazing coastline with white sandy beaches, exciting and vibrant cities to
explore, world class spas, fantastic cuisine, easy living and cheap cost of living.
Bangkok Airport is currently undergoing extensive expansion and is set to be
completed in 2015, resulting in an increase in the airport’s current capacity of
45 million passengers to 60 million arrivals per year. Work is also underway on a
high speed rail link between Bangkok and Kunming in Yunnan province, southern
China. This is a joint venture between the Thai and Chinese governments and
once completed will provide a rapid method of transport into Thailand which will
present huge benefit not only to Bangkok but also to other provinces.
2012 was a record year for tourism and saw tourist arrivals breach the 22 million
mark which was an increase of 15.98 % over 2011. Forecasts for 2013 predict some
24.5 million visitors!
Krabi is a particular tourist attraction as it offers a glorious holiday destination.
Krabi not only boasts beautiful beaches, stunning oceans and idyllic weather
conditions, but it also has a fast pace night life and exciting vibe to it.
The property markets in Thailand are simply booming, so here is some important
information for those considering investing in Amazing Thailand.
Capital: Bangkok
Land size: 514,000 km2
Population: 67,448,120 (July 2013 est.)
Climate: Tropical, average temperature year round 32 degrees centigrade
Economics: GDP rate for 2012: 6.4%
6. 4
An Overview of krabi
Situated 1 hours flight from the capital Bangkok Krabi is becoming the fastest growing region in Thailand. Just like its close neighbour Phuket, Krabi is
enjoying a massive boom in tourism and real estate which looks set to continue until the end of 2014 and beyond. The sudden surge in tourist numbers
and overseas investment is providing a welcome economic boost for the myriad of Krabi hotels and resorts, from budget backpacker hostels in Railay
Beach to the luxury resorts in Ao Nang, who are all witnessing a huge growth in occupancy rates.
Tourists have been flocking to Krabi for many years, but this year they appear to
be arriving in ever increasing numbers, keen to explore the breathtaking scenery
and enjoy the exhilarating sporting and leisure activates on offer in this beautiful
province. So what is the reason for this sudden influx of tourists to Krabi in 2014,
particularly during such a challenging global economy?
Well, tourism is on the increase in Thailand overall, with the Tourism Authority of
Thailand (TAT) projecting that revenue from both international and domestic
tourism will reach 1 trillion baht and that the total number of international visitors
will surpass 15 million in 2011. TAT has been focusing on promoting Thailand as the
destination of choice for new niche tourist markets such as female and wellness
travellers and their sustained campaigns and marketing activities seem to be
paying off, luring more tourists to Thailand than ever before.
Krabi is more than capable of satisfying the demands of these modern tourists
and is fast developing a strong reputation for top quality eco tourism, in addition
to its traditional holiday market. Tourists with new, disposable income from
many of the developing countries such as China, South Korea and Russia are
also discovering Krabi, adding to its army of devoted fans from Europe, the US
Australia and local Asian countries such as Singapore and Malaysia.
This year, the months of January and February alone saw a substantial increase
in Krabi villa and hotel bookings, partly attributed to the poor winter in Europe,
Chinese New Year and half term holidays. Tourists desperate to escape the bleak
economic downturn and dismal weather in their own countries are turning to the
beautiful Krabi climate and the outstanding value for money that Krabi holidays
offer, for a much needed vacation.
7. Bangkok
Krabi
Krabi Airport
Krabi Town
Ao Nang Railay
Ao Luek
Suratthani
Koh Lanta Noi
Koh LantaYai
Koh Phi Phi Don
Koh Phi Phi Lay
Koh Phai
Koh Jum
Koh Si Bo Ya
Ao Nang Beach
Nopparat Beach
Klong Muang Beach
Khao Phanom Bencha
National Park
Had Yao
5
Krabi International Airport itself will benefit from a
new and regular, non-stop service from Europe to
Krabi, and now of course Singapore which began
in December 2011.
Krabi has everything you could need to enjoy your
perfect stay from exciting tours and activities, the
best in beach going and top notch amenities
and experiences to keep you entertained &
comfortable. Dive world class sites, ride elephants,
visit deserted “castaway” islands, learn to cook
authentic Thai cuisine – the list of activities to
experience is long.
>> Rock climbing - On sheer limestone cliffs along
Tham Phranang and Railey beaches
>> Kayaking - in secret caves with glittering interiors.
>> Diving and Snorkelling - on vibrant offshore reefs.
>> Krabi Rain forest Discovery Tour - An educational
and fun day out at the KhaoNor Chu Chi
National Park
>> Excursions and Daytrips to Phi Phi Islands, Phang
Nga Bay, Railey Beach
>> Hong Island - 10 minutes by speed boat.
>> Enjoy riding Elephant-into pristine mangrove
sanctuary and rain forest
>> Golf course-@ SOFITELKRABIPHOKEETHRAGOLF
AND SPA RESORT
8. 6
villas
Priced at just THB 6.9m, These high-quality, fully-furnished villas are situated in
the beautiful beach area of Had Yao, Krabi, Thailand. A very generous purchase
package is being offered and represents some of the best value we have ever
seen. Just 4 villas now remain with the likely hood of the entire project being
closed and finished in the 2014/15 tourist season.
This development of eight villas is set around a shared, 20m long swimming pool
and is less than 100m from the beach. The project name of “The Exclusive” really
is a fitting description for this development as a buyer really has exclusivity of
property and location. The generously equipped and spacious, two-bedroom,
two-bathroom villas come furnished with all appliances and are decorated to a
buyer’s preference. Each villa is well designed and incorporates living, dining
and kitchen areas, as well as separate laundry and store rooms.
Finance Available
Purchase now with only a THB 2.5m deposit
Repayment over 10 years
8% Rental returns
The following pages contain a selection of some of Krabi
land and villas main sellers. Whether it is a high end
luxury beach villa or a compact holiday villa. Krabi Land
and Villas is able to provide it for you. Prices range from
around 7 million baht – 216,000 Usd up to 18 million baht
– 555,000 Usd
Depending on your requirements and the developer’s
requirements these properties can either be held lease
hold or freehold.
Most of the properties found in the next section are
properties already in rental programmes supported by
full management services. Yearly accounts will show that
nearly all can produce over the market average yields.
A savvy investment looking at it from any angle.
Chaba Had Yao villa
Size of internal living space: 75m2
Location: Long Beach Krabi
Price: 6,900,000 Thb 212,000 USD
9. 7
The villas come fully equipped right down to glassware and cutlery, Ready to Rent
The 10-year repayment option allows a buyer to comfortably own their own
holiday villa and offset payment with the rental income. It is not unreasonable
to assume this villa should cost a buyer no more than THB 4m. This makes a very
attractive and low-cost investment that will continue to make money long after
the villa is fully paid for. The property management team also has a proven
track record for managing villas and resorts. Considering the overall package
of beachside position, high-level of finish, furnishing, payment plan and rental
potential, these villas truly represent excellent value for money.
Had Yao has ever increasing popularity from developers and tourists with it
being such a large tropical area and the closest and largest beach from Krabi
airport. Multiple condo projects and other investments by Phuket and Bangkok
companies look set to raise the profile of Had Yao which will in turn raise land and
property prices over the next few years.
This villa is targeted at buyers looking for a simple entry into property in Krabi.
Compact beach side villa with great rental potential. Interest free developer
finance available.
10. 8
Nong Thale Villa
Imagine for a moment you are in Paradise. Before you lays an unbelievably
breathtaking view of a tropical mountainous back drop while around you, the
jungle comes alive with it potpourri of exotic perfumes and the sounds of rare
birds of paradise. It is the perfect setting for a dream residence. Converting that
dream into reality requires established patience, craftsmanship, intermingled with
knowhow and an understanding the components of what a luxury villa requires.
This is exactly what has been achieved. A perfect tropical luxury villa.
Located in what is arguably one of Krabi’s most spectacular available and
affordable paradises, The villa although simplistic in its overall design and
construction, consists of one main villa two further satellite villas. Each villa is totally
self contained with its own private pool. Set out just a short walk from the main
villa is an organic senses garden which neighbors a lake. One end of which is a
purpose built sala designed to compliment barbeques or simply to relax in.
An overall living space of 340 square meters three swimming pools, perfectly kept
gardens makes this property to be one of the most desirable in Krabi.
Size of internal living space: 340m2
Location: Nong Thale Villa
Price: 48,000,000 Thb – 1,500,000 USD
villas
11. 9
Sai Tai Garden villa
Priced at 12,800,000 A three bedroom pool villa in a quiet very picturesque area
of Krabi. Each one of the bedrooms is complimented by an en suite water closet.
Two bedrooms look out across the spacious pool sun deck area and landscaped
garden. A spacious European kitchen is accessed through the open plan living
and dining room. To the rear of the property there is a large shaded recreational
area including a barbeque and laundry. This villa has recently refurbished to a
very high standard. The imported furniture shines in every area of the property
making this villa into a very desirable residence.
A sound investment for anyone looking for a sizable holiday villa in Krabi.
This villa is aimed at someone who is interested in a villa with a renal history with
room for expansion such as pool.
Size of internal living space: 163m2
Location: Sai Tai Krabi
Price: 12,800,000 Thb - 400,000 USD
12. 10
ANDAKIRI VILLAS
villas
Set high up on the hill side of Ao Nang looking out west across the Andaman
Ocean This development is set to be Ao Nang’s leading luxury residences. Thirty
one exquisite private pool villas have been designed with extensive attention to
detail so to provide each owner the latest trends in interior and exterior design.
Nestled in the accommodating mountain side. Each one of the villas boasts a two
hundred and seventy degree view over the western coast line of Krabi, the islands
throughout the Andaman Ocean across to Phuket and beyond.
Two types of pool villas are being built. The single story, a compact however
comfortable 64 square meter unit then the spacious two story 128 square meter
units. Centrally located within the development will be the club house, providing
each villa owner with a bar and restaurant area.
With the location being second to none other and contemporary modern
architecture, this development will be Ao Nang’s most desirable residences
for 2015.
13. 11
Size of internal living space: 64m2
Location: Ao Nang Krabi
Price: 7,590,000 Thb - 240,000 USD
14. 10
Compact Holiday Villa
Priced at 3,900,000 Thb. This project consists of 18 villas. Both 2 and 3 bedrooms
with a communal pool. Aside to the pool the village is equipped with a bar,
restaurant and spa.
Inside the villas there is a functional kitchen fitted to a European standard. Each
villa has a balcony looking across the common areas. There is a fantastic beach
less than 1 kilometre away. Many of the villas owners live overseas and allow
their property to be entered into a rental pool that provides each owner with
substantial yearly yields. There are the separate prices for these villas starting at
3,900,000 Thb
This villa is aimed at someone looking for a villa that has been in a reputable
rental pool for several years all ready.
Size of internal living space: 133 m2
Location: Long Beach Krabi
Price: 3,900,000 Thb - 120,000 USD
villas
15. 11
Riverside residence
Priced at 12,000,000 Thb Contemporary modern in their design these villas have
been built to an excellent standard. European fixtures and fittings have been used
throughout each villa. Single story units that hold two bedrooms spacious living
rooms and kitchens with a well sized swimming pool. Each of the thirteen plots has
three phase electric and an independent water source channelled to each plot.
Set in the low lands of Nong Thale in the northern part of Krabi province allowing
each villa to experience 360 degree views of the surrounding mountains and
tropical vistas. Found at the north western border is The Nong Thale River. A truly
stunning location that provides The River Residence and anyone who chooses to
visit a perfect example of contemporary modern living in a tropical setting.
This villa is aimed at someone looking for a very high standard of building that has
shown good results in todays rental market.
Size of internal living space: 217 m2
Location: Nong Thale Krabi
Price: From 12,000,000 Thb - 375,000 USD
16. 12
6 Luxury, 3 bedroom Villas on the Beach
Priced at 24,400,000 Thb One of four villas on the beach in Krabi’s very own Ao
Tha Lane Bay. A short drive from Krabi international airport brings you to the
peace and privacy these villas provide. Built in 2010 the villas are flawless in their
design. Brand names have been used though out the villas from the bedrooms
to the en suite water closets including the fully equipped European kitchen.
Each bedroom provides dual vistas across the bay and then across the tropical
gardens that surround the villas. Spacious sand stone balconies bring you to an
infinity edge swimming pool. Found at one end of the pool is a shaded dining
area. Surrounding each of the villas are perfectly kept tropical gardens. Simple
foot paths lead you away from the villas to the water’s edge and the truly
amazing views across Ao Tha Lane Bay. Either one of these villas would be an
ideal purchase for anyone looking for an investment with integrity as each unit
currently is in a long term successful rental programme.
This villa is aimed at someone looking for a high end property that can show a
substantial yearly yield from rental traffic.
Size of internal living space: 180 m2
Location: Ao Tha lane Krabi
Price: 24,400,000 Thb - 753,000 USD
villas
17. 13
Centara
Pelican
Residence
Size of internal living space: 87 m2
Location: Klong Muang Krabi
Price: From 6,900,000 Thb 212,000 USD
Condominiums
As the age of condominium rises in Krabi, Krabi Land and Villas is able to provide something to suit all budgets. From the top
of the scale the very impressive Centara Pelican Bay residence holding everything from the highest branding integrity to chic
beach club looking out across the Andaman Ocean to the all ready matured At Sea Condominium.
Ideal for those looking for a simple entry to property
investment in Krabi.
Priced from 6,800,000 Thb This fantastic condominium development in Klong
Muang District to the east of Krabi will now take the area onto the stage of
the international luxury property market. There are eight buildings nearly 80%
complete in their construction will have a total of 92 units providing, one – two
and three apartments. Situated on the balconies of each top floor unit there
are infinity pools. From each balcony you look down upon the main 95 meter
pool that lies in the middle of the development. A Gym business centre and a
restaurant are all under construction and will be completed by Late November
2013 when the grand opening is planned. Nothing has been spared by the
developer. Carefully planned room layouts maximizing living space. With
Thailand’s finest finishings applied in each room to give each apartment that
luxurious touch to the purchaser. After sales the condominium will be managed
by one of Thailand’s leading hotel management group. The Centra Group.
This will allow anyone who purchases one of these fantastic apartments a very
satisfactory return on their investment.
18. 14
Lai Tai Condominium
Priced from 5,000,000 Thb. A new and exciting condominium development in
central Ao Nang. The cosmopolitan design brings a pleasant array of room types
from the attractive studio compact in their design to the luxurious penthouses.
Formally an internationally acclaimed resort was situated on the site owned
by the developer. Along with the award winning design team, together they
have carefully planned each buildings position to benefit either Krabi’s fantastic
tropical weather or the spectacular limestone cliff that dominate the view to
the rear of the site. All ready given a four star rating the condominium complex
will also provide a sports and fitness center, restaurants, spa and retail units so
to provide every service and amenity that future guests may require. Set for
completion in early 2015 the management company is guaranteeing a 7% rental
return after expenses from rental income.
The three units set out in a triangular configuration are no taller than four stories so
to comply with Krabi’s conservative planning laws. Each apartment will experience
views either through the tropical gardens or over the two swimming pools are
sun deck areas. This impressive project has all ready made a well welcomed
appearance in some of Asia’s most prestigious property shows and sold units to
the regions savvy property investors. According to all Asia’s property publications a
development with great integrity designed for success for all involved.
Size of internal living space: 58 m2
Location: Ao Nang Krabi
Price: From 5,000,000 Thb 154,000 USD
Condominiums
19. 15
at sea
Priced at 3,390,000 Thb This one bedroom set on the hill top of Klong Muang
overlooking the Phangna bay. This spacious one bedroom unit has usage of
a fully equipped gymnasium and large size swimming pool. The area is well
known for it’s beautiful sandy beaches found only a short walk from the
condominium complex.
Only 25 minutes from Krabi international airport, this would be a fantastic place
to spend a holiday or to rent out in the ever growing holiday rental
accommodation market.
Being a condominium foreign ownership is permitted.
Size of internal living space: 53 m2
Location: Klong Muang Krabi
Price: From 3,390,000 Thb 154,000 USD
20. 16
Krabi Boat Lagoon
Priced from 3,000,000 Thb This new and exciting condominium development
is just 15 minutes from Krabi airport and the same distance to Pakasai country
club brings Krabi closer to her bigger sister Phuket who’s Krabi Boat Lagoon was
an overwhelming success. Overlooking a brand new marina, the apartments
are either 37 to 90m2
in size and are available as 1 bedroom studios to the more
spacious suites. The apartments hold dual vistas to front and rear of the building
overlooking the marina and tropical mangrove forests. The future holds a planned
clubhouse for residents with swimming pool, restaurant and retail areas.
Size of internal living space: 46 m2
Location: Nua Klong Krabi
Price: From 3,000,000 Thb 92,000 USD
Condominiums
21. Krabi
Koh Lanta Yai
Koh Lanta Noi
Phra-Nang Headland
Khlong Khong
Khlong Nin
Ba Kan Tiang
Klong Jaak Bay
Koh Kluang
Koh Po
Ba Kan Tiang
Phra-Nang Headland
Koh Lanta
National Park
Phra Ae
(Long Beach)
Khlong Dao
Saladan
17
Koh Lanta
With some of the best Islands and
beaches and unique scenery; Koh
Lanta has it all! Have a relaxing
holiday with some sightseeing tours
of Koh Lanta’s many attractions or
an active holiday trying the Activities
and Things to do on offer.
If this sounds a little too adventurous
for you – just kick back, relax and
wait for your daily fix of the beauty
that a famous Lanta sunset can offer.
Best enjoyed with a cold beer and
maybe a barbecued fish – and if
you find your second wind later on,
a beach party is never too far away.
This is definitely still Thailand, offering
the best in Thai cuisine and warm
Thai hospitality.
Koh Lanta is situated in towards the
southern end of Krabi province.
Koh means island. After an hour’s
run from Krabi international airport
a short ferry ride brings you to the
shores of Koh Lanta.
22. 18
Beach view pool villa
Located on the ever popular West coast, just meters from the beach, shopping
& nightlife, this one off property is offered for sale. With 3 spacious bedrooms (all
ensuite), open plan dining and living areas, a large outdoor living area with pool
and landscaped gardens. With a choice of two living rooms, one on each floor
to enjoy the generous Andaman Sea views across to Koh Phi Phi and the nearby
Islands; this is one of the best ways to enjoy what Koh Lanta has to offer. Using
only quality materials, both for the interior and exterior, this property will has a new
benchmark in construction standards for the Island.
Size of internal living space: 230 m2
Location: Ko Lanta Krabi
Price: 9,900,000 Thb 305,000 USD
koh lanta
23. 19
Cape Lanta condo
Set against the impressive backdrop of Koh Lanta’s verdant primary forest and
perched atop an oceanfront cliff overlooking the spectacular, award winning
Kantiang Bay, find this enticing group of exquisite new villas. Featuring the
ultimate in style and opulence, these homes set the new standard for modern
tropical living. Situated on land plots ranging from 480 to 669 square meters,
these villas are generously sized from 314 to 398 square meters. The spacious
layout of each 2 bedroom villa incorporates a light, airy and open design with
contemporary cooling methods such as indoor water features and floor to ceiling
windows to keep the temperature comfortable. Enjoy your own private swimming
pool, beautifully landscaped tropical garden and complete high-end furnishings
– every detail has been accounted for, from cutlery to fine linens.
Size of internal living space: 56 m2
Location: Long Beach Krabi
Price: 6,800,000 Thb 209,000 USD
Gaze to Koh Phi Phi and Koh Haa across the Andaman Sea, from your balcony
while you relax in comfort in your own personal Jacuzzi. Priced from 22.5 to 37.8
million Thai Baht, ownership of one of these elite villas also entitles you to access to
our upscale spa, equipped business centre, our fine-dining restaurant and bar, and
in addition, complimentary private transfer service from Krabi airport to your villa.
Villa owners can also opt into the rental program which provides a 4 year rental
guarantee with an 8% return.
24. 20
Cape Lanta villas
Set against the impressive backdrop of Koh Lanta’s verdant primary forest and
perched atop an oceanfront cliff overlooking the spectacular, award winning
Kantiang Bay, find this enticing group of exquisite new villas. Featuring the
ultimate in style and opulence, these homes set the new standard for modern
tropical living. Situated on land plots ranging from 480 to 669 square meters,
these villas are generously sized from 314 to 398 square meters. The spacious
layout of each 2 bedroom villa incorporates a light, airy and open design with
contemporary cooling methods such as indoor water features and floor to ceiling
windows to keep the temperature comfortable. Enjoy your own private swimming
pool, beautifully landscaped tropical garden and complete high-end furnishings
– every detail has been accounted for, from cutlery to fine linens.
Gaze to Koh Phi Phi and Koh Haa across the Andaman Sea, from your balcony
while you relax in comfort in your own personal Jacuzzi. Priced from 22.5 to 37.8
million Thai Baht, ownership of one of these elite villas also entitles you to access
to our upscale spa, equipped business center, our fine-dining restaurant and
bar, and in addition, complimentary private transfer service from Krabi airport to
your villa.
Villa owners can also opt into the rental program which provides a 4 year rental
guarantee with an 8% return.
koh lanta
25. 21
Exclusive beach front apartments
On one Koh Lanta’s most stunning beaches, these exclusive apartments are
totally unique being the only absolute beach front apartments on the island. With
a 20m long swimming pool and a 1600m2
private garden area leading onto the
beach, these luxury properties are one of the best buys around. The property has
40m of beach frontage, giving every apartment unbroken sea views from each
forward facing room. If that’s not enough, the beach is only 30m away from your
front door – just stroll past the huge swimming pool and lush garden and you’re
there in under a minute. The apartments are built to extremely high European
standards and fully furnished with beautiful pieces of furniture from Chiang Mai
(northern Thailand, world famous for its classic Thai style art and décor.
Size of internal living space: 110 m2
Location: Koh Lanta Krabi
Price: 9,900,000 Thb - 305,000 USD
26. 22
self builds
Building yourself. Ok you have your budget, your
mind is made up 100% you’re going to own a fantastic
holiday property in Krabi Thailand? Where do you
start? How do you start? What is the best safest most
secure way for you to bring this dream to reality?
There are three main types of land available. Beach
Front, flat land and mountain side. These are the
three types that are typically built on with regard
to westerners building their dream home. After the
standard due diligence, you need to carry out what
should be thought as physical due diligence. If you
engage a good architect they’ll be able to go through
it with you. Where’s the sun rise where’s the sun set?
Where will the garden be? Where will the pool be? If
I plan to extend in the future will that phase block out
views from existing buildings. How much of this land
can I build on, meaning how rocky is the land how
steep is it? Are there any season rivers running through
the land?
Ok you’ve acquired the land you have a collection of ideas and
themes to how you would like your dream home built. At this point
It is a good idea to employ the services of a good project manager. 9 times
out of 10 you’ll be running this project from overseas. You’ll need someone on
the ground to oversee all points of the build process. Someone that can relay
answers to questions you may have at any time via email. A good one will be up
to date with all the latest materials etc so from the very start they’ll be able to
recommend the best routes to take.
So you have a project manager. He will be able to appoint an architect, one that
he knows will be able to do the job correctly. Thailand can provide some very
challenging locations. An experienced architect will be able to design a house to
fit the location. The last thing you need is an architect that’s only designed in an
urban environment.
The only boundaries……
27. 23
After the planning stage comes the task of reviewing the BOQ and contracts
along with choosing a suitable contractor. Dependant on size of your build.
It is highly recommended that a quantity surveyor compiles a BOQ for you.
(BOQ Bill of Quantities. Basically and accurate list of what is needed throughout
the construction process). This will give you a down to the last Baht cost of
what is involved.
Finding a contractor is done easily enough. It’s finding one that is able to do the
work. Ask to see previous projects and ongoing. Make sure they have access to
all the resources needed to run a construction project. The last thing you want is
the project coming to a halt because the contractor can’t get the staff he needs.
Size of internal living space: Governed only by imagination and budget
Location: Krabi
Price: Governed only by imagination and budget
……..are the imagination
28. 24
buying and selling
As with most places, location is a huge factor in determining the price of a given
property. Prime locations such as beach front or sea view command a premium
price here whereas villas located inland are usually more affordable. The higher
priced properties are often high in demand despite the heavier price tag, so
investors with a view to re-sell or rent the property should consider paying more for
a good location.
Krabi is renowned for its spectacular limestone rock formations and its idyllic white-sand beaches. A well-established tourist destination, the natural
beauty and relaxed feel of the area has now led to an increasing popularity amongst investors and a fast-maturing property market.
The choice of real estate and properties available in Krabi has broadened in
recent years. The number of luxury rental villas along with stylish apartments and
condominiums is increasing steadily, as does the rise in demand. With purchase
options becoming more flexible, private villas are fast-becoming an attractive
alternative to a resort, offering the utmost privacy to the discerning tourist.
Private villa developments emerging in the area cater for all tastes and budgets,
whether it be a modest individual development, townhouse style complex,
or luxurious villa featuring full amenities, Krabi boasts a youthful potential for
development that has long since passed in Thailand’s other tourist destinations.
29. 25
Entering the Thai real estate market may seem daunting for many as the country’s
land and ownership laws are often regarded as complex. However, the use of
a good agency or consulting firm can limit the risks associated with investing in
a foreign country. Companies such as Krabi Land and Villas offer professional
advice and can support those considering investment. They know the local
market and laws and may give advice based on each individual’s needs.
At Krabi Land and Villas, we can guide you from start to finish, whether it is simply
a question of which property to buy, full construction services, or advice on the
best approach to sell. Our local knowledge and professional guidance will ensure
that your decision to invest in Krabi is the right one.
30. 26
legalities
Ownership of an apartment by foreigners
Buying a condominium in Thailand is probably the simplest and easiest way to
acquire property; there are many excellent choices contained in this website.
The law covering condominium ownership is the ‘Condominium Act (No. 3) B.E.
2542 (1999), which allows foreigners to participate in the ownership of apartment
units, as long as foreigners do not own more than 49% of the total number of units
in the block. The only other stipulation is that the funds used to acquire the interest
are remitted from abroad and are correctly recorded as such by a Thai bank on
a money transfer certificate (tor tor sam). Once completed each owner is issued
a certificate of ownership, which records the exact percentage of common area
rights the owner has. There are discussions that the 49% foreign share limit may be
increased up to 70%; watch this page for further developments.
Ownership of a villa or land by foreigners
Ownership of land in Thailand is governed by regulations set by the Ministry of
the Interior’ including the ‘Land Code BE 2497 (1954)’, the ‘Land Reform for
Agriculture Act BE 2518 (1975)’ and the ‘Civil and Commercial Code’. Any
individual under Thai law, foreign or otherwise, can own a structure developed
on land, in their own name, which must be registered with the local land office. In
this way the registered property is treated as separate from the land which it sits
on. The Ownership of the land itself however can only be owned by a Thai entity;
corporate or individual. Outright ownership by foreigners is restricted but possible
under the following circumstances:
a) Leasehold ownership
The maximum period of lease, under one single agreement, is 30 years; foreigners
have the same rights to acquire such a lease as a Thai national. These leases
can be extended by two further periods, of up to 30 years; giving a maximum
contract period of 90 years. All leases of 3 years or more must be registered with
the local authority and are liable to a registration fee and stamp duty (based
on a percentage of the total lease value). Foreign leaseholders may also have
drafted into the contract the right to acquire the freehold of the property in the
event of a suitable change in the law in respect of foreign ownership rights. The
one drawback of a lease is that while the parties can contractually agree to
renewals, the renewal cannot be registered until commencement of the new
term and in the event of the lessor selling/transferring the freehold, the new owner
is not bound by the original contracts.
b) Limited Liability Company (LLC)
Traditionally this has been the most popular method used by foreigners to
acquire property in Thailand. In brief, foreign interest in a LLC is limited to 49%,
the remaining 51% shareholding must be owned by Thai nationals. A minimum
of three shareholders are required to set up a LLC. However, if a LLC wishes to
acquire the freehold of a property, the foreign shareholding must be pruned
back to a maximum of 39%; giving 61% to Thai shareholders. Despite the foreigner
holding a minority of the shares, it has been possible for them to gain control of a
LLC by changing the Articles of Association, keeping the all important controlling
‘preference shares’ in foreign hands and by appointing the foreigner as the
sole director. In 2006 the Government became aware of the extent to which
foreigners were using LLCs as a front to acquire land, so they issued an instruction
to regional land offices that they should more strictly enforce the interpretation
of the law to stop foreign controlled LLCs from using the law to acquire property.
They also require that all shareholders in a LLC are scrutinized to ensure that they
have sufficient cash assets to prove that they have an active interest in the LCC
and are not just a ‘name’ to make up the required number of shareholders. This
instruction has caused some uncertainty in the regional land offices, which are
now more reluctant to approve land transfers involving foreign controlled LLCs.
Title deeds in Thailand
There are four types of title deed, the first two (chanote & nor sor sam kor) are
recommended as the most secure for foreigners. Krabi Land and Villas do not list
property unless it has either a chanote or nor sor sam kor title.
a) Chanote
The ‘title deed’ or ‘chanote’ is the certificate for ownership of land. The person
whose name appears on the chanote and the titleholder has the legal right
to the land. The chanote is issued after a GPS survey has been completed to
ascertain the exact boundaries. The chanote is the purest form of freehold land
title and the one which is most commonly sort after by investors.
b) Nor Sor Sam Kor
This is the ‘right to use’ title and implies that all the necessary requirements for
the issuance of the chanote have been met and that the final issuance of
the chanote deed is pending. Under the nor sor sam kor, the title holder can
sell, lease, mortgage & build on the property; but they cannot leave the land
unattended for more than 12 years.
31. 27
Taxes applied to property ownership in Thailand
There are two taxes levied on owners of property: the Land Tax
and the Structures Usage Tax. The Land Tax is an annual tax but
it is rarely collected annually because the amounts payable
tend to be so small (a few thousand Baht) that the collecting
body tends to wait for a few years or until the title is transferred
to a new owner. The Structures Usage Tax, as the name implies
is a tax on the building of a structure, but it only applies to
commercial buildings.
Legal fees
For obvious conflict of interest reasons, and unlike many real
estate brokers in Thailand ,Krabi Land and Villas does not
offer legal services. We strongly recommend that you seek
independent legal advice before acquiring any property in
Thailand. For our part we can point you in the direction of the
best legal providers in each of our locations. Depending of the
complexities of your acquisition, and the value of the property,
you can typically expect to pay a law firm between 50,000 to
100,000 Baht for one of our typical listings.
Our fees
KLV commission fees are amongst the lowest in Thailand and are
normally paid by the vendors.
Land measurement conversion
1 Rai: 1,600 m²
1 Ngan: 400 m²
1 Wah: 4 m²
1 Hectare: 6.25 Rai (approx.)
1 Acre: 2.5 Rai (approx.)
32. 28
Questions and answers
Below are some of the most frequent answers I get asked when showing clients
what’s available in Krabi............
Q. Is it possible for foreigners to buy property in Thailand?
A. Yes! In buildings classed as condominiums, developers are allowed to sell
up to 49% of the total apartments in the building to foreigners on a freehold
basis. The other 51% must be sold to either Thai citizens or Thai companies,
of which foreigners own a maximum of 49% of the shares. This is why you will
find different prices or payment terms listed for each project depending on
whether the apartment is being bought under ‘Foreign Ownership’ or ‘Thai
Company Ownership’.
This only applies to apartments in a condominium building. For houses and
villas on their own private land plots, it is only possible for foreigners to buy
under Thai Company ownership.
Q. Is it safe to buy property using a Thai Company?
A. Yes! In fact many villas in Thailand are owned by foreigners using this method
for many decades now and there have never been any cases of ownership
problems. It is, however, important to use an independent lawyer to check
that the company formed to hold the property is established correctly so as
to give the foreign buyer complete control over the company and its assets
(i.e. the property).
Q. How do I check the integrity of my purchase? I’ve heard of the
pitfalls that can happen in any part of the world. How do I know my
investment is secure?
A. It is vitally important that you engage the services of a reputable law firm, a
firm such as this will carry out a thorough due diligence check for you. This will
involve checking the history of the target land at local land offices, ensuring
the land is free from any jaded history or encumbrances.
Q. What is the process for purchasing property in Thailand?
A. Once you’ve found a property that you wish to purchase you primarily
need to engage a reputable law firm to handle the entire sale for you. As
mentioned above they’re be geared up to cover all the due diligence.
All the developers I work with have a good track record with building and
selling. Your law firm should be in place to ensure all the paper work contracts
money transfers are done correctly. Most of the paper work is in Thai so unless
you can read Thai, it’s a good idea to employ someone that can. Just to
make sure all the T’s are crossed and the I’s are dotted. There are thousands
of transactions per year that go through without any problems using this
method.
The law firm you use will be able to advise you on the best way to pay for the
property if in fact it is “off plan” or to transfer money into Thailand to cover the
purchase.
Q. How can I send money to Thailand?
A. One of the conditions of buying an apartment under foreign ownership is that
all funds must originate from outside Thailand. Most buyers send payment
from their bank accounts in their home country by making an international
wire transfer directly into the account of the developer. It does not matter
which currency funds are sent in as they will be converted to Thai Baht upon
arrival in the country. It is also possible for foreigners to open bank accounts
in Thailand. If you would prefer to deposit funds into a Thai bank account
first, you will need the bank to arrange a document providing that the funds
originated from outside the country and that they are being used for the
purchase of real estate.
Q. Can I buy a property in Thailand at my absence?
A. Yes. A person wishing to buy a land, including a foreigner, may purchase a
land without being present at the time of registration of ownership at the Land
Department. This shall be done by appointing, by a power of attorney, a
lawyer to act on your behalf.
Q. Can I legally rent out a property in Thailand?
A. Yes. A foreign-owned property may be rented out. Some banks may allow
you to open an account to collect the rents. You, as a non-resident, must be
aware that personal income tax shall be deducted from your income earning
in Thailand.
33. 29
Q. What Taxes and Costs are Applicable to Purchasing Property
in Thailand?
A. Whenever a property in Thailand is bought and sold, there are four taxes that
need to be taken into account.
1. Land registration (transfer fee) of 2.0% of assessed value of the land.
2. Stamp Duty/Fee of 0.5% of the assessed value or the sale price - whichever
is higher.
3. Specific Business Tax of 3.3% of the assessed value or the sale price -
whichever is higher - this will be applied to all sales by companies and to
any private sales that occur within 5 years of the date of purchase.
4. Income Tax - this is calculated on a very complex formula based on
the assessed value of the property, the length of time owned and the
applicable personal income tax rate. In practice, this will work out to under
2% of the price for low to medium value properties, and up to 3% for higher
value properties.
The local system of taxing property is based on an arbitrary assessed value
as determined by the local Land Department, rather than true market value
price. There are no set rules as to who pays for which taxes, and it is just
another part of the bargaining process for purchasing property in Thailand.
Q. Financing options. Can foreigners get loans for a property purchase
from either a local or international bank? What is a typical down
payment required for a villa, self build, condo?
A. Some overseas banks will provide individuals with finance. UOB in Singapore
does lend money to certain projects. Some developers offer finance it just
depends who you buy from.
Q. Returns. What are typical occupancy rates for various types of
properties?
A. Obviously this is seasonal. Low High Peak. Low around 50 – 60 % occupancy.
High 60 – 80% and Peak 100% this is of course dependant on your marketing.
There are several mainline sites that provide good marketing platforms for
rental villas. Also, there are many management companies that can run the
bookings for you do it yourself. It can be done by yourself, it just depends
how busy you are at home. Average room rate for market demand villa is
3500 Thb per night.
Q. Maintaining your property. What are typical management fees
and what does it covers? What would an owner expect to have to
maintain themselves?
A. Recently developers have been using products that require zero or very little
maintenance so costs nowadays are lower than they have been in the past.
There is normally a monthly fee to provide some level of maintenance etc in
and around the property. Repairs and renewals are normally paid for by the
owner.
Q. Transportation. Direct flights to Krabi how do we, and our potential
rental clients get there?
A. Krabi has an international airport with direct flights from all local Asian
countries. Singapore and Malaysia. Direct flights now land at Krabi from all
major airports in Europe.
Q. With any major holiday destination branding can always be found.
What big companies, restaurants or chains have established
themselves in Krabi?
A. Krabi now has a long list of well known hotels. Centara have three hotels
here. Amari, Rita Carlton and the Holiday inn all have operations here.
Shopping? Central World the retail giant has bought some land and plans
are to open one of their department stores within the next two years.
Bangkok International Hospital have also purchased a parcel of land in the
same area as the Port Takola Marina development which is well underway
just outside of the main town here in Krabi.
Q. Safety Security health? What is the crime situation in Krabi and what
about hospitals ?
A. I have lived in Thailand for many many years and have never had any
problems. The kingdom is well known for its low level of crime. My wife and I
had a baby daughter last year, one of the boxes we needed ticked before
relocating to Krabi was a good hospital with English speaking staff. The
Nacarin Hospital has been opened well over a year now.
Q. Exit Strategy? I move forward and buy. If my situation changes and I
need my money out, what are my chances of resale?
A. I have personally sold several properties here in Krabi that were re sales. If
your product is good. i.e. Low maintenance and maybe has a good rental
history there is a good chance you can re sell it. Phuket Pattaya and Samui
are saturated with properties. Krabi although active does have a lower
amount of properties for sale so it is many many years away from being in
the same positions as her bigger sisters.
34. T +66 (0) 87 898 3918
E nik@krabilandandvillas.com
W www.krabilandandvillas.com
