Udon Condominiums

[JimboPSM]

One area where the number of units will impact on condominium owners will be in their share of the ongoing management fees.

• • The smaller the number of units - the higher the charge will be.
  
  • The greater the number of units - the lower the charge will be.

In my opinion, the overall aesthetics of the development, while having some degree of importance, are rather lower on the scale than good heat insulation such as thermally efficient walls (and maybe even double glazing) – practicality and cost control rather than beauty.

When all said and done we are talking of a development in a provincial city not one at a scenic beach resort

[lee]

I just had another thought will they be Smart Wired for the Internet ??

The condos will be wired for phone and Internet connections, as well as Satellite TV.

In my opinion, the overall aesthetics of the development, while having some degree of importance, are rather lower on the scale than good heat insulation such as thermally efficient walls (and maybe even double glazing) – practicality and cost control rather than beauty.

Good points there Jim.

[fatbob]

Jimbo, an architect is trained in all facets of building design, they know better than anyone how to build energy efficent housing, they understand heat insulation, the hazards of west facing windows etc, etc etc, that is there job. A good design will save all owners money per year by reducing power and running costs, and produce something pleasing to the eye, why should Udon have ugly architecture? Buildings are around for a long time.

New construction in Australia now has to pass an energy efficiency standard before construction approval is given, its a good thing, the knowledge is there now, why not use it? The smaller number of units will have less usage of services etc so a lower running cost, I believe the difference in yearly body corporate costs would be neglible for 25 condos compared to 70.
I have been building for thirty five years, fifteen years in Thailand, I have seen many projects here succeed however I have seen the same fail, all the success stories have been well designed, the failures have mainly been of poor design. I am passionate about building and if I can get the developer to make improvements or think a bit deeper about what he is building I will continue to express my opinion.

[trubrit]

One thing to bear in mind that as a multiple occupation building the electricity charged per unit will be based on total usage, maybe even payable to the owner at an inflated rate, even though you might have your own meter .The other thing I don't see that any research has been done into whether the required 51% of Thais are interested. I have talked to a few and get the distinct impression that for a million they would prefer small bungalow on an estate .

[nkstan]

One thing to bear in mind that as a multiple occupation building the electricity charged per unit will be based on total usage, maybe even payable to the owner at an inflated rate, even though you might have your own meter .The other thing I don't see that any research has been done into whether the required 51% of Thais are interested. I have talked to a few and get the distinct impression that for a million they would prefer small bungalow on an estate .

My understanding was the Thai owned construction company would maintain 51% ownership,renting out those units.

[trubrit]

One thing to bear in mind that as a multiple occupation building the electricity charged per unit will be based on total usage, maybe even payable to the owner at an inflated rate, even though you might have your own meter .The other thing I don't see that any research has been done into whether the required 51% of Thais are interested. I have talked to a few and get the distinct impression that for a million they would prefer small bungalow on an estate .

My understanding was the Thai owned construction company would maintain 51% ownership,renting out those units.

Yes just noticed that in a reply from Lee . So at least half of the rooms will be rented to a transient population. Plus presumably some of the foreign owned ones being bought as an investment, as well as the ones that won't occupy them full time themselves. Sorry sounds more like an apartment block for foreigners. Not quite what I had in mind when I voted yes.

[jingjai]

A local construction company has plans to build Udon's first Condominium complex in central Udon near Radjaphat university.

The condominium complex will offer furnished and un-furnished one and two bedroom apartments with several different sizes, living room, kitchen and balcony. The building will offer 24h security, CCTV, car park, fitness center, reception and a swimming pool.

Prices will start under a million baht, 100% foreigner ownership.

The company would like to know how strong the demand is for condos in this area so I have put up a poll for them.

Any feedback would be appreciated also.

Since I moved to Udon five+ years ago, I've been saying that Udon could use a "real" apartment building, with "real" apartments. My definition of a "real" apartment is a minimum 60 sq. meters, separate living area, separate bedroom, balcony with an aesthetic view, IE: greenery and mountains. Also a swimming pool is a must. Plus, full time on-site staff.
Without trying to sound too cynical...I'm not sure these country bumpkins here are up to the task.

Let's take for example Udon's newest supposedly luxury hotel, The Prajaktra.
How long has The Prajaktra been opened now? Well over a year I think.
Is the swimming pool completed? NO!
Is the fitness center completed? NO!
In fact the whole hotel seems to be still in a state of perpetual construction, IMO.

The only advice I can offer to potential buyers/investors, is: buyer beware.
If the developer doesn't have a proven track record, don't get suckered in to some pre-sale promotion. Many condo projects offer that. Do your homework.
Some projects have a proven track record, and deliver what was promised on time.
Some don't, I have a friend in Bangkok, who waited over a year to move in to his pre-bought unit.

I wish the developer the best of luck. I would love to live in a "real" apartment in Udon.

[bubbles]

you are all non positive let the builder get some things together before you all start critising them, for gods sake you all seem to sit there on your computers and find faults well before the building plans are even drawn, the images you have seen are only artists impressions, I think it will be very positive for Udon and falangs who want to invest in a property that will have no weekly upkeep if there not there, so lets wait and see for the final plans, okay you all like old sheilas not else better to do than critise before you even know the final plans.
Bubs Positive for UDON

[Billg]

Got to agree with Jingjai =D>
You will have weekly bills to pay even if not there, maintenance goes on every day. The developer got everyone riled up when they said they were building a condo, but seams like they didn’t have any sort of plan or idea. According to their web page they do 3D visuals but still none of them after being promised 4 weeks ago. A swimming pool to me is a waste of space and money, expensive to maintain and only used by a few.
Just my satangs worth

Bill

[lee]

The other thing I don't see that any research has been done into whether the required 51% of Thais are interested. I have talked to a few and get the distinct impression that for a million they would prefer small bungalow on an estate .

The original idea as mentioned before was for the building owner to retain 51% and rent out these remaining units, however the developer has decided he would prefer to sell the remaining units to Thais or rent to foreigners on long-term leases. He has no interest in running a hotel with the remaining units.

The company has already done some research with the Thai market and the feedback has been positive to so far.

Plus presumably some of the foreign owned ones being bought as an investment, as well as the ones that won't occupy them full time themselves. Sorry sounds more like an apartment block for foreigners.

Val, you said yourself that if you purchased one you wouldn't be a full-time occupant so what's the problem with others not being there full-time also?

with "real" apartments. My definition of a "real" apartment is a minimum 60 sq. meters, separate living area, separate bedroom, balcony with an aesthetic view, IE: greenery and mountains. Also a swimming pool is a must. Plus, full time on-site staff.
Without trying to sound too cynical...I'm not sure these country bumpkins here are up to the task.

I understand what you're saying jingjai. Unfortunately there won't be any mountain views however the upper floors will look over parkland owned by Wing 23 Army base. The room sizes will vary according to budget and all rooms except studios will have a separate bedroom/living area. The swimming pool and fitness center will be built the same time as the rest of the building and there will be a minimum service fee to cover Full-time staff and maintenance.

I would recommend anyone interested in this project to contact the developer directly or bookmark their website. I can't answer all questions on behalf of the developer so I will leave it up to them to update this thread.

Thanks to everyone for all the feedback so far.

[trubrit]

Val, you said yourself that if you purchased one you wouldn't be a full-time occupant so what's the problem with others not being there full-time also?

Maybe I should just clarify my comment. Whilst my occupation would be casual to say the least I would have no intention of letting it out to others during the periods it was vacant. I was more referring to those who mainly still live and work abroad, coming back to Udon just occassionally, they , I feel would be more likely to rent in their absence .Plus as you previously said , but now altered , the 51% pure farang renters .Making it a huge apartment block which could have quickly been seen as a Farang ghetto by the locals .As I said previously this discussion is useful to both the developer and prospective buyers .With your amended disclosure my interest is again aroused but there is a long way to go yet. As I have previously owned four units in Pattaya ranging from 1/2- 4 million, all with ownership problems from major to minor, I would want much more than to look at pretty pictures of proposals before signing on the dotted line .Hopefully this topic will help along the way .

[trekkertony]

Hi Lee,

I fully support the concept and would ask that you forward the following questions for consideration .

1. Will there be a floor security bypass system in the lift. e.g. you can only access your own floor and the ground level unless in the company of a person who resides/stays on another floor.
2. Is the developer considering pets, more specifically barking dogs?
3. Is there a capacity for choice in the internal fittings of each unit?, choice of grade and paint colour?
4. Will they be fitted with western style kitchens?
5. Is there provision for variation to the lighting and power plan within each unit?
6. Will there be an electronic security monitoring system
7. Will the developer be providing external electronic window shutters to each unit to reduce impact of heatetc?
8. Will there be allocated carparking for each unit.

Thanks in advance,
TT

[Aardvark]

Just read the write up in the latest Edition of Udon Magazine. Really doesn't say any more than Lee has told us already, but good to see things are under way. I must admit I'm looking forward to seeing the Final Design of both the Complex and the Units themselves !!

[zoomzoom]

I think it is a god idea but....

a startprice around 1 milj batn aint cheap if compare whit condominiumcomplex in Pattay and other beachareas......for smaller apartments around the startprice can be around 650 k. They just finished a big condominiumcomplex in Pattay where the startprice is 650 for a studioapartment around 40m2

Also.....how can they go around the thailaw whit a 100% foreigner ownership.......Thats sounds weird to me!

I could well be wrong but I thought that Thai Law restricted foreigners from owning land, not property.

My impression has always been that as long as a Thai owns the land on which a property is built (as with flats/condos) then there is not a problem.

Obviously, a potential purchaser would need a "watertight", long term lease with a fixed groundrent but assuming that was met I would have thought everything should be in order, from all sides.

[splasher]

I also have problems with the design. Aesthetically the building has no character. The Reception should always be on the Ground Floor. Apart from the aspect of old people getting up and down, the staircase is a needless expense.One and a half floors are used up for the pool and the reception;more waste.

Is it not possible to put the pool in the yard and create a relaxation area?

It is not easy to deduce from the picture but the condo balconies appear very small.

[Aardvark]

Don't think this is the actual Design splasher, just an Artists impression at this stage ??

[shipwreck]

Splasher you can't move the staicase, it is the fire escape route ;-0

[bubbles]

Why you all dont wait till the final plans exist before you all start bagging as Aardvark says it's only an artists impressions at this stage, as for stairs as splasher complained what if there is a fire you cant use elevators.
Bubs

[BobHelm]

the staircase is a needless expense

I certainly would not regard a staircase in a condo as a needless expense.
Given the reliability of the electrical supply alone I would consider it a necessity - let alone the necessity in case of a fire in the building...

[splasher]

Let me rephrase my earlier statement. A staircase, as large as the one depicted, from the Ground floor to the 1 st floor is a waste of money. If the reception was on the ground floor, and thus the elevator as well that staircase would be superfluous.

And of course there should be a staircase from Grd floor up to the roof. In fact most country's building codes require two..on opposite sides of the building.