The Secrets of Making Money Investing in a Bangkok Condo
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- Опубліковано 22 лип 2024
- Khun Oh, a real estate agent with over 10 years of experience reveals what kind of Bangkok condo to invest in that will give you consistent cashflow and an attractive yield.
Contact Khun Oh:
+66611628791
Naowarat@siam-estate.com
siam-estate.com
00:00 Intro
01:05 Why many expats buy instead of rent
03:06 Mistakes people make when buying a condo
10:29 The type of condo in Bangkok that consistently gets rented
20:47 How to negotiate with a stubborn Thai seller
25:08 How to make sure you can resell your condo
28:17 How to make sure the condo will be well maintained
30:20 Does condo brand affect quality, renter’s interest, chance of reselling?
33:04 Are we in a real estate bubble?
37:50 Will condos ruin Bangkok's charm?
🏡 Looking for property in Thailand? We'll help you find a place bit.ly/3WNZ5D9
How can one get in touch with Kun O? She was detailed with her analysis, offering a real perspective
@@zzzfftt bit.ly/3WNZ5D9
@@JettGuntherThat is your website, not her contact page.
Sathorn is a great area. They finally sold their condos with a 25% loss compared to their purchase price. Good luck.
Who did?
Brokers don't want to tell you this but the best way to secure foreign tenants is to find a contact in HR of foreign firms that hire overseas executives on multi year contracts on a regular basis. The staff at HR help these executives get settled and the first thing they'll look for is a residence. I don't use brokers anymore, just deal directly with HR and I get to keep my full 12 months rent. I get a regular stream of executives every two or four years with no need to list my condos.
Interesting. Do you contact Hr directly?
@@michelec.9971 Yes
How to get in contact with them
Good content. Much more helpful than the “rent this Bangkok condo for $300!” typical vids. Looking for more info on $1k - $2k condos and this vid helps provide some insight into the people who are in that market.
1k is not enough for the condos she's mentioning.
Smart lady. I still think buying a condo in Bangkok to make money is a bad idea. She’s a smart lady
Depends on how long you stay right? If you are just buying to invest why ?
SUBSCRIBED. This is a super underrated channel Jett and Khun Oh! You're inspiring me! keep doing the good work!
Thank you Kun Jett for all your amazing work and thank you Kun Oh for sharing your knowledge.
I’m an Asia pacific rim landlord, with units mostly in Hawaii. The #1 product in demand for buyers of condos, are 2 bed 2 bath with 2 parking. However, a severe housing shortage in the US has resulted in very high yields and low vacancy rates.
I’ll be looking at BKK and Manila next. However it seems like BKK is extremely overbuilt. Older building 100 sqm is the only niche left, to earn yield.
hawaii is not asia. not a single similarity
@@alexandertraveler510He did put Pacific Rim in there as well, so geographically Hawaii is not part of Asia at all. Geographically Hawaii is part of the Pacific Rim including Alaska.
What a great and informative interview, Khun O, is a wealth knowledge 👏
I love this interview and all the useful intel in it, thanks! Are you planning on creating similar contents on rental property in provincial locations?
We need more of this kind of videos jett👍
Very relatable content for properties in other countries as well. Some rational can be applied in overseas properties.
Jett, thanks for this! No one else does these interviews that give that deeper insight into the market.
I’m very glad you think so. I’ll release more like this for sure!
I don't understand the weaker internet on higher floors. Maybe for mobile signals but for broadband fibre connection, there are cable switch boxes on every floor to which each unit is connected. The tenant can then access the internet via the Wifi from the broadband router for their phones and PC.
Fiber and GSM use repeater, so we every floor has good internet and good cell phone signal. Writting this to you from floor 35.
great info thank you!
Great interview!
Nice tips dude
Thanks
Fantastic interview... such great insite and well thought out questions. Nice work 👏
Love your channel ❤ I am very drawn to Thailand now, and am learning through you! 😁 Thank you.
Happy to hear that!
Khun Oh is a gem. I enjoyed this interview and her insight.
Sequel coming soon
I agree never buy a 'dog box' as they are future slums.
Also only buy a condo where the vast majority of owners occupy their condos.
They are interested in condo environment and not simply the cash flow of the investment.
Also avoid condo with lots of bling, and 'bells and whistles' they are high maintenance. The bling costs money and will deteriorate very quickly.
Avoid condos where rooms are advertised on AirBnB. Most people do not want to live a hotel, filled with tourists.
whoa, I want to work with this lady, there's smartness and knowledge there!
i like the way she talk. very calm and i understand ❤
Thanks for the great video guys and i bought a condo 43sqm, middle-rise near to bts thonglor is nice and convenient too!🙏
Informative. Thanks Jett
Glad you found it valuable
thanks brother, simply magnificent
Really enjoy your content!
Glad you think so 🙂
Great and informative interview Jett!
With respect to the "6% yield", that is the gross yield before agent fees, assuming rented every month. The actual yield of course could be low or negative if the condo is vacant for part of the year.
Yes of course. Minus agent fees, common area fees, rental income tax, etc. The investment thesis of this video is that this particular segment of condo won’t be vacant that often.
Without any analysis, this sounds very true. I wonder what the average vacancy is and overall, what the net yield is per major area. I am very interested in buying a condo near the BTS as a short or long term rental property.
@@JettGunther 6% before expenses when you can get 4.5% in a treasury seems pretty silly.
@@shepherdanton That is true. However, as one who does the analysis for themselves as well, if I have real estate holdings that are making less than treasuries, there is no point in me leaving those funds there. Why wouldn't I take less risk for the same return. . . While I understand the response, that is what a wealthy investor will analyze. . . Yes there are the 1%ers that don't pay attention, but outside of that, one better be getting 10-12% ROI on real estate or they're not doing the proper due diligence currently
Fascinating interview. Thanks!
Thanks for listening
Condos are so difficult to sell in BKK, I have two Thai friends which are struggling for more than 6 months to sell theirs but nothing… Take care!
Location is there more to add ?
Great video and excellent agent. Only issue is very hard to buy old buildings although bigger but just don’t have the lux amenities compared to the others so it’s really a trade off yes I’d like a bigger unit but no I wouldnt want old facilities so that’s the conundrum unless the older building has kept renovating over three years and updating their facilities but those r few and far
Excellent post, Love it!!! Would be great to see more like this. Informative, covered angles which many won't even think about 👌🏼🙌🏼🙂
What other angles would you like covered? 😎
@@JettGunther I mean she pointed out angles that many don't think about. It's great)) Excellent interview Jett 🙂👌🏼
Glad you enjoyed it. I always welcome suggestions for topics.
@@JettGunther one comment that comes up a lot is financing and how to do it on a global level. Financially, banking institutes rarely acknowledge each other in another country. Usually your home country gives you the only financing however, they will not acknowledge income made outside of the country nor would they ever provide financing for projects outside of the country. I believe someone else commented about being a wealthy retiary.
For myself, I'm Canadian, I own part of business in Thailand and run a business in HK. This puts me in a financial limbo, when it comes to financing.
I think financing in a foreign country or global finance institutes, or non-banking entities would be a great series.
Good Video Jett? Lots of valuable info? You can tell Khun Oh is very experienced. 🙏
Yes, thank you
Very good advice. Thanks for the information
Great info
I learn a lot from this video. Very informative and I love how smart the lady is!
Awesome video Jett. Maybe I’ll rent a place first to see the areas.
very interesting perspective,
Super insightful.
Glad it was helpful!
You said the magic words "cashflow"!
Absolutely great interview. She is awesome
Thanks Jett for your informations. This lady is a really good real estate agent but probably not a good advisor for investor. I never hear that advice "sell as soon as you can" lol. Real estate agent make profit from transactions ofc. Talking about 6% yield might be hard to reach with 2 months fees as she says and common fees. It will be interesting to see more videos of you analyzing hipflat opportunities and calculate yield. Good content!
Shes got some amazing knowledge wow
she is good, she knows real estate business very well!
thank you for this great informative meeitng
I am not going to buy any but I am really into this lady's interview. what she delivered are real insights, wisdom and foresees of the future look of the bkk city planning about condo in general based on her professional experiences. please do more interview with her.
Planning to record another with her end of Jan. Stay tuned!
@@JettGuntherYou have really found you nieche 👍.
How did I miss this video? Very informative for farang looking to invest!
Stay tuned for more!
Wow, what a good video on RE in Bangkok
Thank you for this valuable information and showing the difference in a skilled agent who knows their market and target client. I coach the same in the US.
Fantastic video. She's golden. Full of information. I purchased a property from an old couple last year who was unwilling to put ads for 20% less than the market price 🙌 done a bit of flipping myself around 15 years ago as she said it's over now. You forgot to talk about the farang price and the price for the locals, I hear there's a difference
Glad it was helpful!
@@JettGunther I need to find someone like her in Pattaya. Don't want to deal with farang agents
Just put in your requirements here and we'll hook you up tally.so/r/w2EBx9
Hi Jett, I came across you channel and this is amazing content. Would you kindly also share your insights on leasehold vs freehold - the 30 year leasehold for many condos in BKK has been a very foreign concept for non-thai buyers and something I struggle with. Would you recommend one other the other?
I would of course recommend freehold. You own it into perpetuity and it’s better for value appreciation and resellability too.
Khun Oh is awesome. Great advice and fascinating to hear how it works in Bangkok. Its not a market I would invest in. The letting market is too narrow and transient. The yields are pretty skinny and it would be easy to get poor returns. Costs impact skinny yields quickly and no mention of much uplift in capital values in the secondary market. I suspect most of the profit in this market is made by the developer. Great video though
Where would you invest in rentals?
Very informative! Can you akso have similar interviews with her in the future, kind of of checklist if wanna buy a condo. It will be great info for foreigner who wanna buy condo here, since too many condos in bkk now, so confusing
Much appreciated.
Great interview, she’s very intelligent.
Agreed!
Smart interview
I appreciate the honestly! Yes Asian people are extremely difficult to work with and it's not a bad thing it's culture. I'm Asian and I own a firm so I know.
What a smart and elegant Lady!
Hi jett, is the link in the description link to Khun Ao or O agency or her directly?
Another really excellent video Jett. Does your guest have her own social media platform or channel? The link provided leads to a form without details.
Contact details in video description.
@@JettGunther only for those who have 10 millions?
Good One
She is very nice! I love her! 😃
She’s great!
Hi Jett, Can I buy in Thailand using a foreign company (and not individual)?
The areas and stations were edited out. Was there a reason for that?
Jett can you pls do a similar video for Si Racha as has 2nd largest Japanese expat community in Thailand? Also, what about a video around Thai listed REITs?
You may as well buy global REITS
Great video. IF YOU ARE AN AMERICAN NEVER BUY A CONDO IN THAILAND UNLESS YOU WANT TO PROVIDE FOR A WIFE OR BIOLOGICAL CHILD OR CHILD THAT YOU RAISED.
The same money in America is a far better investment with appreciation and quality of build and Rent increases. You will have to live about 25 years at least to break even compared to the rent you will pay and then with depreciation you simply won't make the kind of money you could with a similar investment in Americs not to mention the constant building of new properties that depreciates your asset.
What does Sansiri mean when she is talking about different types of housing? Many thanks
Sansiri, Land & Houses, Ananda: those are all just the names of some of main real estate developers here.
is it me or there is no contact for Khun Oh as stated in the video this should be in the description ?
How can I find a good agent to help me sell my properties in BKK?
Great interview. But you said there'd be a link to her contact info in the description. I don't see her contact info, only yours.
good video for condo..i have a condo in onnut from 2016. i paid 2.6 mil. now i dont know how much. is a 28 sqm apartment
I'm surprised people can just stop paying the common upkeep fee. In my building in Sydney you will be sued and charged 10% on outstanding debt. It's never happened but we would forced you to sell the property to pay the debt.
The comment was in reference to foreigners who skip the country. Thai banks generally won't lend money to foreigners for the same reason.
It seems that foreigner investors have a reputation.
Indeed, there are a number of cases of foreign property developers in Phuket and Pattaya skipping the country and leaving hundreds or in some cases a thousand or more condo buyers out of pocket by hundreds of thousands of dollars.
Hello, What is the process for foreiner buying Condo or house in Thailand as second home or invest? Thank you.
Check out this video ua-cam.com/video/Nc8WzQyUbwM/v-deo.html
How do i contact her?
There is crazy oversupply in countries like Thailand, China and Japan
Hi, great video, very helpful, could you help to get in touch with Khun Ho please?
See video description
So a condo unit owner can forget about paying maintenance fees? For how long? Can building management get their lawyers to assume ownership and sell the unit at some point?
Yes to all that, but it depends on how cutthroat each management is willing to be
Thank u shooting this video 😊😊. Hope in the future can see a video about estimating costs of owning a condo in Thailand😂😂
It's surprising to know that there's only 30.000 of wealthy expat in Bangkok
Can retired farangs get financing for a condo with a good pension?
no
This is true. Lots of these foreigners, not all, they don't believe in cleaning and have terrible lifestyle ruining the unit, the building reputation and so forth. This is why there is not credit or background check there. That's too bad, I love Thailand
No, it's because they literally aren't present long enough in the country to establish any sort of credit history, not to mention the ability to forever leave the country if they default. Expats who get steady jobs for a few years eventually have access to things like credit cards and some very select loan programs.
The agent is well spoken but personally I wouldn’t take her advice. The real game of property is rental cash flow, she herself says “ we have no idea whats going to happen “, which she is right, but she’s suggesting to buy properties and pray it goes up which is not a business and you are depending on pure dumb luck. Real property investors look for cash flow and financing.
There is a huge condo over supply in the region..and a big global financial recession is coming up..2022 is not a good time to invest in a condo imho..
@@canlale5733there is no over supply for 100 sqm and up Condos. For condos under 40sqm yes.
Did the recession happen?
❤❤❤❤❤❤❤
Talk about the Tax portion first and then all the sweet buttery words
how do i contact her ? I will like to look at few property
bit.ly/3WNZ5D9
Look at the thousands of condos behind them - obviously a risky investment, especially as a foreigner with no trusted network (takes years to build) or understanding of the culture and business practices. The easiest way to make money is to sell to someone (particularly a foreigner) who does not know what they are buying and is swayed by plausible "advice".
How do I get in contact with Khun Oh?
tally.so/r/w2EBx9
Very interesting, but why would you only be interested in renting to foreigners? There is a large Thai middle class to rent to. Also lol@ people demanding a bathroom for each bedroom.
he is a sales man only. . rental income in general you only counted 10m per year, because remodeling, vaccumcy, fees, and market.
I don’t quite understand the fetish of owning a property. The interest rate being paid on many state government bonds is quite high now. No tenants, no maintenance, no headaches. 6% on 250k can net you about 1200 a month. That’s a lot of money to go out and rent a nice place.
Jett super great info and interview but I did not get her contact information would it be possible to forward to me
See link in the video description
Hi Jet, great interview. Super informative. The link in video doesn’t have K. Oh contact information.
@@kevinlim6344 It doesn't because she's totally bombarded with inquiries. If you're interested in a property in Thailand, feel free to click on the link, provide us with your requirements, and our team will be happy to help you find a place.
6% yield is a "hopeful" goal and not guaranteed. I make a LOT more trading on my phone every day.
I got my condo through an agent unadvertised
Jai yen yen
People who are paying 40,000 baht to rent in Bangkok are a very small, and naive, subset. We live on a high floor in a 2000s-era 40-story building, and you could get a very nice unit here for 8 million to 10 million baht. Rents would be about half of what she's talking about.
Where is your condo?
@@JettGunther Krung Thon Buri area, not far from Icon Siam.
@@Nebula37 It makes sense that you're paying that. Can't compare with the neighborhoods highlighted in this video: Phrom Phong, Thonglor, Ekkamai.
@@JettGunther Okay, fair point, Jett.
is there appreciation occurring now?
No, because the world.
Maybe later.
@TakenPilot Knight Frank’s Prime Global Cities Index for Q2 2023 saw Bangkok as the 10th best performer of prime residential prices, with a 12 month change of 4.6%, a 6 month change of 1.2%, and 3 month change of 1.9%.
Source: content.knightfrank.com/research/323/documents/en/prime-global-cities-index-q2-2023-10499.pdf
@@JettGunther Simply holding cash in Vanguard gives more than 5%. That's the base. Anything less than that and you're losing money.
Legally, how can owners get away with not paying management/maintenance fees? That is ridiculous.
I’d say at leading reputable condos this won’t happen.
Moral of the story: Even if you get the best deal you'll make just 6% yield a year, so it's not great for investment purposes.
That’s pretty conservative for a fixer upper, to be honest. You can get 3-5% from a paying full price on a brand new condo, no edge.
30 000 wealthy expat
What about the very wealthy retired expat who buy to live there 4 months per year ?
What about them?
It is hard to follow your videos when all your prices is in Tyba so can you say dollars a little bit more often
Then learn the local currency! 🤦♂
How did you come up with a 6% return on investment?
In the USA, the average ROI on a house or condo that is fully rented is 12-17 years. In Thailand, it's more like 30 years before ROI. Maybe I am looking at the wrong opportunities. I can make 15-30% a year investing in the stock market which requires no maintenance cost, renters, broker fees, or headaches. And that is typically even today with the market in a crazy state headed for a crash.
no one makes 15-30% per year with stocks on average. Maybe you'll get it once every 6 or so years with a chance of negative returns in between which on average will bring your ROI down.
@@paulh7677 I make that casually trading. This year I’m sitting at 13% to date on average . I’m typically in and out of the market on a 3-12 week trading cycle. Buy the dips DCA down then sell in upswing. It’s not rocket science. Most people can’t sit and wait, run out of money to DCA or sit in it a year waiting on a miracle. I used to do that till I learned differently. Now I want a car. Go trade stock for a month or so then take the profits go pay cash.