Thread: Guesthouse and Bar Conversion, Soi 7 Pattaya

Hi All

Subscribed to TD some time ago with the aim of posting a timeline of my project in Pattaya but then found I didn't have the time... Now things have quietened down a little and work is well underway I've spent a few hours uploading all the pictures etc into the Gallery.

So here's the story so far. Taken a long lease on a double shop property at the top of Soi 7 in Pattaya. The two buildings were separate with typical retail use on G floor and a rather odd use of the two floors above - one side was "open plan" and the other side was being used to lease out small rooms by the landlord.

Plot size is 8m x 30m (each block is 4m wide). Plan is to knock through the two blocks into one giving a good sized bar on the ground floor and then 8 en-suite rooms on the two floors above.

Here's a couple of pics of the "before"... Ooops sorry, can't post pictures until I have 5 posts and I only have two....

I'll leave it here for now, wait for some comments that I can post replies to and then when I've got the magic 5 I'll post some pics up. Please also let me know if it's easier to follow from the gallery images or better to just post individual pics into the thread.

Cheers

BB

So, how are you going to make it different from the average Pattaya whorehouse then?

Hope it all goes well for you . what price the rooms when finished , 500 baht ? .

OK you got enough posts now so get posting.
Post the pics into the thread

Sorry if didn't explain properly, I need to make 5 posts.

^
I see 7 posts in your sidebar.

Thanks for sorting out the number of posts thing. Here we go...





Here's the link to the gallery for all "before" pics...

https://teakdoor.com/Gallery/thumbnails.php?album=2998

So plan is to go back 20m of the 30 to give 8 decent rooms on the 1st and 2nd floors. Bar will be 15m long with the 5m additional being bathrooms for the bar and a lobby area at the back.

Here's the link to the week one photo gallery

https://teakdoor.com/Gallery/thumbnails.php?album=2996

All knocking through of the walls to the unit next door.

Weeks 2 and 3 still knocking down, mainly now on the upper floors.

Here's the ground floor with walls out



Upper floors

Family Good? Looking like a good thread. Will pop down and have a beer when you are finished.

Near country road innit.?

Originally Posted by rickschoppers

How are you planning to make this a different place than all the rest in Pattaya? I hate to see someone start another cookie-cutter bar and you will need to new twist to succeed in that town IMO.

I've heard that there are free blowjobs on demand.

the beers cost 500 baht though

Kudos mate..a brave soul indeed..

Assume you've done you math re ROI amortisation period etc?

Capital investment in rental property mostly benefits the lessor?

Don't know what you have budgeted for rooms, plumbing furnishing etc but could be a pretty penny as they say.

If your ROI ( ++ your time effort ???) is less than say 15% maybe better off investing cash at 3-5% as a passive income?

Too late now obviously but I wish you all the best..you never know until you try hugh?

Originally Posted by crepitas

Kudos mate..a brave soul indeed..

Yes indeed he is.

Good luck with the venture and welcome back to the forum.

Now for some more pics to update.

the local BIB have been around and he's gone bust

good luck with all, lets see some more pics

Looking at it in a business sense.

The capital outlay to refurbish the gaff including labor is substantial.

Next part is the fit out plus recruiting local labor to work in there.

Next is having a draw card to get the punters in.

Is there anything new to attract the punters ??

I don't see any. I wish you all the best anyway.

Cheers.

if i opened a bar again i would make sure all the girls were Bi-sexual.

^

Just on the subject of being the owner of a bar. It must be one of the most unhealthy career choices on the face of the planet.

Shit working hours, staff problems, shit food, alcohol issues and drunken wankers to deal with.

Granted it must be fun sometimes but not so much EH.

Quick way to get an ulcer I Reckon.

Best to leave the problems to the Thais terry they sort it very quickly.

^

The Thais might sort out the problems but you as a owner need to be on sight to make sure the bar is being managed properly and making a wedge.

To friggin hard running a bar.

You need to know if the money is coming in terry thats all you need to know, if you have a good manager she will do everything.

^

Yep, a good manager is the key ingredient but as an owner one needs to keep a keen eye on the financial in's and out's.

Business 101.