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  1. #1
    Thailand Expat
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    DrAndy's Rachman-style apartments

    We have had a double shophouse just sitting empty for a few years now; we have used it for storing surplus building materials and the like, but it was essentially empty




    It is about 8m wide and 16m in depth, has five floors (the top one being half built, the other half being a roof terrace

    The plan is to develop it into 9 apartments, 8 one bed, one two bed, and a room at the back for a concierge (posh word for cleaner and security)

    The best thing about this building is it's location, just outside the old city moat down a quiet soi, so very near all the Farang action centres (Tha Pae gate and the river etc)

    We have had development plans drawn up, builders' quotations received and picked the best builder

    I didn't take any pics before they started, so it is a work in progress - they are ripping the guts out, as well as the front walls of each floor
    I have reported your post

  2. #2
    sabaii sabaii
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    How much are you gonna be renting the apartments out for bud ?

    That only looks 3 storeys high ??

  3. #3
    Have you got any cheese Thetyim's Avatar
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    I hope you have budgeted for a new set of curtains

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    What is the location Doc?

  5. #5
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    We have had various offers over the time we have owned it but decided to keep and develop it




    Inside the 1st and second floors look like this, a sort of atrium; we will extend the floor all the way to the front so that the space can be used more usefully




    most of the shophouses in the soi are single versions, so getting a double was excellent




    at the back is a small bathroom and a little wall; behind that wall area we will make the concierge's room, with washing machine and broom cupboard. New windows will be punched into the rear wall (there are just airbricks at present)

    We will build another apartment on the roof (pics later) to fill the present space, making a nice penthouse. The roof of the existing room on the 5th will be kept as a roof terrace

  6. #6
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    Quote Originally Posted by sabaii sabaii
    That only looks 3 storeys high ??
    yes it does; the new extended second floor comes across the metal grill gates, and goes to the next floor

    the space at the top will be the new penthouse build

  7. #7
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    Quote Originally Posted by Carrabow
    What is the location Doc?
    Quote Originally Posted by DrAndy
    The best thing about this building is it's location, just outside the old city moat down a quiet soi
    near Tha Pae gate

  8. #8
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    Quote Originally Posted by sabaii sabaii
    How much are you gonna be renting the apartments out for bud ?
    Bud is out at the moment, but I think they will be in the B7000-B9000 range

    nice modern apartments, near all the action. Not like most of the condo developments which seem to be badly placed

  9. #9
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    The main problem with renovating an old building is the strength of the floors, they were not built to take heavy loads

    any walls to be built will be placed above the beams, bathrooms will have extra supporting beams made. Any walls not above a beam will be made using double beaver type board (or Gyproc) and spacers for lightness

  10. #10
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    Quote Originally Posted by Thetyim
    I hope you have budgeted for a new set of curtains
    I quite like the shabby chic look

  11. #11
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    You should do well in that location as long as the renter's don't mind road noise. Sensible as well not going to get into the Guest House mess. Good luck. Post progress photos.

  12. #12
    sabaii sabaii
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    DrAndy's Rachman-style apartments

    Peter Rachman (1919 – 29 November 1962) was a London landlord in the Notting Hill area in the 1950s and 1960s. He became so notorious for his exploitation of tenants that the word "Rachmanism" entered the OED as a synonym for any greedy, unscrupulous landlord.[1]
    Maybe not the best keyword to use on Craigslist, when they're ready

  13. #13
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    Wow, great idea Andy. Looks like a winner at that location. Japanese will love it and they are clean. We hope to do the same thing but from scratch on a rai of land we own on Song Phrapa here in Don Muang. But from scratch. That plan is on a bit of a hold because of the flood and damage to the house.

    But your idea is a winner, make it so the tenants can sublease their places or make them available to decent folks on weekly rentals. Maybe a crazy idea, but the Japanese come in droves for the cool and the golf;

    Last time in Cameroon highlands we had a great two bedroom place that was rented by a Japanese businessman who was there only 4 months of the year.

    Good luck and you wont need it, its too good of an idea.

  14. #14
    sabaii sabaii
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    How many square metres are these apartments going to to be Andy ?

    I saw this on Craigslist which looks nice. I don't know the Chiang Mai area though

    This one is 50 odd sq metres, all mod cons and a free motocy for 8750 baht pcm

    You can even stink the place out with cat Piss

    Beautiful Studio+125 Motorbike 8750 B Month

  15. #15
    euston has flown

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    Iv'e never been in one of these shop houses, but that have reminded me of barbican flats. long, thin and with a little bit of light coming in from the ends.... rather gloomy inside. isn't that going to be a problem with thats flats? ahh forgot they rackman flats

    anyway, best of luck

  16. #16
    sabaii sabaii
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    When I fist saw this thread, I thought of bedsits for Thais, normally 4000 baht a month in Bangkok. With about 6 bargirls in one room sleeping on a mat on the floor. (it was a good night )

    Andy seems an astute fella though, so will be nice to see how this thread comes along

  17. #17
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    Quote Originally Posted by DrAndy View Post

    nice modern apartments, near all the action. Not like most of the condo developments which seem to be badly placed
    Not a lot of action in Chiang Mai these days, unlike the earl ninties.

    The soi looks familiar, is it down Chang Moi on the right with a couple of kow tom shops and motocycle repair shop at the end.

  18. #18
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    Quote Originally Posted by hazz
    reminded me of barbican flats. long, thin and with a little bit of light coming in from the ends.... rather gloomy inside.
    The front and backs have been knocked out, probably find they will be fitted with sliding glass patio doors.

  19. #19
    sabaii sabaii
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    Quote Originally Posted by aging one
    Japanese will love it
    I don't know about that. There's a Mandarin Oriental in Chiang Mai

    Simon 43 will have a wealth of knowledge for Andy, I should imagine

  20. #20
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    Quote Originally Posted by ltnt
    You should do well in that location as long as the renter's don't mind road noise
    Quote Originally Posted by DrAndy
    down a quiet soi
    only the motorbikes in the daytime, no road noise except the usual background stuff

  21. #21
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    Quote Originally Posted by sabaii sabaii
    How many square metres are these apartments going to to be Andy ?
    varies depending on design, but around 60sq.m

    each floor is 8 x 16 approx, so once you take off the common areas for two flats per floor you get around 60 sq.m. each

  22. #22
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    Quote Originally Posted by hazz
    Iv'e never been in one of these shop houses, but that have reminded me of barbican flats. long, thin and with a little bit of light coming in from the ends.... rather gloomy inside
    the apartments will be front and back, so have a whole set of windows each

    the design is that the bedrooms do not have a window, as such, but open out with large sliding doors to the light

    I stayed in a service apartment in KL like that and it worked very well; quiet and dark when you wanted it to be

  23. #23
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    Quote Originally Posted by Begbie
    The soi looks familiar, is it down Chang Moi on the right with a couple of kow tom shops and motocycle repair shop at the end.
    nope...

    next

  24. #24
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    Quote Originally Posted by sabaii sabaii
    Simon 43 will have a wealth of knowledge for Andy, I should imagine
    these are for long term rent, prob a minimum of a year. Simon is more in the service area, having to deal with customers

  25. #25
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    Quote Originally Posted by DrAndy View Post
    Quote Originally Posted by ltnt
    You should do well in that location as long as the renter's don't mind road noise
    Quote Originally Posted by DrAndy
    down a quiet soi
    only the motorbikes in the daytime, no road noise except the usual background stuff
    I hope no bar is near with 'music' blaring until early hours of the morning. Hope there is a bit of sound proofing between apartments too so that you don't hear the telly next door. Looks like it will be a nice place. I'll walk by when I visit Chaing Mai in Febuary.

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