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  1. #1
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    Hi ~ I'm new here. Should I report on my bespoke appartment in a new build condo ?

    Hi Guys ( & Gals )

    I'm new to this forum, having lived in Payttaya for just over a year now.

    A Marine Engineer ( dockyard as opposed to sea-going ) to trade, I decided to semi-retire here, travelling back to Scotland 3 or 4 times a year to undertake a contract that I've had since 1990.

    I'm currently living in a ground floor condo appartment in Pratamnak Hill, whilst waiting for my new 100 Sq.m appartment to be completed within a new build condo, which is located just arround the corner from where I'm staying.

    The new build is at the stage where the structural concrete-work is complete and the builders are working on the internal and external block walls. I can't provide a detailed report on the build thus far, unless I can get permission to reproduce some of the developers progress photo's ( which I'll try to do if there is interest ).

    The condo comprises, in the main, 45 Sq.m 1 bed ( not studio ) appartments, with en-suit shower room. The marketing plan includes on most floors ( 8 in total ), what I call a duplex appartment ~ this being a pair of standard 45 Sq.m appartments either side of a central corridor at the front end of the building ( the corridor accounting for the extra 10 Sq.m. ). Because this is shown on the plan as a single property, there is only one set of documents ( unlike buying a pair of adjacent appartments in a condo building to knock into one unit, where there will always be, so I'm told, two sets of documents ).

    I bought the duplex on the proviso that I could re-design the interior layout, within the structural constriants of the building, which is what I've done. I will have a through lounge / dining room + ( full European ) kitchen, a master bedroom with en-suit spa-bath room and a study / second bedroom ( with a fold-away wall-bed / bookshelf unit ) that has an en-suit shower room, which doubles as a utility room also accesable from the kitchen / diner as it has provision for a washing machine. Because I've produced the design specification and drawings myself, I can detail both the design process ( which is now virtually complete ~ appart from equipment specifications ) and I can document / photograph the fit-out.

    It should be stated that I found this Forum in a link from the ThaiVisa Forum, when I was looking first for information on water filtration, second on electrical sockets and thirdly, when refresing my memory on the details of electrical Earth Bonding / Grounding.

    Before I get carried away with my own enthusiasm; is this going to be of interest to BM,s ? is it an appropriate topic ? or has it been done to death by others ? Feedback please

    Steve

    a.k.a Proffesor

  2. #2
    Mid
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    bring it on and don't forget the pic's

  3. #3
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    ditto.

    Always good to see new stuff.

    Pics please.

    And welcome to TD.

  4. #4
    Mid
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    Quote Originally Posted by Proffesor
    It should be stated that I found this Forum in a link from the ThaiVisa Forum
    they'll be pissed to know that's there

  5. #5
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    Quote Originally Posted by Proffesor
    It should be stated that I found this Forum in a link from the ThaiVisa Forum
    yes, they don't allow links to here

    I seem to remember I was banned for posting, and reposting, one

    as for pics, if you buy yourself a camera, you would not have to ask the developer for permission to reproduce his pics

  6. #6
    Thailand Expat superman's Avatar
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    Quote Originally Posted by DrAndy View Post
    Quote Originally Posted by Proffesor
    It should be stated that I found this Forum in a link from the ThaiVisa Forum
    yes, they don't allow links to here
    Even if you type "teakdoor" in a private message it won't get printed and is automatically censored. May be 'Samran', who posts on here, well once anyway, is telling people about this forum ?
    Welcome on board anyway Prof.

  7. #7
    Mid
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    Quote Originally Posted by superman
    Even if you type "teakdoor"
    Teak Door slips through

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    Thailand Expat superman's Avatar
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    Quote Originally Posted by Mid
    Teak Door slips through
    Close the gap and see if you slip ?

  9. #9
    Mid
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    that of course would be my point

  10. #10
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    O.K. then; thanks for the encouragement.

    To reply to a few of your comments :-
    I seem to remember that the reference in Thai Visa was a bit criptic, but I found my way here regardless.

    When I first came to Thailand I was looking for somewhere warm and affordable to retrire to. I had made 5 visits to the Dominican Republic before my brother who was then based in Bangkok, working internationally, suggested I look here. I had decided that although I could potentially get my head ( and tongue ) around Latin American Spanish, their currency was too closely allied to the US$ ~ so I came to Pattaya. The rest, as they say, is history. On my first trip here I was picked up at the airport by a driver from Secrets Bar & Hotel, where I was staying; I think it was she who said that I reminded her of her English Professor, so the nick-name stuck. Secrets has a very active Forum. At some time in the past they had a BM called The Professor, so the system wouldn't let me log-in as Professor, until I miss-spelt it; hence, PROFFESOR.

    I have a camera, so pics from here forward is not a problem. I do not have my own historical pics of the build thus far, but the developer does have a Public Domain Website, which includes progress photographs of their various projects ~ I'll see if I can instigate a link to some of those and produce a narative to tie them together.
    I need a couple more posts before I am allowed to add pics, so I'll kick-off with two more posts that are purely text. These were previously posted on the Secrets Forum, but I think they form a good introduction to where I am now.

    Perhaps I should state up-front that I am pedantic by nature ( coming from a Marine Engineering background where I specialised in Submarine Maintenance and Repair, I was taught that "near enough" is not "good enough" ). I have no objection to constructive critisism and would welcome competant input. That said, I'm told that I don't suffer fools gladly !

    My 5 year Marine Engineering background gave me an insight to most areas of engineering, including machine shop, pattern making and foundry work, welding, fitting, single and multi-phase electrics to 1kv, hydraulics, phneumatics, reciprocating and rotating engines, pumps, compressors etc. I did a year in the Drawing Office ( long before CAD / CAM ) and a years management training. All this in conjunction with Day Release that got me an ONC in Mech Eng.

    Achademically, I am not well qualified. Practically, I have proved myself capable. I'm told that I can string words into a sentance, but I have difficulty getting some of the letters strung into words - so I apologise now for my spelling ( how do I get the Forum spell-checker to work ? ).

    Anyway; enough about me. Next two posts will hopefully give you the remainder of the background.

  11. #11
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    This was originally posted in mid-November 2009

    Iím now 6 weeks into my 12 week visit, the first stay on my multi-entry visa. Iíve rented a 40 Sq.m. studio in View Talay 2A from Dancewatcher, and bought a few things to make my stay comfortable. I seem to have found a good Thai lady ( met her a few trips back ). Iíve bought a Honda Silverwing 400, so Iíve got transport that will not only get me out and about in town, but is also capable of going a lot further if I want to tour.

    This trip was the prelude to possible semi-retirement - Yes, ďwasĒ; Iíve as good as decided that this is the place I want to be; so this trip is now the beginning of my semi-retirement !

    Having made the big decision ( Here is where I want to be ) the next challenge is to find somewhere to live when I come back on my next visit ( which I think will be mid Ė late February ). Iím not keen on long term rental; Iíd rather be buying into a property. So, Iíve spent the last 3 weeks looking at whatís available, or to be more forthright, what I might find affordable !

    More by accident than design, Iíve met a Dutchman who works for a property sales and rentals company ( one of the more prestigious ones if the size and quality of their numerous advertisements are anything to go by ! ). I outlined to him what I was looking for, my current financial status and my estimated earnings over the next 3 / 5 years and he spent an afternoon taking me (and my Lady ) to look at a number of developments where the developers were offering finance ( on varying terms ). Some possibilities I thought, certainly as a concept. Finished costs were in the range 40,000 > 100,000 Baht a Sq.m. so my tentative budget of 3m Baht was maybe going to stretch to 50 sq.m.

    On Thursday evening, whilst we were out at dinner , the Dutchman rang me to say that a new development had just been launched onto the market, that 20 units had been sold since 11 a.m. that morning, and that as this was a new launch, the prices were outstanding ! He took me to look at a hole in the ground yesterday, and to speak to one of the developing partners. The upshot of this is, Iíve bought into a 100 Sq.m. apartment on the second floor of a low rise development in Pratumnak, equipped and decorated ( but not furnished ) for less than 3mBaht ! ( 28,600 Baht / Sq.m. ). This price represents a 20% discount because Iíve opted to buy in either a Thai or a company name ( my sister-in-law is Thai ). Iím told, but I have yet to get this verified, that if I opt to buy in a company name, I donít have to form /register the company until I make the last payment and accept the deeds ( Sinook ? ). Furthermore, Iím told that if I decide to sell the contract before completion, in order to take a profit from the investment, I can do that in person, without the need to have a company - though as I say I have yet to verify this ( any competent comments ? ).

    Prices, Iím told, can only go up, and are likely to go up sooner than later. When I delivered my cash deposit on Friday afternoon, there were 32 units sold, there are none left on the second floor, so the cheapest way in now, according to my price list copy ( which may already be out of date ) is 1.9m Baht ( foreign ) / 1.5m Baht ( Thai / company ) for 45 Sq.m 1 bed apartment; 3.5 / 2.8mBaht for 84sq.m 2 bed, 2 bath; or 4.2 / 3.3mBaht for 100sq.m. all on the 3rd floor.

    The 100sq.m apartment ( both the one I have signed into and the one on the 3rd floor ) are laid out on the plans as co-joined 1 bed, 1 bath apartments. I have bought into the project on the basis that I can redesign the internal layout of the space, within the constraints of the structure, plumbing and electrics, to achieve what I want. My current thoughts are a master bedroom en-suit with a spa-bath, a second basic bedroom ( to use as a guest room and / or office ) a shower room / toilet located so that it has access from both the guest room and the living quarters Ė possibly with a plumbed in washing machine, and a full-blown kitchen diner, possibly open-plan with the living room.

    Now, itís far too early to say Iíve done the right thing, but I believe the only way the prices can go, is up. Hopefully Iíve bought into a development that I can live in for several decades. If not, I would anticipate being able to sell out without losing money, I might even make a penny or two.

    Iím not in any way involved with either the agent or the developer, other than as a client. Iím not here to advertise on their behalf. Having said that, this forum is all about telling the other members whatís going on that might be to their advantage. So here it is ! If you want the name of my agent ( the Dutchman ), P.M. me

  12. #12
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    And this one was posted late January 2010

    O.K. here is where Iím at. Iíve not posted until now because I wanted to wait until it was ďSigned, Sealed & DeliveredĒ Ė well sort of.

    When I was being shown the ďhole in the groundĒ by the Developer, I pointed out that although what he was offering in terms of Space versus Cost was good, it was going, by his own admission, to take 20 months to build; I was paying THB 15k a month in Rent and Utility bills to stay in one of Dancewatchers apartments in View Talay 2A, which would equate to THB 300k, so where was the incentive to buy off-plan as opposed to spending more money to buy a property that was imminently available ? The developer said he would give it some thought and get back to me.

    BMís have, quite rightly, questioned the wisdom of buying off-plan Ė it simply extends the time that the purchaser is exposed to the risk of the developer going bust, etc. The developer that Iím dealing with is one of the BIG 3 that operate in the Pattaya area. When I first approached Justtony about acting for me in a professional capacity ( Top Bloke by the way ! ) and outlined the ďplanĒ he told me that the guy Iím dealing with, has a reputation in Pattaya for doing as he says. Furthermore Justtony said that he has had dealings with him in the past, on behalf of various clients, and his Word has proved to be his Bond.

    THE PLAN :-

    The Developer offered me a ground-floor 48 Sq.m. Commercial apartment that he had in View Talay 3A. The commercial client that he had lined up for it had pulled out of the deal. He would convert it to a domestic apartment ( fit a kitchen, air-conditioning, water heating etc. ) and make it available for me to use until the new-build was finished. This was more of an incentive than I had been expecting, so it was enough for me to place a THB 50k Deposit on the new-build, to secure the deal.

    Similar ďDomesticĒ apartments in View Talay 2A were / are on sale at THB 1.5m / THB 1.6m.

    Justtony has helped me to negotiate a contract whereby I have bought the VT3A apartment for THB 1.3m, placed a nominal Deposit ( THB 200k ) on the new-build, with quarterly stage payments spread over the next 18 months. Upon completion of the new-build, the Developer has contracted to buy back the VT3A apartment at a guaranteed value of THB 1.3m. So, if the Developer goes bust, I still have somewhere to live, and Iíve reduced my potential loss by about Ĺ.

    I flew back to Scotland at the end of December, my Lady went North to visit her family for 3 weeks. When my Lady returned, she moved into the VT3A apartment, which had been converted as agreed. She was given access even though the contract had not, at that time, been completed; the Developers son even arranged to collect our accumulated belongings from VT2A, store them for 3 weeks whilst the builders were working in the new apartment ( VT3A ) and then deliver them for us. Iíve not seen the apartment since the conversion work has been completed, but my Lady is very happy there.

    Iím told that the contract has now been signed ( Justtony has Limited Power of Attorney ), monies have been paid ( I left funds in Magna Cartaís client account ) and the Land Title Deed blue house book ( for the VT3A apartment ) secured.

    So; so-far Ė so good ! As has been pointed out, nobody knows whatís going to happen in the next 2 months, let alone the next 2 years, but I have made a decision ( and hopefully an investment ) and I will live with it. Obviously, if it doesnít come to fruition ( and I lose money ) Iíll be disappointed; if it all works out as planned, Iíll be delighted.

  13. #13
    Thailand Expat jandajoy's Avatar
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    Good luck to you Proff. I hope it all works out right for you.

    Personally, what you've described would scare me shitless and I wouldn't touch the whole scheme with a barge pole.

    Bare in mind, however, that I'm quite thick and don't understand to much.

    Good luck again.

    Fingers crossed for you.
    Last edited by jandajoy; 10-10-2010 at 06:22 PM.

  14. #14
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    Quote Originally Posted by Proffesor
    Achademically, I am not well qualified
    fair enough
    Quote Originally Posted by Proffesor
    I'm told that I can string words into a sentance,
    good
    Quote Originally Posted by Proffesor
    This was originally posted in mid-November 2009
    Quote Originally Posted by Proffesor
    And this one was posted late January 2010
    so where did you originally post these?

  15. #15
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    To go back to the beginning. When I was first introduced to the Project, it was literally a hole in the ground.
    Heights-Holdings construction-update - Folder Shared from Box.net

    With the carcase of a showroom next door
    Heights-Holdings construction-update - Folder Shared from Box.net

    By the beginning of this year ( 2010 ) the showroom was complete
    Heights-Holdings construction-update - Folder Shared from Box.net

    and the footings were being formed
    Heights-Holdings construction-update - Folder Shared from Box.net

    At the midle of February, the footings are progressing well
    Heights-Holdings construction-update - Folder Shared from Box.net

    Mid-March and the first columbs are being formed on the foot pads
    Heights-Holdings construction-update - Folder Shared from Box.net

    At the back of the site they are punching the last of the foundation holes
    Heights-Holdings construction-update - Folder Shared from Box.net
    I'm told that this type of foundation is called "pin & pad". the machine shown in the picture is used to punch a hole and remove the debris down to bedrock. A rebar gage is then lowered into the hole and tied into a block cage that is the pad reinforcement. When the concrete is poured you end up with a pad that sits on top of a pin. The individual "pin & pad" foundations are then tied together with rebar and mesh which also forms the reinforcement for the basement / carpark floor.
    Heights-Holdings construction-update - Folder Shared from Box.net

    Mid-May. Progress continues. Supports are being set up for the form work that will facilitate the pouring of the ground-floor slab.
    Heights-Holdings construction-update - Folder Shared from Box.net

    Late May, the pour in progress.
    25.05.2010 - Folder Shared from Box.net

    Early june. Progress is quite rapid now. The ground floor slab is complete, together with the ramp down to the basement carpark. Columbs that will support the second floor have been cast and preparation is underway for positioning the supports for the secondfloor slab formwork
    25.05.2010 - Folder Shared from Box.net

    The structural design utilizes a system of post-tension wires. As I understand it, plastic "conduits" containing multi-strand high-tension cables are laid in the formwork so that they are cast into the concrete structure. Where the cable ends exit the side of the slab, an anchorage plate is set into the concrete ( prior to pouring the slab ). Once the concrete has fully cured, the cables at one side are anchored with a tapered collet; a hydraulic jack ( which can be seen in the photo below ) is then attached to the other end of the cable to "stretch" it to a defined tension. The stretching process pulls the cable through the tapered collet set within the anchor plate. when the hydraulic pressure is removed, the cable creeps back a miniscule ammount, which causes the tapered collet to pinch firmly into place. The more tension that is then applied to the cable, the firmer it is anchored by the collets. Concrete is strong in compression, but less so in tension. Imagine two planks, nailed together, one on top of the other, spanning two trestles. Place a load on the planks at mid span. The planks will "sag" in the middle. The extent of the "sag" is dictated by how much the length of the lower plank "stretches" and the upper plank "compresses". By inserting these cables towards the bottom of the thichness of the slab, as the slab is loaded, the cables resist the "stretch"; the concrete above the cables is able to deal with the "compression". There is a tube spiced into the conduit at each end that sticks up above the finished floor. Once the tension has been applied pressurized grout is pumped into the tubes to seal the cables and prevent corrosion. The cable ends are cut off and the anchorage plates faced over.
    25.05.2010 - Folder Shared from Box.net

    The end of June and they're getting ready to pour the 4th floor slab
    25.05.2010 - Folder Shared from Box.net

    The end of July and its nearly ready for the roof slab
    25.05.2010 - Folder Shared from Box.net

    Late August and the main structure is complete
    25.05.2010 - Folder Shared from Box.net

    Formwork for the swimming pool is underway
    25.05.2010 - Folder Shared from Box.net

    Recesses for the shower room floors and ports for the waste pipes have been cast into the slabs
    25.05.2010 - Folder Shared from Box.net

    Late September. The internal walls are being built
    25.05.2010 - Folder Shared from Box.net

    It appears that the bathroom walls are being built using bricks, and the remaining walls are built from blocks. I presume the bricks are better able to resist the damp that is inherant in shower rooms. There is a cast concrete beam set into each wall at mid-height
    25.05.2010 - Folder Shared from Box.net

    The blocks look very easy to work with
    25.05.2010 - Folder Shared from Box.net

    It is now early September. Completed internal walls
    25.05.2010 - Folder Shared from Box.net

    External walls starting to take shape
    25.05.2010 - Folder Shared from Box.net

    The entire space vissible across the end of the second floor is mine. You will see that there is very little progress there in terms of wall building. This is because it was only on Friday last ( 8th Sept ) that I signed off on the Developers version of my drawing that details the positions of the walls and doors within my apartment - it being a bespoke layout.

    In the next post I'll detail the design of my appartment.

    I hope the links to the developers photo's work. From hereon in I'll be taking and posting my own photo's.

  16. #16
    Thailand Expat superman's Avatar
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    External walls starting to take shape
    25.05.2010 - Folder Shared from Box.net
    I can't believe that they actually put numbers on each floor, including the ground floor. Seems to serve no purpose as it's on the outside.

  17. #17
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    Too heavy for me!! Bye ... Good luck though

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    Thailand Expat jandajoy's Avatar
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    Proff; with greatest respect, this is over kill.

    We tend to work more on the visual than reams of paper work.

    Can you get some pics up please.

    I, for one can't be assed to look at all your links and stuff.

    Sad but true.

  19. #19
    Thailand Expat jandajoy's Avatar
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    Yup, I just tried a couple of your links.

    Forget it.

    Some of us are out bush with pretty slow connections.

    Good luck to you mate. But I can't be bothered.

    slows down my movie download.

  20. #20
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    I'm with JJ and would keep pedalling but good luck, hope it all works out.

  21. #21
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    Quote Originally Posted by jandajoy View Post
    Good luck to you Proff. I hope it all works out right for you.

    Personally, what you've described would scare me shitless and I wouldn't touch the whole scheme with a barge pole.

    Bare in mind, however, that I'm quite thick and don't understand to much.

    Good luck again.

    Fingers crossed for you.
    Thank-you for your best wishes.

    Life is a gamble. I would not have signed up to a THB3.0m off-plan development without a safety net. Until I was offered the oportunity to get into this project "on the ground floor" so to speak, I was resigned to the fact that my budget was, at best, going to get me a 1 bed, 1 bath appartment. As it turns out, I own an apartment that, if I don't have to sell in a hurry, is probably worth THB1.7m ( I've been offered THB1.5m ), that has cost me THB1.3m. The combined contract to purchase this apartment and the new build requires the developer ( from whom I bought this apartment ) to credit the full THB1.3m as the final payment for the new build condo. So at worst, if the development fails, I'm THB1.3m down as opposed to THB3.0m down. which is 43%.

    I'm buying 100 Sq.m. for THB3.0m, which is THB30k / Sq.m.

    When I was looking, new condos, ready to move in were selling at THB50k > 55k / Sq.m.

    So by comparison ( taking the THB50K figure ) I'm getting 60% more for my money.

    That's the gamble, 60/43. Having undertaken "due diligence" w.r.t. the reputation of the developer, I've decided that it is a risk worth taking. If it all goes wrong, I've got somewhere to live ( that I own ) until I can re-group.

  22. #22
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    Quote Originally Posted by DrAndy View Post
    Quote Originally Posted by Proffesor
    Achademically, I am not well qualified
    fair enough
    Quote Originally Posted by Proffesor
    I'm told that I can string words into a sentance,
    good
    Quote Originally Posted by Proffesor
    This was originally posted in mid-November 2009
    Quote Originally Posted by Proffesor
    And this one was posted late January 2010
    so where did you originally post these?
    Originally posted on the Pattaya Secrets Forum at Board Message= & Board Message=

  23. #23
    Thailand Expat Ripley's Avatar
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    Only a sales pitch could be as boring as this.

  24. #24
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    Quote Originally Posted by Proffesor
    I hope the links to the developers photo's work. From hereon in I'll be taking and posting my own photo's
    yes, they do, thanks

    but better you post directly here as some people have slow connections

  25. #25
    Thailand Expat jandajoy's Avatar
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    OK.

    Didn't really understand most of that.

    Post a few pics, Proff.

    Describe what you've bought.

    Tell us how much money, really, it cost in the end.

    Then we can take the piss out of you.


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