- Type
- Studio
- Size
- 30 m²
- Floor
- 1
- Unit
- P2109
- View
- Garden access
- Tenure
- leasehold
- Completion
- 2028 seller schedule
- To beach
- Bang Tao Beach
Why this resale
- ✓ 120,404 THB per m², against 105,667 for the identical studios P1212 and P1217
- ✓ The 6% in the pack is a percentage of the asking price, not a rent from a contract
- ✓ Same 4,816,176 THB developer list as its twins, discounted by 25% instead of 34%
- ✓ Furniture advertised as included; leasehold; handover on a 2028 seller schedule
P2109 is the same apartment as P1212 and P1217: 30 m², first floor, garden access, leasehold, furniture included, against the same 4,816,176 THB developer list. Its seller is asking 3,612,132 THB, which is 442,132 THB more than either of theirs, 120,404 THB per m² against 105,667.
Nothing published explains the gap. Two things could: the cheaper pair may already be under offer by the time you call, and a terrace on a ground-floor garden unit can be materially better or worse without any of that reaching a sales sheet. Both are worth ten minutes on the phone. Neither is worth assuming.
What the 6% guarantee is actually doing
The seller’s pack advertises 6% a year, 216,728 THB, with fifteen owner-use days. The pack for P1212 advertises the same 6%, 190,200 THB.
Both figures are exactly 6% of their own asking price. The apartments are identical, so the rent they can earn is identical, and no management contract pays a landlord more because he paid more for the same flat. What the number actually shows is a percentage being applied to the price on the marketing sheet.
That does not make the programme worthless. It makes the advertised baht figure unusable until you have read the management agreement and found out what it commits to: a fixed sum, a percentage of what the unit takes, or a percentage of a price. Ask which, ask when it is paid, ask what happens when the three years end, and ask what the fifteen owner-use days cost you in high season.
The fifteen days nobody prices
The other half of the programme is the owner-use allowance: fifteen nights a year, quoted on every VIP Tropika sheet as though a night were a night.
In a beach market it is not. Fifteen nights in September and fifteen nights across New Year are different products by a wide margin, and an operator committing to a guaranteed payment has every reason to hold its best weeks back. That is what blackout calendars are for, and one exists whether or not the sales sheet mentions it.
So ask for it in writing before the allowance counts for anything in your decision: which dates are excluded, how far ahead you must book, what happens if you want a high-season week regardless, and whether unused nights carry over. A buyer intending to use the apartment himself is making a purchase decision on this answer, and it is the one part of the package that costs nothing to establish and is almost never asked for.
What completes the price
| Line | Amount |
|---|---|
| Sinking fund | 11,936 THB, once |
| Water and electricity meters | 5,000 THB, once |
| Transfer cost shown in the pack | 36,121 THB |
| Common-area fee | 21,485 THB a year |
The transfer line tracks 1% of the asking price, so it is 4,421 THB higher here than on the twins for the same paperwork on the same apartment. The annual charge does not move with price: 21,485 THB, or 716 THB per m², identical across all three studios.
Before you reserve
- Whether P1212 and P1217 are genuinely unavailable, before you accept the difference.
- The terrace aspect on all three, seen in person.
- The management agreement, read for what the 6% is calculated on.
- The seller’s payment history to the developer, with receipts.
- Written developer consent to the assignment.
- When the lease term starts: at signature or at handover.
The building, the programme and the Bang Tao setting are on the VIP Tropika project review.
Frequently Asked Questions
Nothing in the published data explains it. All three are 30 m² studios on the first floor with garden access, against the same 4,816,176 THB developer list. P2109's seller is 25% below that list and the other two are 34% below it, a difference of 442,132 THB. The reason to consider P2109 anyway is that the cheaper two may be gone by the time you call, or that its stack position turns out to be better once you stand on the terrace.
The percentage is real; the baht figure attached to it is arithmetic on the asking price. P2109's pack shows 216,728 THB a year, which is 6% of 3,612,132. P1212's pack shows 190,200 THB a year, which is 6% of 3,170,000. The same apartment cannot pay two different guaranteed rents, so at least one of those numbers is not coming from a contract. Read the management agreement before either goes into a model.
It depends entirely on when you may take them, and the pack does not say. Fifteen nights in September are worth a fraction of fifteen nights over New Year, and an operator running a guaranteed programme has every reason to keep its best weeks. Ask for the blackout calendar in writing before you value the perk at anything, and ask what happens if you want a high-season week anyway.
Because it is calculated as 1% of the asking price rather than as a fee for work done. At 3,612,132 THB the line comes to 36,121 THB, which is 4,421 THB more than the twins pay for the same paperwork on the same apartment. It is a small number against the price difference, but it is the second time on this page that a cost is being derived from the price instead of measured.
On the advertised figures it takes about sixteen and a half years, and only if the figures are contractual. The pack promises 26,528 THB a year more on P2109 than on its twins, which is exactly 6% of the price difference. That is the tell: the rent is being derived from the price rather than measured against the apartment.
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