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  1. #1
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    Cost of farmland by the mekong river?

    Reason is my wifes mothers niebor is ailing and needs money for care. Thus wanting to sell the land that meets the back of her farm. The plot is 57 meters by 35 meyers of vegtable (corn ect) farm land. It has creek frontage for irrigation. Any guesses as to worth. Its close to Pakse.

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    Its a long river!

    Where is the plot puts some pics up of the location,if there is a Mechanics workshop next door that might put off a falang buyer.

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    Gravey, it's close to Pakse.

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    Thailand Expat david44's Avatar
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    on our stretch 50k to 5 million,depends on the usual factors
    Location
    Water access for drinking wells or irrigation
    Flood risk
    Is there electric on site
    Any hazards quarry ,noise,pollution?
    What can be done a small home or does it frontage on a busy rd with business ops etc?

    Offer 5k and a pick up and gauge the reaction
    How much deeper would oceans be without sponges

  5. #5
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    Quote Originally Posted by david44 View Post
    on our stretch 50k to 5 million,depends on the usual factors
    Location
    Water access for drinking wells or irrigation
    Flood risk
    Is there electric on site
    Any hazards quarry ,noise,pollution?
    What can be done a small home or does it frontage on a busy rd with business ops etc?

    Offer 5k and a pick up and gauge the reaction
    All this doesn't matter, yet....
    If the seller smells a perspective Farang buyer, the price jumps 10 fold.

  6. #6
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    By my calculation it's about 1.25 rai
    Any recent sales in the area?
    If good soil and (permanent?) creek irrigation it would make a nice veggie patch.
    It's worth more to MIL as it adjoins her land.
    What is she asking for it?

    P.S. Stay well away and tell them not to mention "falang".

  7. #7
    Thailand Expat
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    I bought the piece

  8. #8
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    Sorry the drama but I bought the piece today wire Xfor for 5300us. Think its a bit steep as compaired to other buys in the last few years. course have been in bigger plots of rice farms in outling areas . This piece was super steep in compairison, as I bought 4 hectars for 6000us a year ago.That was near Vat Phou Champasack. NO tire reclamation in sight of this sight.I'll take time to learn pics some day. yea, some day.

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    And no I was not nor was my girl dealing with the owner or their kin. However I Must think they Knew better. Does not matter. If it helps their family Its for the best. I make merit with this one and gain a buffer zone worth something to the sisters and family.

  10. #10
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    20,000 baht per rai for "farm land." No more, sometimes less. Different story for residential land in the local moo ban. Depending on what you bought, it appears to be high as you say.

  11. #11
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    Itnt, you obviously have been out shopping for farm land recently if you reckon 20,000 is the going rate.

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    ^Actually MeMock you're right. BIL just bought 7 rai for Rubber Trees at that rate. 20K/rai. Farm land in my area is pretty cheap. Moo Ban land is quite pricy as the land is not to be had.

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    Quote Originally Posted by ltnt View Post
    20,000 baht per rai for "farm land." No more, sometimes less. Different story for residential land in the local moo ban. Depending on what you bought, it appears to be high as you say.
    Throughout other areas of the region [Isaan], 1 rai can fetch anywhere from B50,000 - B200,000 [per rai]. Almost always prime agricultural land, less commercial or residential.

  14. #14
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    Quote Originally Posted by ltnt View Post
    20,000 baht per rai for "farm land." No more, sometimes less. Different story for residential land in the local moo ban. Depending on what you bought, it appears to be high as you say.
    20,000 a rai, not with title I bet, crown land that can not legally be sold. You take a chance on the land being confiscated if when the charnote people come.

    I'm about as far out as you can be and you won't find anything at that price here, 5 years ago maybe. Jim

  15. #15
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    As with any sale its worth what someone will pay. BIL said its a fair price as I "should" be able to sell for that price if not soon for sure in a year or two as the village is expanding . Wife said her cousin sold a plot half that size for 4000us but it was in the village to our east. BIL said if I would not have bought it someone else would thus in the future it would only cost more if I were interested and I would be as it is "out the back door". BIL and I went in on a deal together a few years ago as his niebor was selling. A year later some knuts offered him twice what we paid. They wanted to build some resort as the land is near some arcological sight. We did not sell however. I figure if its worth that now It will be worth more later. It seems that I will feel I paid too much until someone offers more. Time will tell.

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    Quote Originally Posted by ltnt View Post
    ^Actually MeMock you're right. BIL just bought 7 rai for Rubber Trees at that rate. 20K/rai. Farm land in my area is pretty cheap. Moo Ban land is quite pricy as the land is not to be had.
    7 rai for 140,000 baht. How much work needs to be done on it? As Jim mentioned, how much paperwork did you get? Where is this land located?

    Not saying you are not telling the truth, just trying to say that this is not the norm.

  17. #17
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    Quote Originally Posted by MeMock View Post
    Quote Originally Posted by ltnt View Post
    ^Actually MeMock you're right. BIL just bought 7 rai for Rubber Trees at that rate. 20K/rai. Farm land in my area is pretty cheap. Moo Ban land is quite pricy as the land is not to be had.
    7 rai for 140,000 baht. How much work needs to be done on it? As Jim mentioned, how much paperwork did you get? Where is this land located?

    Not saying you are not telling the truth, just trying to say that this is not the norm.
    The possibilities exist that these particular parcels might be subject to seasonal river flooding, which would create poor marketability.....and practical usage.

  18. #18
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    Land titles are somewhat of a mess out here, guy 12 kicks from me, wife's father had a few 100 rai, too much for crown land, think 25 per family. He gave it to sons and daughters married. 100 was given to the Wat.
    Wife was given 25 rai by her grandfather, border army came and took it, crown land, nothing you can do.
    Only 2 land titles that count, charnote and provincial, crown lands are use it or lose titles.
    Not much charnote title out here, main road, 2248, same as Memock, Hui Kar village area 500.000 a rai. Outside the village, main road 200,000 Baht a rai.
    They built a Tesco/ Lotus in Buntharik, my nearest town, in town no chance 5 mil a rai, near Tesco, 1.5 k out, 1 mil a rai, if you can find it.
    Anyone buying land [wife] needs to look at titles, anyone can claim crown land, if you have too much or don't use it. Jim

  19. #19
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    Thanks for all the imput and sorry about my spelling Im not used to texting on this stupid phone. All this came up quite quickly as I never thought the grandma would sell any land as her daughter lives on this piece. Im guessing the portion Im getting is less than 1/4 of her farmett. Im told they have much more land near by as originay they offered to sell BIL a rice farm. To which he replied he has enuf rice farm land. He knows I would like the niebors land to the north and east. Last I was there My wife tryed to buy it. The daughter does not care to sell at all. So Now due to situation she will sell to BIL. I can deduce that 50,000 to 200,000 Thai bht is what land of this type sells for. They were asking 6300usd deal done at 5,300usd. So I paid high end but under the 200K Isan price. Win for everyone. I hope grandma gets better. Thanks again for the imput and take care.

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    Quote Originally Posted by MeMock
    As Jim mentioned, how much paperwork did you get? Where is this land located?
    Not me, BIL. OrBorSor title. Land on a hill slope. Near the Mekong in Chiang Rai province. The adjacent land another 7 rai is owned by the sellers wife. she wanted to keep her land, but the husband wanted to sell his. If and when it comes up for sale I plan on grabbing it. More level and easy to clear.

    I think some of you are getting confused over the difference between "farm land," and domestic build land. In my area domestic build land is going between 125,000 and 200,000 for a 200 talang wa or less. While farm land, basic rice land is still 20,000 a rai.

    There's a lot of speculation everywhere in Thailand, however very few properties worth the high valuations placed upon them. Have any of you been trying to sell any property lately? Especially ex-pat homes, condo's apartments? No buyers, but you paid a pretty high price for that place didn't you?

    Same out in the country, except in our moo ban they keep the property within the locals only. No outsiders and certainly no manufacturing operations or foreign enterprises allowed.

    Your experience may be different. I do not dispute your statements nor do I wish to call anyone out for what they pay for land. I only submit my personal experience and you can take it as it is or not.

  21. #21
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    Itnt, not heard of Or bor sor. Only bor one i could find is this one. Jim

    Por Bor Tor 5 (Ha) (P.B.T. 5), is an evidence showing that the occupier of a plot of land has been issued a tax number and has paid tax for using and the benefit of the land. This evidence gives no official rights at all, but was formerly used to establish that the holder was occupying a plot of land and could apply for a Sor Kor 1 and later for a land title deed.

  22. #22
    I am in Jail
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    Quote Originally Posted by fishlocker View Post
    Sorry the drama but I bought the piece today wire Xfor for 5300us. Think its a bit steep as compaired to other buys in the last few years. course have been in bigger plots of rice farms in outling areas . This piece was super steep in compairison, as I bought 4 hectars for 6000us a year ago.That was near Vat Phou Champasack. NO tire reclamation in sight of this sight.I'll take time to learn pics some day. yea, some day.
    Doesn't sound like ya did too bad. Plus it's good karma to help your neighbors.
    Anywhere you can grow food is of value in the future me thinks.

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    Quote Originally Posted by jamescollister
    Itnt, not heard of Or bor sor. Only bor one i could find is this one. Jim
    You are correct. It should have been No so Saam...or #3. Not sure of the spelling, but it is called a number 3 by Thai's. Does that satisfy the requirement?

  24. #24
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    Quote Originally Posted by ltnt View Post
    Quote Originally Posted by jamescollister
    Itnt, not heard of Or bor sor. Only bor one i could find is this one. Jim
    You are correct. It should have been No so Saam...or #3. Not sure of the spelling, but it is called a number 3 by Thai's. Does that satisfy the requirement?
    Nor sor sam, much better title, if someone was selling land at that price out my way, with that title, you'd be trampled in the rush. Jim

  25. #25
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    NS3 almost as good as Chanote. You got it for a good price

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