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  1. #1
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    Living in an ideal Thai 'moo baan'

    Recently I have been asked to build a 'moo baan' upcountry. Each of these homes will have an area of about 120 sq. wa. Probably a total of 10 homes with an American split-level home design in mind. Looking at about B10 million per home and up.

    Instead of each home being a walled off as a prison in by itself, I am thinking of fencing the entire complex (with a high security system) and employing a security staff. Each residence would have a key to open the main gate.

    These people want the sidewalks, the swimming pool along with safety and a green area to relax.

    These clients have no problem with money, but they ain't stupid.

    Your thoughts?

  2. #2
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    My thoughts are 120 sq wah too small a plot - you are effectively endeavouring to put 10 upmarket homes on 3 rai with all required amenities.

    Purchasers paying in excess of 10 million will want their privacy.

    In theory it could work but one or two asshole neighbours would screw it all up.

    Would all purchasers want to be surrounded by same/ similar houses - beginning to take on the look of a council estate.

  3. #3
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    Biggest danger is from the security staff.

  4. #4
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    10 mill sounds a lot for a house on a 20x20 plot.
    Gold plated taps?

    The thing I hate most about thai moobans is the little boxes feel, all the same design.

    You could try something with more of a village feel by having a row of nicely done terraces and then varied but bigger house plots.

    When I say terrace, I don't mean shopfront, think Paddington style terraces.

  5. #5
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    What about a compromise of open plan frontage with a walled in garden at the rear? I can not understand why anyone would want to remove all privacy from their home.

  6. #6
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    I'm clueless about this sort of thing (I'd rather shoot myself than live on an estate) but I would have thought a communal garden which is separate from the houses (as you find in central London) would be better than the kind of American suburban arrangement. Call it Sloane Square and park a Mini with a Union Jack roof outside and you could be quids in - the most fucking God-awful fake-Tuscan monstrosities seem to do OK so you never know.

  7. #7
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    I have a Gallery on here of different house builds .

    A few of them really make you stop and say " I do like that . A lot ."

    Take those - adapt them to your budget - and similarly knockout builds and make 10 completely different homes .




    Wasp

  8. #8
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    Are all the houses for the same extended family or a group of friends or are they going to be sold to total strangers ?

    Your idea is a bit similar to what happens in my moo ban. We have a couple of families who each own up to 5-6 houses. While they all like to retreat in their own houses at night, there are a lot of activities they like to practice together in the communal areas during the day like the morning Tai Chi session, putting in the late afternoon ... So your concept totally makes sense.

    Garden are not so important, Thais are not too much into gardening or BBQ. But they usually don't like to invite people inside their house so a covered outside terrace where they can have a chat and a drink with friends and neighbors will be appreciated.

    Without having identical houses I would look for some common features that will give a "village" feel. Inside I would look for something very modular in order to accommodate different taste and different family size.

    If your customer have money, there are two points that I would pay a special attention to. The first is the thermal insulation. The second is the cabling system, wifi is nice but is not always the best solution for everything. In short, designing a "smart" house.
    Last edited by Perota; 18-04-2014 at 01:54 PM.
    The things we regret most is the things we didn't do

  9. #9
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    Dont forget to factor in putting all the wires underground. The few mubans that have done that have a very nice and relaxing feel to them.. Its a huge difference.

  10. #10
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    Quote Originally Posted by Necron99 View Post
    10 mill sounds a lot for a house on a 20x20 plot.
    Gold plated taps?
    Point taken and thanks.

    1 talang wah = 4sqm = 40sqft. More or less.

  11. #11
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    Quote Originally Posted by aging one View Post
    Dont forget to factor in putting all the wires underground. The few mubans that have done that have a very nice and relaxing feel to them.. Its a huge difference.
    So true, my idea is to have all wiring underground. Forget about UBC wiring as most people upcounty use a satellite.

    However, what about a phone line? I supposed a phone line could be laid with the electrical cables in case people want a connection to their home. Naturally, this is for the internet and not mobile phones.

    Satellite usage of the internet in Thailand still has a way to go...

  12. #12
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    One important aspect that I forgot to mention is one of the possible customers had lived in the states for many years and wants a basement.

    This will be virgin ground for me to explore...

  13. #13
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    Quote Originally Posted by Wasp View Post
    I have a Gallery on here of different house builds .

    A few of them really make you stop and say " I do like that . A lot ."

    Take those - adapt them to your budget - and similarly knockout builds and make 10 completely different homes .
    Yes, that was my initial thought. However, these possible customers want an American neighborhood feeling about the place, with American style homes.

    My explanations that this was not 1950 did not go over.

  14. #14
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    So that everyone has a better idea of what is going on perhaps some history is in order. Many years ago the rumor was that a Central shopping mall was going to be coming soon to town.

    We took a chance and bought property within a reasonable walking distance to this site.
    The mall is now up and running with all the bells and whistles.

    Eventually, we were contacted by a few Thais/falangs and now we will see...

  15. #15
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    Here ya go, vintage american. Even has a maid room.




    Your underground cabling should have both phone and fibre optic. You might get rue to pay for the fibre.

  16. #16
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    Quote Originally Posted by hillbilly
    wants a basement.
    Is this in Bangkok? Aren't the water tables very close to the surface in that area?

  17. #17
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    No, it is in P-lok. This particular area has never been flooded.

  18. #18
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    But you will hit underground water less than a meter down. Super insulated attic.

  19. #19
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    Quote Originally Posted by aging one View Post
    But you will hit underground water less than a meter down. Super insulated attic.
    I know it is like I am virgin on basements (here in TH). Agree on the insulation.

  20. #20
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    Quote Originally Posted by hillbilly View Post

    Yes, that was my initial thought. However, these possible customers want an American neighborhood feeling about the place, with American style homes.

    My explanations that this was not 1950 did not go over.
    There are literally hundreds of villages like this all around Bangkok. It's something very common

    Why don't you make an association with an experienced property developer ? You have the land, he has the expertise, you share the profit.

  21. #21
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    Also the "basement" in Thailand doesn't have to be underground. It's actually the ground floor with a garage and a couple of storage rooms that can double as maid quarter.

  22. #22
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    Quote Originally Posted by Perota
    There are literally hundreds of villages like this all around Bangkok. It's something very common
    Not really. They are basically the same plan of a few houses, on the same size plot in the exact same place on the lot and packed in as tight as can be. Now if you move up to the better Land and House or Supalai properties you are right. When you look at the Thai built muban from the air is looks very industrial.

    I would hope Hilly has some different designs, plot size, plot shape, and house location.

    I would agree with 10-20 of the nicer mubans in BKK, but the cost would be a lot more than 10 million. Up in P lock he is on virgin ground in a good location.

  23. #23
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    My first thought might be what a moo baan might be....and the community sense attached.

    A moo baan is not a high security system and staff, vacant of footpaths [sidewalks] and swimming pools, overt manicured greens, etc.

    One can't manufacture or reinvent the sense of a moo baan.

  24. #24
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    ^ In Bangkok the term "moo ban" is also used for a gated communities that fit the description of what Hillbilly customers' are looking for.

  25. #25
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    I find the idea of a group of Merkins wanting to set up camp in phitsanulok kind of absurd - why would they FFS

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