Buying a property – whether as an investment, to live in yourself, or maybe a combination of the two has never been a matter to take lightly, especially given the sums of money potentially involved.

Whole books can be – and are – written on the subject. So, it’s impossible to deal with all the considerations in this short article. However, it may be possible to help to concentrate readers’ minds on some of the salient points.

When big decisions need to be taken, I am a big fan of getting a blank sheet of paper and dividing it into columns of pros and cons. Maybe even sub-divide the two into “really important” and “not so important”.

It’s not too crazy to suggest that some items might sensibly find a place in both main columns. For example, having a garden of your own with a pool in it, for many, will happily sit in the pro’s column. But when it comes to keeping them in good order some (lazy people like me) might regard that as an entry in the cons list.

That said, given the inexpensive price of getting your garden and its contents looked after in Thailand I would opt for a garden and pool every time (and I can’t even swim!).

Of course, if you are viewing a property as a way of enhancing your income, the ability to earn money from having your property rented out must be in No 1 spot of your pros list.

Here, the old mantra “location, location, location” comes front and centre. If you want potential renters to find your property attractive, there is no substitute for having it in a great location.

But, what constitutes “great”? There are not so many straightforward answers here. Some renters are keen to have “views” from a property; others seek convenience such as proximity to shops, transport and, if a family, schools.

Both viewpoints are valid and it would be invidious of me to question those who place a good view high on their list. Such considerations are very popular in Pattaya. When I edited a property magazine in the city, I can recall developers always being keen to point out the sea view even if you had to lean halfway off a balcony to be able to see it!

A personal opinion is that the size and presentation of the property is more important than any view. I have never understood the value of a sea view or lovely rolling hills at night-time when you are indoors with the curtains or blinds drawn or when you are asleep.

That said, I once owned and wanted to sell a property that had a view of all of the short par three 11^th hole of a golf course. The first prospective buyer who came to see it took one look out of the window and said straight away: “I’ll buy it”. No quibbling on price. I think I might have just scuppered my own argument! Knowing that nothing could be built in front of his property was probably the clincher for him

Here, I plan to concentrate my thoughts on those, usually families, who value being close to everything…  short walk to the beach (or even shorter drive), ease of popping out to the shops, not far from entertainment venues and decent eateries, maybe even close to a school.

A property that can tick most, if not all, of those boxes should attract the interest of renters – and buyers for that matter. In the case of owning in Pattaya, that probably means seeking a property close to the city centre.

Virtually every property close to the centre is likely to have a communal pool. I can’t think of any condominium complex without one. But, lob into the mix the requirement for a personal pool and the choice becomes much more limited. There simply aren’t that many developments of three or four bedrooms that also have a private pool.

Step forward ZENSIRI MIDTOWN VILLAS off Third Road from ESS DEVELOPMENTS. The project comprises 26 villas accompanied by large communal pool, a fitness centre and landscaped tropical gardens. Each has its own private pool. If your preference, or that of your potential renters, is for a house it’s difficult to think of a new development close to the centre of Pattaya that offers this combination.

ESS Developments’ senior project manager Gavin Perfect is convinced his company is onto a winner at Midtown Villas.

He told me: “Our villas are a direct comparison to the higher end condo market. We have three- and four-bedrooms and living areas of around 195 and 230 sqm. For numerous reasons I think Midtown matches up very well.”

Among those reasons are the competitive purchase prices of the villas. And then there are considerations such as the communal fees which everyone, house or condo, pays.

Gavin adds: “Look at the more expensive common fees such as maintenance starting at around Bt40 or Bt50 per sqm for condos. We are 35 baht per sq wah (not metre) so a standard three-bedroom villa on 50 sq wah is only Bt21,000 per annum.

In the match-up stakes Midtown also has a common pool, security, fitness centre, meeting room, showers and kids’ play area.

“So, again, if not better, we are at least compatible with condos in offering these facilities,” he adds.  And that’s without playing the trump card – the private pools. Midtown also offers optional extras such as solar panelling on rooftops and an electric vehicle (EV) car charging point.

It wouldn’t surprise me if one day in the not-too-distant future all developers will be obliged to include car charging ports as part of the plans they submit given that just about every country on the planet will be trying to do its bit to lower greenhouse gas emissions.

Prices at Midtown start at Bt17.45m and furniture packages are also available as extras.

There are still a few units there available with a guaranteed rental return of 6% (plus perks).

The perks? You, your family and/or friends will be able to use your property free for up to 14 days each year*. If the property is rented on your preferred dates, you may be offered the use of a similar alternative. In addition, you can choose to stay at either of the developments (subject to availability).

And the benefits don’t stop there. Your investment will be hassle-free as the developers will manage your villa. They will pay all maintenance fees (including the aforementioned annual common fee), gardening and pool cleaning services, maid service, minor repairs and upkeep for the first three years. When signing up for the rental return agreement investors will be expected to adopt the developers’ furnishing, décor and rental packages to help further enhance the rentability of the homes.

For the guaranteed return six plots are available at Zensiri Midtown Villas.

*As one might expect, you may be asked to avoid dates such as bank holidays and weekends when the prospects of your property being rented are at their highest.

www.essdevelopments.com

 

Dave Buckley is a career journalist. “I once went painting girders for a week and discovered I didn’t like heights,” he says. “Apart from that, it has always been journalism for me in one form or another.” Past publications worked for include the South-East London Mercury*, Kent Messenger, Daily Express, Today*, News of the World* and Hong Kong Star*. All those marked with an asterisk no longer exist (trend emerging?). He owned and edited a Thailand-based property magazine before returning to England and currently works as a production editor for an East Midlands-based publishing group.