Planning laws for building a house in or near Udon

Post by **motorhomes4sale** » October 3, 2005, 5:55 pm

What are the planning laws regarding building a house in or near to Udon.
In England we have Green Belt land which can not be built on, is this also the case in Udon ?
I see there are a few pieces of land for sale on FBi but they are 14 KMs from Udon, what would you expect to pay for a building plot of 400+ square metres inside the perimeter of the Udon map and what about just outside the ring road.
Has anyone on this forum bought any ?

Cheers
Andy

Post by **businessman** » October 4, 2005, 10:27 am

Andy,Ray23 is the man when it comes to Udon property prices.

If Udon is the same as Nong Khai you can do whatever you like outside the city limit(wherever that is) with no need for any permissions at all.Inside you have to submit your plans to the local Amphur for approval.

valentine · Post by **valentine** » October 4, 2005, 4:03 pm

Businessman, apparently Udon is diferent to Nong Kai, as we built in a village 40ks out, and had to submit the plans, including construction specs, to the local "Tessaban"for approval and stamping before the house registry office would grant land registry papers. Without which you cannot get an address allocated or the blue residency book. It sounds long winded but in fact just took 3 days and their main concern was the number of storeys on the building.I was rather glad really as I still have unbuilt on land adjoining and its nice to know there is some control on developement. My neighbours were given copies of my proposals with a chance to object.
Yes this was in Thailand!!!

Post by **banpaeng** » October 4, 2005, 6:06 pm

That sounds very good Valentine. Wish they had that in the US as once outside of the city limits there is usually no control. You can really be burned if you build and then someone opens a junk yard next to you and you property value goes down.

Right on Thailand!!!!!!!!!!!!!!!!!!!!

Post by **businessman** » October 5, 2005, 11:28 am

Val,it's nice to see some order in Udon.

Here if you want to protect yourself you have to buy a large strip of land on all four sides as anyone can build anything on your doorstep.

Marcus

Post by **yorkman** » October 29, 2005, 7:29 pm

Yep I have bought just outside the ring road.

Just over a rai.. 550K.. a little expensive because still within mains water range (just... I will be putting in some serious tankage!!!) and easy for power and phone

There is more land the same nearby, for sale. If you are interested pm me and I can put you in touch with the owner

Post by **yorkman** » October 29, 2005, 7:30 pm

Ohhh sorry, forgot, you asked about planning.

In a nutshell, very easy there.... our house is going up as I speak

Post by **businessman** » October 30, 2005, 10:44 am

ym,did you need to get planning permission?

Marcus

Post by **Dakoda** » October 30, 2005, 1:56 pm

a while back was with a bunch of thai's going over some plans I have for an addition. Someone, came up with the thought that we would have to show some government agency. Then some knowledgeable builder said there was no need because house already had an address.

place I am renting has just a small walkway between houses in back and on the sides, maybe 60cm. the only thing you need to do is not build over the line, I think!

Post by **businessman** » October 30, 2005, 2:36 pm

I believe there may also be some restriction on the number of stories you can have before permission is needed.Found out locally it is three.

Post by **yorkman** » October 31, 2005, 1:45 pm

businessman wrote:ym,did you need to get planning permission?

Marcus

Marcus,

No; not in the sense that you mean. My wife had a chat with the village leader/head guy, 10 minutes in all, as she says she needed the "nod" from him. She then just trotted off with the land registry papers and got the new house book. No "Amphur" planning permission required. I will ask her for a rundown of how this worked if there is any more to it, as to be frank I just let her get on with it. She has built her shop elsewhere before with similar lack of drama. All I know from her is outside city limits, anything goes..almost...

I am, I think, outside the formal Udonthani city limits; outside the ring road by about 500m, in a normal small Thai village about half way between BigC and the airport

John

Post by **businessman** » November 1, 2005, 10:42 am

I had not heard of the regulation about more than three stories until recently,but then again not many farang build a four storey house in the middle of the countryside.I think we like to blend in.

Post by **FrazeeDK** » February 28, 2006, 8:46 am

We built a small place just east of the new horse racing course off the Sakon Nakon Road. We built it in srping 03. We had to submit a very basic house plan layout including septic tanks through our Phu Yai Ban.. Pretty much a formality and didn't cost any extra. We also are within the Tessaban city limits, have city as well as village water mains, good electric service and the 62 channel cable.
Cost of land in our area varies based on how developed it is.. In spring 02 we paid 440,000 for 2 Rai 97 sq wah.. A Christian group recently bought a developed (walled) piece of property across from ours (about 2.5 rai) for 990,000 baht. A German friend and TW bought a 7.5 rai plot a month ago that is near ours that's totally undeveloped for 1.3 million baht. The best bet on buying land is NOT to go to the realty companies but to find the village chief of the area you're interested in. They will almost always know who is interested in selling in their village area.. That's exactly how my German friend fell into the good 7.5 rai deal. He searched all over our area, went through realty companies, and finally took my advice and got with the Phu Yai Ban.. The village chief managed to find a number of interested sellers very quickly.

Post by **Bump** » February 28, 2006, 11:19 am

Well let me get into this. First understand Udon is much like a Los Angeles in one way, there is the city of Udon and many small villages that are referred to a Udon and they really a reall not Udon City, The village I live in is referred to as Udon it's not. Each one of those villages may have different requirements.

Nom Sum Rung for example you can take a rough drawing to them and for a small fee they will complete formal plans for you. Then issue the permits.

A friend recently got an excllent deal on 7 Rai of land 10 Kms out of Udon. Wanted to put electricity on it but couldn't because there were no buildings on it. I bit backwards to me since it would be nice to have power if your going to build something. So each place is different.

Pricing is as much as the person can get out of you and your willing to settle for. The best buys here as anywhere else come from a motivated seller. In the case of my friend he bought at 125 K a rai. land all around was selling for 300K a ria. the guy needed money to run in a local election so he was motivated, by the way he lost the election.

The down side is has to sit on the property for a period of time before he can transfer ownership, a interim deed was issued, so he is probably safe.

The closest to answering the question is 300K per Rai was an average one year ago, but more expensive just outside ring road, where contruction is well established the costs are higher.

You have to search the particular area that you are interested in, decide what is reasonable and not and negoiate. Any seller is probably going to ask for more the the property is worth. Not much different here then anywhere else.

There are many many factors in establishing the value of land. Land on a dirt road with no power access is far less valuable then land with a paved road, electricity and phone lines at the front of the property. As a general rule a Thia won't see it that way especially with a farrang. Remember just like anywhere else cash talks.

Clear title makes land more valuable, they have a confusing title system here you would be much better off seeking legal advice before you part with that cash.

Is there drinkable water in the area if you sink a well, or perhaps a better way to say that would be useable water, sometimes it can be salt water and not useable for anything. Don't ask the seller go look at the neighboring places and see what they are doing.

Seeing the village headman may or not be good for you, depends on the man he may make it easy for you, but he may make it easy for the next guy who wants to put in a pig farm next to you

. I'm speaking of the country now. Doubt you will be seeing many pig farms close to Udon these days. Although even in first homes just before you get to the entrance they graze cattle.

So establishiing what is a fair price is just to gray an area to give a good answer. You have to do the homework and then you know.

remember TT, Tis Thailand, ( they do it thier way)

valentine · Post by **valentine** » February 28, 2006, 12:19 pm

Just for info. In the udon rural area about 2 years ago, the govt gave agricultural land to farmers to enable them to have collateral to borrow money to subsidise the next years crop. They issued land papers but the official bird on the top is in a green colour, this was to prevent people selling it and therefore still being poor. The land had to be occupied by the original farmer for a minimum of 5 years, during this time it could be used as support for a loan from the Govt bank but could not be sold.To my knowledge many have already "SOLD" this land but it cannot be registered in the new owners name until after the 5 years has expired. This is fraught with dangers as one of the original clauses was if the farmer died before this period, it could not automatically be inherited, only if the dependant intended to farm it. Make sure the bird is a red one, before buying any land.
This sounds very much to be the case with your German friend Ray.Hence the land being so cheap.

Post by **Bump** » February 28, 2006, 3:31 pm

I think you are absolutley correct, I was offered some and passed on it.

valentine · Post by **valentine** » February 28, 2006, 6:24 pm

ray23 wrote:I think you are absolutley correct, I was offered some and passed on it.

Further info if anyone wants to take a chance. The govt farmers bank has a fixed amount of 50,000bht per rai for lending, plus interest of course when repaying. Therefore if they can find someone to unknowingly "purchase it" for anything over this amount they are quids in.
Money in hand and no interest.another point to consider, if there is more than one surving dependant they all have to agree to transfer it upon the death of the registered owner.Remember TIT and possibly the 5 year period is nearly up, so would you let it go. I think a red hot potatoe would feel cooler in your hand

Planning laws for building a house in or near Udon

Planning laws for building a house in or near Udon

Building in Udon