- Type
- 2-Bedroom
- Size
- 60 m²
- Floor
- 1
- Unit
- O-2112
- View
- Garden
- Tenure
- leasehold
- Completion
- May 2027 seller schedule
- To beach
- 600 m to sea
Why this resale
- ✓ 116,000 THB per m², below the 119,592 the smaller O-1208 studio is asking
- ✓ Two bedrooms and two bathrooms on the plan; the beds are 6' and 5' wide
- ✓ Ground floor, which is the trade behind the price per metre
- ✓ The only lot here with a month attached to handover: May 2027
O-2112 asks 6,960,000 THB for 60 m², or 116,000 THB per m². That is less per metre than the 29.4 m² studio in the same building, which asks 119,592, and well under the one-bedroom on floor eight at 141,785.
Two things produce that. The lot sits on the ground floor, where there is no view to charge for. And a 60 m² apartment has a smaller pool of buyers than a studio, so it has to price to find one. The metre is genuinely cheap; the cheque, at more than twice a studio’s, is not.
Two bedrooms, two bathrooms, and one of them is the second room
The second bathroom is what makes this lot lettable to two couples rather than only to a family, which in a bay that runs on long stays is a wider market rather than a luxury. The unequal bedrooms are worth noticing for the same reason: a 3.35 m room with a five-foot bed is a genuine second bedroom, not a study with a sofa in it, but it is not a match for the first and shared-cost tenants will notice.
The ground floor is the trade
Everything above rests on the floor this apartment sits on. On a tower six hundred metres from the water, the ground floor is where the view premium disappears, and the view premium is exactly what the floor-eight lot in this building is charging for.
Whether that is a discount or a defect depends on the tenant. For a family or a couple taking three months in Rawai, a terrace with level access to the garden is better than a balcony eight floors up, and Rawai’s demand leans that way more than towards one-week holidays. For a nightly-rate operator selling photographs, it is a real handicap.
So go and stand on the terrace before you decide which of those you are buying. What it faces, how private it is and what passes in front of it are not in any document, and on this lot they are the whole question.
What completes the price
| Line | Amount |
|---|---|
| Sinking fund | 24,000 THB, once |
| Water and electricity meters | 5,000 THB, once |
| Transfer cost shown in the pack | 69,600 THB |
| Common-area fee | 43,200 THB a year |
That is 141,800 THB in the first year. The annual charge works out at 720 THB per m², so this apartment carries about 22,000 THB a year more than a studio in the same building, the recurring cost of the format, payable whether it is let or not.
Before you reserve
- The terrace and what it faces, seen in person.
- The developer’s contract for the May 2027 date and the penalty behind it.
- The seller’s payment history, with receipts.
- Written developer consent to the assignment.
- The management agreement, since the advertised figure is 6% of the price rather than a contracted rent.
- When the lease term starts: at signature or at handover.
What this format is up against in the bay is set out in two-bedroom condos in Rawai; the building itself is on the VIP Space Odyssey project review.
Frequently Asked Questions
Because in this building the small formats carry the premium. O-2112 works out at 116,000 THB per m² against 119,592 for the 29.4 m² studio O-1208 and 141,785 for the one-bedroom on floor eight. Part of that is the ground floor and part is simply that a large lot needs a smaller buyer pool, so it has to price to find one. Either way the metre is cheap and the cheque is not: 6,960,000 THB is more than twice the studio's.
A 10.05 by 6.00 m footprint with a bedroom at each end and the living, dining and pantry down the middle, opening to a terrace 3.85 m wide. Each bedroom has its own bathroom with a separate shower. The rooms are not equal: bedroom one is 4.30 m deep with a 6 ft bed, bedroom two is 3.35 m deep with a 5 ft bed, so one of them is clearly the second room.
It cuts both ways here. On a beach-facing tower a ground-floor lot gives up the view premium, which is part of why this metre is cheap. For a family taking a long let in Rawai, level access to a garden terrace is a feature rather than a compromise, and the bay's demand leans towards long stays rather than one-week holidays. Go and see what the terrace looks onto before deciding which of those applies.
Check it before you use it. The pack advertises 417,600 THB a year, which is exactly 6% of the asking price, and gives 1,252,000 THB over three years where three times the annual figure is 1,252,800. The 800 THB gap is trivial in itself and tells you the sheet was assembled rather than quoted from a contract. Read the management agreement.
A sinking fund of 24,000 THB, meter connections of 5,000, a transfer cost of 69,600 and a common-area charge of 43,200 a year, 141,800 THB in the first year. The annual charge is 720 THB per m² and it repeats, so a two-bedroom here carries about 22,000 THB a year more than a studio for the same services.
Request VIP Space Odyssey O-2112 details
Floor plan, full price breakdown, payment schedule, and legal Q&A, sent within 2 hours.
