- Type
- Studio
- Size
- 29.4 m²
- Floor
- 2
- Unit
- O-1208
- View
- Garden
- Tenure
- leasehold
- Completion
- 2027 seller schedule
- To beach
- 600 m to sea
Why this resale
- ✓ 119,592 THB per m², against 111,650 for O-2105, the same layout on a higher floor
- ✓ The developer priced O-2105 305,000 THB above this lot; its seller now asks 233,490 less
- ✓ Sinking fund, meters, transfer and the first annual charge add 72,976 THB
- ✓ Furniture advertised as included; leasehold; garden outlook on floor 2
O-1208 asks 3,516,000 THB for 29.4 m², or 119,592 THB per m². The reason to start there rather than with the project is that O-2105, the same Type A studio with the same garden outlook on a higher floor, is asking 233,490 THB less.
The higher floor is the cheaper apartment
The developer prices this building by floor. O-1208’s list price was 4,395,000 THB; O-2105, the same layout higher up, was listed at 4,700,000, a 305,000 THB premium for the floor.
The two sellers have inverted that. This one is 20% below list, O-2105’s is 30% below, and the result is that the apartment the developer priced higher is now asking 233,490 THB less. Between the developer’s view of the two lots and the sellers’ asks there is a swing of 538,490 THB, and it runs entirely against this listing.
That is not a reason to dismiss O-1208. It is the number to open the negotiation with, in writing. A seller whose neighbour on a better floor is asking less has a gap to close, and this page exists to make sure you know the size of it before the conversation starts.
The same caution applies to the advertised 6% programme: at 210,960 THB a year it is exactly 6% of this asking price, which makes it arithmetic on the price rather than a rent from a contract.
And the gap does not close when you buy. Whoever holds O-2105 is your competition at exit as well, selling the same layout from a better floor into the same enquiries, and if they bought at today’s ask they start 233,490 THB ahead of you. The entry price on this lot has to reflect that, or the exit will.
What completes the price
| Line | Amount |
|---|---|
| Sinking fund | 11,720 THB, once |
| Water and electricity meters | 5,000 THB, once |
| Transfer cost shown in the pack | 35,160 THB |
| Common-area fee | 21,096 THB a year |
That is 72,976 THB in the first year on top of the purchase. The transfer line is 1% of the price and the annual charge works out at 718 THB per m², which is the figure to carry into any hold or rental model, since it runs whether the apartment earns or not.
Before you reserve
- The developer’s dated price list for this stack, to see what the floor is worth today.
- The stack drawing for O-1208, so the floor and outlook are confirmed from the developer’s plan rather than from a sales sheet.
- The seller’s payment history to the developer, with receipts.
- Written developer consent to the assignment.
- The management agreement, read for what the 6% is calculated on.
- When the lease term starts: at signature or at handover.
What a studio has to do in this bay is set out in studio condos in Rawai; the building itself is on the VIP Space Odyssey project review.
Frequently Asked Questions
Because its seller is discounting harder. Both lots are the 29.4 m² Type A studio with a garden outlook; O-2105 sits on a higher floor, which is why the developer listed it at 4,700,000 THB against 4,395,000 for this one. Its seller is 30% below that list and this one is 20% below, so the higher apartment ends up asking 3,282,510 THB against 3,516,000 here, 233,490 THB less for the floor the developer charged more for. That is the comparison to put to this seller before you offer.
Because the developer prices by floor: the higher the unit, the higher the list, and O-2105 is the higher of the two. The 305,000 THB between 4,395,000 and 4,700,000 is the developer's own price for that difference. What the two sellers have done since is invert it, and the 538,490 THB swing between the developer's view and the sellers' asks is the most useful number on either page.
That this seller is less pressed than O-2105's. Twenty per cent off a lower-floor list, against thirty per cent off a higher one, leaves this lot as the dearer of the two in cash for the lesser floor. A discount describes the seller's position rather than the apartment's value, and here it describes a seller who has not yet matched the building's other studio. Ask for the developer's current list for this stack, dated, and negotiate from the gap.
The pack advertises 210,960 THB a year, which is precisely 6% of the asking price. That makes it arithmetic on what you pay rather than a rent quoted from a contract, so it cannot be used in a model until you have read the management agreement and found out what the operator actually commits to, when it pays and what happens when the term ends.
A sinking fund of 11,720 THB, meter connections of 5,000, a transfer line of 35,160 and a common-area charge of 21,096 a year, which is 72,976 THB in the first year. Only the last of those repeats, and at 718 THB per m² a year it runs whether the studio is let or empty.
Request VIP Space Odyssey O-1208 details
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