Le Cellini Phase One sold out, all eleven Type A houses, the last sold being the fully furnished model house.
Phease Two Type B model house completed. Additional Type A larger houses can be built in the back zone. I suspect buyers at this price range will prefer to pony up a couple million baht extra to have more internal space. Corner plots still available and will be the first to sell.
Anyone know how the other projects in town are selling, eg Sittarom, Private Parkville, etc? Any new ones?
Housing Projects
Re: Housing Projects
I have been to Le Cellini a couple of times and there isn't any doubt that it's lovely estate and in a very central location, however the price seemed to be a little high. The 7.9 Million Baht doesn't come with a kitchen, shower screens, hot water system or garden and on this particular priced home the side balcony was deleted off. The sales girl couldn't really answer our questions regarding inclusions when buying the property and what would cost extra and would always want to ask her boss before answering.
Also the price per extra square wah from the smallest (7.9 million baht house block) is 45,000 baht.
My wife an I decided to travel to a similar sized regional town (konkaen) to see what prices for a comparable property.
The first we visited was Chatpetch Garden Ville II which was a couple of kms to central shopping complex, we were very impressed with what they had to offer.
The Rachawadee is 290 sq meter home, includes a kitchen with built in above head cupboards, hot water to ever bathroom, 3 air cons, land scaped garden with wooden decking, water feature and also includes similar security system and club house fascility's to Le Cellini. The price is 4.89 million baht.
Le Cellini you've done a great job creating a lovely environment to live in the middle of the city but I think you should go for a drive and have a look at some similar products in other towns.
Also the price per extra square wah from the smallest (7.9 million baht house block) is 45,000 baht.
My wife an I decided to travel to a similar sized regional town (konkaen) to see what prices for a comparable property.
The first we visited was Chatpetch Garden Ville II which was a couple of kms to central shopping complex, we were very impressed with what they had to offer.
The Rachawadee is 290 sq meter home, includes a kitchen with built in above head cupboards, hot water to ever bathroom, 3 air cons, land scaped garden with wooden decking, water feature and also includes similar security system and club house fascility's to Le Cellini. The price is 4.89 million baht.
Le Cellini you've done a great job creating a lovely environment to live in the middle of the city but I think you should go for a drive and have a look at some similar products in other towns.
Re: Housing Projects
Udon Garden Homes 4 is a new project located on Ban Liam Rd. (Posri Rd.) out side the ring road. A Thai couple we know is having a house built there. I think it is only 15 lots with 11 or 12 already sold. The house and lot go for about 2 1/2 million Baht. All the houses are one story and same design. Although small (IMHO) they look to be well built and are very nicely designed. I think they have a website.rct wrote:Le Cellini Phase One sold out, all eleven Type A houses, the last sold being the fully furnished model house.
Phease Two Type B model house completed. Additional Type A larger houses can be built in the back zone. I suspect buyers at this price range will prefer to pony up a couple million baht extra to have more internal space. Corner plots still available and will be the first to sell.
Anyone know how the other projects in town are selling, eg Sittarom, Private Parkville, etc? Any new ones?
Re: Housing Projects
What baffles me is that people would want to pay millions for a house of sometimes questionable quality squeezed in between similar houses so closely you could hear your neighbour fart inside his house.They are called projects when constructed but when finished the proper term would be ghetto. I cannot understand it. And often the house isn't even finished. No garden (if even room for a small one), no kitchen, no hot water, no insulation. And electrical installations that are lethal.
Re: Housing Projects
If not for family reasons, I would not choose Udon Thani or Isaan for that matter. "Other cities" is a moot point for others in the same "family reason" boat.
In 2 years have never heard a neighbor fart or burp or other nuisances at Le Cellini, whether in or outside the house! The design of our house provides ample space and privacy, and very quiet. Although in housing "estates" costing 2-5 million baht I can see how lack of privacy can be an issue and the environment will go downhill very fast, the only gaurantee is what one does within one's own property walls to take care of things.
At Le Cellini price level, most buyers want a custom kitchen of their own choosing. Other things tend to be included, though I am not sure of details on phase two homes,eg if a 3000 baht hot water heater is included or not, in our case they were all included. The houses are indeed insulated. Some posters seem to enjoy implying misleading information or vague generalities.
If someone even slightly interested in Le Cellini after an initial view, they should ask to speak with developer Kuhn Thanee, he will be open about every little detail and pricing. A big cost factor is the city land and share of common area. Don't under estimate the fair and true intrinsic cost of land here. Sure only the top end of the market is willing to pay for it. We just had an offer to buy our house, we are not selling right now.
Security! This month we had two break-ins at a house in Phuket, the thieves are gradually stripping the unoccupied house. This week took built in washing machine and refrigerator among other stuff, police saids sure they will be back to remove the aircons. So we are now turning it into a fortress. An unoccupied stand alone house is an easy target. At Le Cellini we have security. IF we lived in the Isaan rice fields in a nice house, and left to the USA or Europe for a month, not sure how much would be left in the house on our return. I believe security will be in an increasing concern in these contemporary times.
In 2 years have never heard a neighbor fart or burp or other nuisances at Le Cellini, whether in or outside the house! The design of our house provides ample space and privacy, and very quiet. Although in housing "estates" costing 2-5 million baht I can see how lack of privacy can be an issue and the environment will go downhill very fast, the only gaurantee is what one does within one's own property walls to take care of things.
At Le Cellini price level, most buyers want a custom kitchen of their own choosing. Other things tend to be included, though I am not sure of details on phase two homes,eg if a 3000 baht hot water heater is included or not, in our case they were all included. The houses are indeed insulated. Some posters seem to enjoy implying misleading information or vague generalities.
If someone even slightly interested in Le Cellini after an initial view, they should ask to speak with developer Kuhn Thanee, he will be open about every little detail and pricing. A big cost factor is the city land and share of common area. Don't under estimate the fair and true intrinsic cost of land here. Sure only the top end of the market is willing to pay for it. We just had an offer to buy our house, we are not selling right now.
Security! This month we had two break-ins at a house in Phuket, the thieves are gradually stripping the unoccupied house. This week took built in washing machine and refrigerator among other stuff, police saids sure they will be back to remove the aircons. So we are now turning it into a fortress. An unoccupied stand alone house is an easy target. At Le Cellini we have security. IF we lived in the Isaan rice fields in a nice house, and left to the USA or Europe for a month, not sure how much would be left in the house on our return. I believe security will be in an increasing concern in these contemporary times.
Re: Housing Projects
While I do not begrudge anyone their choice of housing in Thailand, many of us that have homes in Thailand built in order to assimilate into the local community. The Western, stand-alone, home built in an isolated part of the Isaan is bound to be a target for thieves. Nice homes, left unattended, are also targets in the USA or Europe.
While our home in the Isaan is tended to by family and occupied at least part of our time away, it appears similar in construction to those of the village nearby and those of other family-members on the farm-stead. It is by our choice that we built it this way. Had we wanted to live in a Western-style home and not be a part of the community of the village and surrounding area, we would have spent our money improving our stateside home or purchasing a larger one.
What we have inside the home and what we designate as special is not as obvious to the outsider as is having a Western-style home that shows it is already different than those of neighbors.
The old saying goes, "different strokes for different folks".....the same applies to housing in Thailand for those that are not Thai citizens. Good luck to all that purchase in the projects and good luck to those that choose to live amongst the villagers.
While our home in the Isaan is tended to by family and occupied at least part of our time away, it appears similar in construction to those of the village nearby and those of other family-members on the farm-stead. It is by our choice that we built it this way. Had we wanted to live in a Western-style home and not be a part of the community of the village and surrounding area, we would have spent our money improving our stateside home or purchasing a larger one.
What we have inside the home and what we designate as special is not as obvious to the outsider as is having a Western-style home that shows it is already different than those of neighbors.
The old saying goes, "different strokes for different folks".....the same applies to housing in Thailand for those that are not Thai citizens. Good luck to all that purchase in the projects and good luck to those that choose to live amongst the villagers.
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merchant seaman
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Re: Housing Projects
New housing project just started Thana Home Estate. Located 3 kilometers from Carefour and Tesco lotus behind the main electric Co. on the ring road. Believe FBI has the exclusive rights to sales. All one story starting at just over 1 million baht.
Re: Housing Projects
I'm not entrely sure who being the misleading person, however we did meet with Khun Thanee and as such that is how we found out that a garden, hot water, shower screens, water tank & pump, kitchen aren't included in the stage 2 houses and that they charge 45,000 baht per extra square wah. I know for a fact that you can buy land for around 16,000 baht per sqare wah walking distance from prajak lake which is, in my opinion, as good as location if not better than Le Cellini.
Sometimes people take these posts personally but I feel they are a useful tool to share information that people have gathered to try and help others make informed decisions and avoid some of the pitfalls that can be around.
cheers
grievous
Sometimes people take these posts personally but I feel they are a useful tool to share information that people have gathered to try and help others make informed decisions and avoid some of the pitfalls that can be around.
cheers
grievous
Housing Projects
Grievous, hope you enjoy your new home and surrondings near Prajak Park, we have to drive there each day for our 3.2 km walk. One farang spent over 7 million baht on 100 wah bare land literally on the park, worth it to him. And Le Cellini is worth it to me.
Are you sure the tank and pump are not included in Phase Two type B houses? I was not aware. What about aircons? I will also inquire further.
Most buyers here and at this price level customize their houses, especially recagarding kitchen (every house has a very different kitchen, to each their own taste) but some buyers even preferred to modify and specify other aspects including even which airons etc. Most also customized their gardens, including yours truly, my wife tore out almost everything Le Cellini provided including hedges along the entire perimeter and palm trees etc, except left the two big trees, and replanted her own choices to add more privacy.
In what housing estate in Udon Thani is a 500,000-800,000 baht western style kitchen included in the selling price? Or 5-8 aircon units included in the selling price, which would climatize the entire house? Ours has nine units. When launched in 2007, Le Cellini originally attempted to offer an "all in" price by giving a "voucher" worth one million baht to help budget for the kitchen and aircons. Apparently they have since not built this voucher into the cost structure, giving more of an "apples to apples" comparison with other estates here. They originally did the basic landscaping to make sure the street was appealing, and it is.
The first Type B house sold yesterday, of course the larger corner plot, I always said the corner plots will go first.
I was the second buyer in the estate, and I was happy to pay extra to get the additional two meters of width along the side of the house (garden is 30 meters long inside the fence, so I have extra 15 wah). From inside the house, this extra two meters makes a huge difference, only added a few percent to the total price when all is added up.
Our decorated house, doing nothing over the top actually keeping it simple (no wallpaper) including builtins and curtains and wider terraces etc, and adding an extra study and closing the double volume ceiling to add another room on 2nd floor (these two added 200,000 baht only), without counting loose furniture, is 14 MB, even though the original basic house without any extras (including the voucher for kitchen and air) was 11.9. Hope this is not misleading, and I know it will shock some that this much is spent on a house in Udon. Construction and land costs keep rising, don't expect old 2007 prices now. The devloper has simply changed what they include in the price, probably in part due to what they learned about buyers preferences.
Are you sure the tank and pump are not included in Phase Two type B houses? I was not aware. What about aircons? I will also inquire further.
Most buyers here and at this price level customize their houses, especially recagarding kitchen (every house has a very different kitchen, to each their own taste) but some buyers even preferred to modify and specify other aspects including even which airons etc. Most also customized their gardens, including yours truly, my wife tore out almost everything Le Cellini provided including hedges along the entire perimeter and palm trees etc, except left the two big trees, and replanted her own choices to add more privacy.
In what housing estate in Udon Thani is a 500,000-800,000 baht western style kitchen included in the selling price? Or 5-8 aircon units included in the selling price, which would climatize the entire house? Ours has nine units. When launched in 2007, Le Cellini originally attempted to offer an "all in" price by giving a "voucher" worth one million baht to help budget for the kitchen and aircons. Apparently they have since not built this voucher into the cost structure, giving more of an "apples to apples" comparison with other estates here. They originally did the basic landscaping to make sure the street was appealing, and it is.
The first Type B house sold yesterday, of course the larger corner plot, I always said the corner plots will go first.
I was the second buyer in the estate, and I was happy to pay extra to get the additional two meters of width along the side of the house (garden is 30 meters long inside the fence, so I have extra 15 wah). From inside the house, this extra two meters makes a huge difference, only added a few percent to the total price when all is added up.
Our decorated house, doing nothing over the top actually keeping it simple (no wallpaper) including builtins and curtains and wider terraces etc, and adding an extra study and closing the double volume ceiling to add another room on 2nd floor (these two added 200,000 baht only), without counting loose furniture, is 14 MB, even though the original basic house without any extras (including the voucher for kitchen and air) was 11.9. Hope this is not misleading, and I know it will shock some that this much is spent on a house in Udon. Construction and land costs keep rising, don't expect old 2007 prices now. The devloper has simply changed what they include in the price, probably in part due to what they learned about buyers preferences.
Re: Housing Projects
LOL! A voucher? Where a buyer gets their own money back? People really fall for that as if it is a good deal? Nice...
Re: Housing Projects
rct as I have said before, it is your money & you are entitled to spend it as you see fit.rct wrote:Hope this is not misleading, and I know it will shock some that this much is spent on a house in Udon. Construction and land costs keep rising, don't expect old 2007 prices now.
Building costs have risen & it looks like they will continue to rise, partly due to the still rising costs of raw material, but also bumped up because people are willing to pay ridiculous prices for land.
However I still cannot agree with the thrust of your piece that seems to imply that 11 to 14 million baht for a house in Udon Thani is somehow a reasonable price.
It is not. It is 5 times the price that the majority of home buyers will pay a developer for a perfectly acceptable new house.
It might be bigger & in a better location & built to slightly higher standards, but it is still not a 'reasonable' investment.
If it is 'for you' then I am happy, but please do not try & convince me it is in any way representing good value for money, because it does not.
Re: Housing Projects
my view on all this, all housing project in udon are to expensive , surely after comparison of the used materials,
as i explained in other topic my way of working , you can turn it here, i go look a home , i will make a small list of used materials , and extra's, like f.e kitchen , aircon , size of the land , location..... and to keep it short , will compare my total price with sales price , and than it is up to each individual to decide it is worth the extra money...
as building materials and labor are not expensive ,
as i explained in other topic my way of working , you can turn it here, i go look a home , i will make a small list of used materials , and extra's, like f.e kitchen , aircon , size of the land , location..... and to keep it short , will compare my total price with sales price , and than it is up to each individual to decide it is worth the extra money...
as building materials and labor are not expensive ,
Re: Housing Projects
Falling off a cliff?
A while back someone made this comment, implying that for someone with my budget, to live in a house costing 3 million bhat in an estate or even not in an estate in and around Udon Thai, would be like falling off a cliff. It was well put. I do not think I ever said it was a good "investment" meaning one that will make money.
I am not trying to convince 95% of the readers to perceive value in an 11-14 MB house in Udon Thani. Neither is the project. There are some people who perceive the value, this is the market.
A while back someone made this comment, implying that for someone with my budget, to live in a house costing 3 million bhat in an estate or even not in an estate in and around Udon Thai, would be like falling off a cliff. It was well put. I do not think I ever said it was a good "investment" meaning one that will make money.
I am not trying to convince 95% of the readers to perceive value in an 11-14 MB house in Udon Thani. Neither is the project. There are some people who perceive the value, this is the market.
Re: Housing Projects
Had to take a call....now to dear Khondam....
The developer used the word "voucher" but actually it was meant as a budget. I thought it was clever 3.5 years ago for them to budget enough to nearly cover the cost of a nice large quality kitchen as well as the 8 aircon units required for a Type A house, so the buyer could apply that amount to the kitchen of thier choosing (or probably just have it discounted, in the end I paid my own kitchen and it was discounted off the house price). Most of their prospective buyers are Thai who would not otherwise have a good idea how much to add to their cost of a basic house, for a western style luxury kitchen. In other words, Le Cellini were trying NOT to be misleading!
Funny how perceptions can be interpreted opposite of intentions.
I am happy where I am, happy with the money "invested" even though it will not go up much, most Thai second hand houses do not appreciate much here. Being happy iis worth a lot, here in what some posters decribe as "Udon one big slum". A luxurious house in nice surroundings, neighbors, security, amenities etc.
Suppose only prospects considering a house more than ten million baht will value my comments on this topic, the rest believe their 3 million baht homes and neighborhoods should be sufficient for 100% of the people. They are not. Don't mean to sound snooty, I am not a snob, I just don't want to live that way and there was not much choice in the mid to upper market. When I am ready to sell, I'll recover my money and perhaps a small gain, that suffices. Happiness is key.
The developer used the word "voucher" but actually it was meant as a budget. I thought it was clever 3.5 years ago for them to budget enough to nearly cover the cost of a nice large quality kitchen as well as the 8 aircon units required for a Type A house, so the buyer could apply that amount to the kitchen of thier choosing (or probably just have it discounted, in the end I paid my own kitchen and it was discounted off the house price). Most of their prospective buyers are Thai who would not otherwise have a good idea how much to add to their cost of a basic house, for a western style luxury kitchen. In other words, Le Cellini were trying NOT to be misleading!
Funny how perceptions can be interpreted opposite of intentions.
I am happy where I am, happy with the money "invested" even though it will not go up much, most Thai second hand houses do not appreciate much here. Being happy iis worth a lot, here in what some posters decribe as "Udon one big slum". A luxurious house in nice surroundings, neighbors, security, amenities etc.
Suppose only prospects considering a house more than ten million baht will value my comments on this topic, the rest believe their 3 million baht homes and neighborhoods should be sufficient for 100% of the people. They are not. Don't mean to sound snooty, I am not a snob, I just don't want to live that way and there was not much choice in the mid to upper market. When I am ready to sell, I'll recover my money and perhaps a small gain, that suffices. Happiness is key.
Re: Housing Projects
A large number of full-time and part-time residents of Udon Thani, Sakhon Nakhon, Nongkhai, etc., are retirees that have Isaan wives. Many of us have ties to the area from having been here in the late 1960's and early 1970's due to the Vietnam conflict. Meager retirements from having served in a military capacity or disability payments exclude most from even contemplating a "retirement home" of 14-million baht in costs. Many tried to build or purchase to assimilate into the local economy and community, be a part of the Thai culture and live much as a family-member here would. I know that we built to not stand out or exhibit a superior status to the others where we built. We built to not attract attention to ourselves. This is why I, personally, do not like projects or developments.
I understand that living in Udon Thani or elsewhere in the Isaan is not what it was when we first built there. I also know that I would not build any differently now than we did then. We chose to build simple, live simple and be a part of the local family and community. We are back in the States now for medical reasons, but do still travel and stay for extended periods of time. We do not foresee moving and upgrading to any project or development now or in the future. We are happy to live simply and live doing so very comfortably. I am one of those that does not perceive any value in a 14-M baht quick-built house in Udon Thani.
I understand that living in Udon Thani or elsewhere in the Isaan is not what it was when we first built there. I also know that I would not build any differently now than we did then. We chose to build simple, live simple and be a part of the local family and community. We are back in the States now for medical reasons, but do still travel and stay for extended periods of time. We do not foresee moving and upgrading to any project or development now or in the future. We are happy to live simply and live doing so very comfortably. I am one of those that does not perceive any value in a 14-M baht quick-built house in Udon Thani.
Re: Housing Projects
Can't help wondering what additional happiness you get living in a 10million house than I do in mine which cost , in comparison , a modest 3mill. A million baht modern kitchen? Surely if you can afford that you wouldn't expect your wife to do the cooking? It would be the maids work place. Do you think she appreciates it? To my mind its like having a merc to go shopping in , a complete waste of , presumably , hard earned bread .I am always mindful of the Buddhas teaching . Possessions bring problems, and live my life accordingly. Cheers!!!
Ageing is a privilige denied to many .
Re: Housing Projects
To each their own, house for 1MB, 3 MB, 10 or 15 MB etc. A Japanese car or a European one, etc.
Appreciate the germane reply about retirees and limited funds, I understand that about most who settled here, perhaps true for 90 or 95 or even 99% of the foreigners here, no idea. Am not judging them or their choices or resources. FYI a 5MB in the rice fields stands out more than I do in my house.
My comments on this topic have always been meant to help the 1% or 5% or whoever they may be, who may want and can afford a high end home and pondering a move to Udon.
Trubrit, indeed we eat out virtually every meal including breakfast, seldom using the kitchen for what is is intended. It looks nice though! Our neighbors' new Benz/Lexus/BMW's are nice to look at too, though in this case I am like most writers here, I would not want to pay the Thai price for these cars and therefore do not value them as their owners do.
Appreciate the germane reply about retirees and limited funds, I understand that about most who settled here, perhaps true for 90 or 95 or even 99% of the foreigners here, no idea. Am not judging them or their choices or resources. FYI a 5MB in the rice fields stands out more than I do in my house.
My comments on this topic have always been meant to help the 1% or 5% or whoever they may be, who may want and can afford a high end home and pondering a move to Udon.
Trubrit, indeed we eat out virtually every meal including breakfast, seldom using the kitchen for what is is intended. It looks nice though! Our neighbors' new Benz/Lexus/BMW's are nice to look at too, though in this case I am like most writers here, I would not want to pay the Thai price for these cars and therefore do not value them as their owners do.
Re: Housing Projects
So a good value for you is a kitchen for 800.000-1.000.000 because it is nice to look at but not intended for use? Hmm, well, ok. Mind boggling. But of course, it is up to you what you do with your money.
Re: Housing Projects
Beauty is in the eye of the beholder.
Good value to some is having visually pleasing decor in every spacious room and looking out every window (our 650K baht kitchen open and part of living room hence used throughout the day even if not yet used often for cooking a meal). Our nice views include our own property and also the entire street and all the neighbors properties and clubhouse. Quite a contrast to the general slumlike aspect of Udon (as said by other posters) and many lower priced housing estates in the area.
Must admit I've seen some very nice 3 MB houses to recommend to retired friends. Albeit land and house perhaps 1/3 the size of mine. With time the neighborhoods tend to look run down, so I would not want to live there at this stage of my life.
A perfectly acceptable house to many retirees with low incomes in Udon, therefore, is not really acceptable to all, some folks can afford and want to live in a bigger or more beautiful home or area. Is there really anything wrong with that?
Good value to some is having visually pleasing decor in every spacious room and looking out every window (our 650K baht kitchen open and part of living room hence used throughout the day even if not yet used often for cooking a meal). Our nice views include our own property and also the entire street and all the neighbors properties and clubhouse. Quite a contrast to the general slumlike aspect of Udon (as said by other posters) and many lower priced housing estates in the area.
Must admit I've seen some very nice 3 MB houses to recommend to retired friends. Albeit land and house perhaps 1/3 the size of mine. With time the neighborhoods tend to look run down, so I would not want to live there at this stage of my life.
A perfectly acceptable house to many retirees with low incomes in Udon, therefore, is not really acceptable to all, some folks can afford and want to live in a bigger or more beautiful home or area. Is there really anything wrong with that?
Re: Housing Projects
Looked at Cellini about 12 months ago thought the prices were ridiculous, but theres a sucker born every minute I suppose.