Baan Phu Thara Hua Hin FAQ
Baan Phu Tara
Frequently Asked Questions:
1) Are there any other costs associated with the purchase e.g. land costs?
Please note that all cost’s quoted below are as of today as set by the land office and all the information below is given in good faith but we always recommend that you get this information clarified by a Lawyer before purchase.
At today’s price as set by the Hua Hin Land Office the cost of a 30-year lease is approximately 1.1% of the land lease price. This cost is divided 50/50 between the purchaser and Thai Country Homes and it covers the full 30-year term of the lease.
2) How can a foreigner buy property in Thailand?
The maximum length a lease can be registered at the land office is 30 years and we will give you 2 further lease extensions giving you in effect 90 years. If you were to sell the property, the new owners can re-assign your lease into their name at a cost of around 50,000 Baht but they would only have the remaining period of your original lease left to run or they can request a new 30-year lease in their name but that would mean paying again for a new lease which at today’s prices would be approximately % of the land lease price. This cost is divided equally between the buyer and the seller. In the case of your demise, if your children are left the property in your will (it is advisable to make a will in Thailand) then the lease can be re-assigned in their names at a cost of 50,000 Baht.
Company Set Up
This is a popular way for many foreigners to own their homes in Thailand. As a foreigner you can only hold 49% of the shares, Thai nationals are required to hold the remaining 51%. So you need a Thai partner or Thai friends to hold those shares. The down side to this arrangement are the costs. The transfer fees and taxes are approximately 6.3% and there are annual balance sheet fees to be paid every year. We recommend that you take good independent legal advice before considering this way of purchasing property.
Only a Thai national can own land in Thailand, if your partner is Thai, you can transfer the land into their name but as always, we recommend that you take good independent legal advice before considering this way of purchasing property.
3) Is the land full Chanote title?
4) If modifications were made to the design how is that cost prorated?
We try to be as flexible as we can in design changes and will work around a client’s requests if at all possible within the confines of a development build. If the property size does not increase then we can normally hold the original sales price but if the property increases in size we would price accordingly.
5) Mains power, sewage, telephone & internet are all available?
Yes, mains power and water are supplied by the government or private companies and all electric on our development is under the ground so no unsightly poles and wires etc. internet supply is fiber optic and although land line telephone is available most people in Thailand use mobiles. Sewage is by way of septic tank. Baan Phu Thara cannot be held responsible for the supply of water, electric and internet services provided by external companies.
6) What would be the construction period and how would payments be made?
A reservation fee of 200,000 Baht (Non-refundable) is required to take your preferred plot or plots from sale, in the case of adjoining plots we still only require 1 reservation fee.
20% of full sales price 7 days after the signing of contracts if the build is to progress immediately.
10% of full sales price 7 days after the signing of contracts if the build start is to be delayed at your request and a further 10% of full sales price 7 days before the agreed start of construction date.
The remaining 80% less the 200,000 Baht Deposit to be paid in 7 equal monthly payments throughout the 7 month build time with the last payment being made on the completion and handover of the villa.
If living in Thailand payments can be made in cash or bank cheque but most clients who are still living outside of Thailand will transfer money from an overseas bank account and If this is your preferred payment method all charges made by the sending bank or receiving bank in Thailand will be for the purchasers account.
The land is owned by Thai Country Home Hua Hin Co. Ltd and payment for the land will be made directly to this company and if purchasing by way of a lease, the lease will be supplied by Thai Country Home Co. Ltd.
The property will be constructed by Suppagarn Real Estate Co. Ltd and payment for the construction of the property will made directly to this company.
Transfer for ownership if purchased by way of a lease is normally made after a 30 day notice is given to the land office that the property has been completed and paid for in full, the purchaser has full right to occupy the villa after the last payment has been made.
7) The law in Thailand states we can own the villa but not the land is this correct?
Yes you can legally own the property but not the ground it sits on unless you are a Thai national or if you purchase the land by means of a Thai Company.
8) What are the estate maintenance costs and when are they due for payment?
A compulsory common fee of 3,000 Baht per month is payable by each plot and is to cover the cost of running the development.
This payment covers the cost of the 24 hour security guards, maintaining the common areas and roads, communal spa, fitness room, sala and office expenses.
The compulsory common fee is payable in advance until the year end from the completion and handover date and then will be due for payment 12 months in advance on the 1st of January every year.
We can offer you our swimming pool and garden maintenance service which is optional, as this gives you the freedom to use alternative companies if you are not happy with our service, we do not tie you into a contract.
We would prefer that you use our service for security reasons, as we can more easily control who is coming and going on the development and if we do our job properly you will keep us as we would be cheaper than outside contractors but if you are not happy with our service then it is your right to bring in the contractors of your choice.
The payment for the garden and pool service can be paid monthly.
We charge 6 Baht per Sqm of plot size for our swimming pool and garden service.
Communal Development Facilities:
Fitness center – Spa Pool – Sala – Gardens – Roads – 24 Hour Security Guards – CCTV Cameras – Swimming Pool and Garden Service.
Baan Phu Thara will be connected to the Thailand electric grid, so outside of the solar period of generating electricity, properties will be supplied by Thailand electric.
Baan Phu Thara will be connected to the main Pranburi Water supply but during rainy season a lot of the water will be generated by the rainwater harvesting system.
Cost 3,000 Baht per plot per month.
24 Hour Security – Trash Removal – Communal Development Facilities – Cleaning of Common Areas and Roads – Service Manager – Office Staff.
The compulsory common fee is payable in advance until the year end from the completion and handover date and then will be due for payment on the 1st of January every year.
Garden & Swimming Pool Service:
Swimming Pool cleaned and serviced 3 times a week including chemicals (top up water for property owners account)
Gardens serviced 3 times a week to include when required watering, grass cutting, trimming, sweeping and the removal of cuttings etc.
The cost of the garden and pool service can be paid monthly.
Cost of Garden & Swimming Pool Service:
6 Baht per Sqm of plot size.
Villa Superior 2,400 Baht per month (Based on a plot of 400 Sqm) so total cost per month would be 5,400 Baht including the compulsory common fee.
Villa Boutique 2,400 Baht per month (Based on a plot of 400 Sqm) so total cost per month would be 5,400 Baht including the compulsory common fee.
Villa Deluxe 3,000 Baht per month (Based on a plot of 500 Sqm) so total cost per month would be 6,000 Baht including the compulsory common fee.
Villa Executive 3,900 Baht per month (Based on a plot of 650 Sqm) so total cost per month would be 6,900 Baht including the compulsory common fee.
Common fees / garden & pool maintenance costs will rise in line with inflation.
• Garden & swimming pool maintenance service optional
• Common Fee compulsory
9) Will we be required to sign a rules and regulations agreement?
Yes an agreement will be signed at the same time as signing the construction agreement, a copy of this agreement and the construction agreement is available on request.
10) If we wanted to make the villa on 2 plots how does it work and would we have to pay 2 compulsory common fees?
It is not a problem to build 1 villa across 2 adjoining plots and once you have decided on the location of the 2 plots we would make a drawing for your inspection on how a property would sit on the 2 plots and of course you could make suggestions to suit your taste / needs.
The extra plot size could be used as gardens or to build a separate guest house.
The compulsory common fee is charged per plot as the overhead cost of running the development estimated in advance per plot and not per property as this is an unknown factor at the beginning of a development.
11) Do you supply regular photos of a property being built?
Yes every month we will email photos of the progression of work done or at the request of the purchaser.
12) At what stage of the development will the common area, spa and fitness room be built and the shuttle bus be available?
When 50% of the development has been completed.
13) What is included in the furniture package?
Each Villa is sold including a furniture package, as the buyer you will get a furniture coupon of a certain value depending on what villa type you have purchased. This furniture coupon is only valid for our furniture supplier Beautiful World Furnishings
At Beautiful World Furnishings you can choose exactly the furniture you want within the budget like beds, tables, chairs, sofas, tables lamps, etc. If you choose not to use our furniture coupon we will refund 50% of the coupon value.
14) Are the wardrobes built in as standard?
Yes each Villa is sold with built-in quality wardrobes for each bedroom.
15) What happens if I require the use of a wheelchair later in life?
All of our villa designs are wheelchair friendly, with wider door access and pathways with ramps.
16) Does the development have a shuttle bus service to Hua Hin?
Yes we will be running a shuttle bus service to Hua Hin and return, 6 days a week, days and times to be confirmed
(see question 12)
17) What guarantees do you give on your properties and swimming pools?
In Thailand the standard guarantee period is 12 months but for your peace of mind when purchasing a property with Thai Country Homes we offer a 5 year guarantee on the structure of your property and swimming pool from the date of the handover of your property. (please see the notes regarding “Structure” below)
Structure of your property:- Piling – Foundations – Post and Ring Beams – Roof Structure – Loading Wall
All other items will have a 12 month guarantee from the date of handover.
Structure of your swimming pool:- The cast from leaking or cracking. Please note that we pile all of our swimming pools to help prevent any movement of the cast due to land swell in the rainy season.
Tiling, grouting and Pool equipment such as pumps, filters, pipework, lights, timers etc. only have the standard 12 month warranty as given by the pool equipment supplier.