Bangkok is an international metropolis constantly reshaping itself due to economic and infrastructure development. Alongside progress, a multitude of condo projects scattered throughout the city is creating immense opportunities for Thai and foreigner property investors.
When it comes to buying a condo, it is commonly said that location is of paramount importance in ensuring a successful investment decision. Condos offered for sales in Bangkok are usually of a finest-standard. Many provide luxury common areas such as pools, mini parks, fitness rooms, social clubs, business lounges, etc. Considering this vibrant city has it all, at times, it’s not easy to decide which one to select.
Any potential buyer must be diligent regarding the neighborhood where the project is set to rise, accessibility, environment, and infrastructures. Important is to look at the price per square meter for a comparing evaluation to other units in the same property or even to units in neighboring projects. After having the homework done, it’s time for a decision, isn’t it? However, there’s much more to say apart from location (and price).
Preferences
Location is closely associated with the plot of land the property developer acquired. Even if the project is in a prime area of Bangkok, the developer can’t simply rely on this state to have the sales 100% granted. Best location doesn’t guarantee better potential, especially in highly competitive areas.
Recurrently the same area has lots of projects to choose from. For example, around BTS and MRT mass transit stations.
Which one to pick? The shape of the land area for construction influences the design and efficiency of the project. Also, the land size is associated with the number of neighbors, car-slots, and facilities that high-rise and low-rise condominiums can accommodate.
Key Factor
The economy of scale plays a key factor. High-rise condominiums often lead to crowded neighborhoods but are fitted with a wider range of facilities. The maintenance fee is also cheaper than in low-rise developments. The latter is a concern for some buyers as they pay a higher maintenance fee and enjoy a smaller number of facilities.
This happens because costs are spread over a fewer number of people. The condominium size generally matters when it comes to economy of scale. The larger it is, the more the cost savings.
Most buyers don’t understand why maintenance fee is more expensive in low-rise condominiums than in identical sized units sold in larger property developments. That’s because the cost per unit depends on how many of them the company has planned per project. Larger developments include more units; therefore, companies can produce more facilities by spreading the cost of construction (and maintenance) over a larger amount of people.
Hot & Cold
Selecting a condo can turn into a challenging exercise, considering the same project may harbor numerous units with strengths and weaknesses to choosing from. The climate in Thailand is hot and humid. The rainy season (monsoon) occurs from May to October and the months of March and April are notably hot (regularly above 40 degrees). Therefore, design with the Thai style of “feng shui” (Chinese geomancy) might be different from colder countries.
The west/southwest part of residential buildings is the most exposed to the heat of afternoon sun. Thai people will mostly avoid living on this side. Consequently, designers will usually trade off this weakness with a nice view of the swimming pool or exquisite greenery space. For this reason, often the side of the buildings without sun heat faces outwards. But if a better view is outwards, the design follows accordingly; thus, the swimming pool or graceful mini-park will lay on this side.
Day & Night
In a hot-humid climate of Bangkok, one may think that applying curtains or shutters to the sun facing windows will reduce the room’s environmental temperature at night. It won’t help much, because the heat is within the walls and is going to come out around 7:00 pm-10:00 pm.
At 9:00 pm units are still warm or even hot. Since these windows are more exposed to sun heat, also more electrical power from the air-conditioning system is needed to provide a comfortable thermal environment. On the other hand, units facing the eastern side are already safe at noon from the sun heat; hence, they have all afternoon to cool down. If someone arrives at 7:00-8:00 pm, rooms are already cooler and pleasant.
Choosing a unit will always be depending on the lifestyle of the buyer. Some are night owls and others enjoy the warm and sunny weather. Some prefer the view that units offer, while others don’t pay much attention to this feature.
After deciding which project to choose, a buyer needs to consider the floor of the unit, whether on low-rise or high-rise condominium. The higher, the more it will cost. Higher floor units offer a better view and have less street noise pollution. Rents are more expensive than on lower floors. If the purchase is for investment; the buyer can also resell it later for a higher price.
Besides deciding the floor, the direction unit is facing must go accordingly to the buyer’s lifestyle. Facing north will not have sun exposure at any time, which is the right pick for those who spend most of the time in the room. But if the buyer likes to have plants, it might not be a suitable choice.
Facing south, most of the year the wind blows towards this side of the building. Although there’s no direct sun exposure, a bit sun comes in the winter. Facing east, a morning person can have daily light to fleshing up with before getting off to work. The room’s temperature environment is ready for one to have a relaxing time by the end of the day. Facing west is suitable for the night owls who sleep until late, get to work in the afternoon and won’t return home until late at night.
Low-rise
Low-rise condominiums offer fewer chances of a grand view. For a wise decision, it is crucial to observe the surroundings and see what’s right next door or every direction. Empty land can indicate another residential project coming to light in the future. If the condominium of your purchasing is next to some houses, the 2nd and 3rd-floor units will meet their windows or roofs. Another kind of structures in the surroundings is to pay close attention and see if the unit windows meet theirs. If it does, hanging plants or blind can help.
Sometimes, a ground floor even though has no view can benefit from a nice pocket garden that is exclusively for your unit. Albeit the garden belongs to the common area, in practice no one can pass through. Excepting the gardener that is taking care of the plants, you can see from your window, which gives a sense of home-like atmosphere to a condo unit (Fynn Asoke, in Sukhumvit 10, has such type of units).
High-rise
Other than trading-off the view and heat of the high-rise condominium, on the facility floor is common practice trading-off the privacy and resort-like atmosphere of living by the swimming pool. Despite the normal logic of the higher, the better view; for the facility floor applies the lower, the better. Aerial floors are too high for a person to see the swimming pool because one needs to stand and look directly downwards.
Nevertheless, staying on the facility floor facing the pool may lead to less privacy. Anyone can have a peek inside if there’s too much light indoors or the windows are uncovered. Lots of neighbors passing by are also common on this floor.
Location & Function
The best way is not to have the unit too close to the lifts since people’s constantly passing by. Not too far is also preferable. Imagine whenever someone goes shopping and comes back with the hands full of bags. Other than that, try to pick a unit away from the trash room due to smell and insects. For privacy matters, avoid doors directing to the three-way junction of the corridors or other doors whether fire escape or units. Also, try not to pick top floor units due to the roof heat and the possibility of leakage.
Fewer units on the same floor are better choices. Corner units are synonyms of more windows and light. It is preferable to pick units without the bedrooms’ head facing the bathrooms, especially because of toilet noise and bad luck according to Thai style of “feng shui” (Chinese geomancy). Units with irregular shape are to avoid. Otherwise, it will be hard to arrange the furniture within the available space.
Unit’s Layout
Before making a final decision, it is important to consider the condo’s layout. Especially in Bangkok, property developers are keen to design and have them fitted with all the lifestyle. Determining whether the condo is well-suited, one feature to look at is the kitchen.
Right now, there are more projects available in the city with closed kitchens. Since they have doors that can shut, the smell remains in the cooking area, without reaching the living room or bedroom. But if the owner or tenant is not a big fan of cooking, an open kitchen wouldn’t bother much. Then, additional space is available in the living room because everything is an open plan – without walls and doors.
