You will discover why it is popular, the place in Phuket that’s applied for UNESCO World Heritage Status and why Cape Panwa is a bit different to the rest of the East Coast.

Just a few years ago property prices on the South East Coast were much lower than on the West.

It was simple supply and demand - less people buying property in the area meant lower prices.

Today property prices in the South East are still lower but they are starting to catch up.

Like the North East Coast you won't find many five-star hotels here. It’s most suitable for boat lovers and retirees. The exception is Cape Panwa - but more about that in a moment.

Rawai

If you are considering a more permanent move to Phuket, Rawai is worth a look.

You’ll pay less for your property because it's not really a tourist town. And that means it’s popular with expats.

There are many foreign-owned restaurants and bars on the seafront. You may even find it a little too Westernised.

But the town has retained some of its original charm - especially near the harbour as fishing is still a primary source of income for many locals.

This means Rawai has an excellent fresh fish market. Here you can buy live lobsters, live prawns, live crabs and many types of fish.

Most property is located within a few kilometres of the ocean but you won't find many apartments in the area.

If you are buying your property as an investment I wouldn't recommend Rawai: It's unlikely you will get good rental yields and capital appreciation is not as high as in other areas of Phuket.

But if you intend to spend longer periods in Phuket it might interest you.

Chalong

Like Rawai, Chalong is not a tourist town. So I wouldn't recommend you buy here for investment.

Again, you’ll find prices lower than on the West Coast. But you may have difficulty renting your property at a good price. And it will be harder to sell as there is less demand.

A new marina is being built and this may have some positive impact on prices, but it is unlikely to be significant in my opinion.

On the plus side, you have good supermarkets such as Villa Market on your doorstep. And there are plenty of DIY shops, furniture stores and restaurants close by.

Phuket Town

If you have visited Phuket Town you will probably be surprised to hear it’s just applied for UNESCO World Heritage Status.

Most of Phuket Town is pretty basic and lacks any charm at all - except for the areas around Thalang, Krabi and Dibuk Roads.

Over the last few years the local government has spent lots of money restoring shops and houses along Thalang Road to their original condition. They have also buried the ugly electricity cables.

For me, it is all a bit too well done. The houses look as though they have just been built, rather than renovated, and they are painted in some very bright colours.

You won't find much high-quality property on sale in Phuket Town as it’s mainly a Thai area, but it does have some good restaurants with reasonable prices.

Koh Siray

If you don't already know Koh Siray - it's a small island just off the East Coast of Phuket, connected via a road bridge.

Koh Siray has a Sea Gypsy settlement and is where the ferry leaves for some island tours.

There are a small number of property developments - many of which have struggled to sell, as the area is not popular with tourists.

So I recommend you use caution if you are considering buying property there.

Cape Panwa

The area around Cape Panwa is unspoilt and naturally beautiful. You will even find a few beaches in the area, like the one at the Cape Panwa Hotel.

It's a bit of a trek from the airport - a good 90 minute drive. But if you want privacy and to avoid tourist crowds one resort may be exactly what you’re looking for - Sri Panwa.

Sri Panwa breaks a few rules when it comes to buying property on the East Coast.

In fact, it is one of the few places with a real beach and it’s run as a five-star resort.

The properties were built around the trees and the developer maintained as much of the natural rainforest as possible.

The downside - there isn't much property still for sale. Prices start at 50,000,000 Baht (US$1,625,832) for a two bed ocean view villa.

Oh, and the views are really something too.

There are some other developments in the area such as Bel Air Panwa. But they are struggling to sell after over five years on the market. So I wouldn't recommend them as a good investment.

Should you buy on the South East Coast?

In reality, you should only consider buying in this area if it suits your lifestyle and you will be spending longer periods in Phuket.

Buy in the South East because you like to be away from tourist areas but still have contact with expats.

It is unlikely you'll see large gains in the value of your property and rentals will be harder to come by.

If you are buying for investment, I recommend you concentrate on the North West and South West of Phuket.

Would you like to know more about Phuket property?

Get your free copy of ‘The Definitive Guide to buying property in Phuket’ by going here.

You will discover why it's not as popular as the West. Why it is ideal if you enjoy boating. And what you need to look out for when you buy.

The truth about the North East Coast

The North East of Phuket is largely un-developed and there is a good reason for this:

There are no real beaches.

You will come across one or two but these are man-made beaches (i.e. sand was brought in) and they need constant maintenance as the sand washes away.

The reason for this is that the East Coast is tidal, whereas the West is not. At low tide on the East Coast the water goes out a long way and reveals large areas of mud.

This is ok if you enjoy beachcombing. But if you prefer to lie on the beach, swim in the sea and feel the sand between your toes, the East Coast is probably not for you.

So, if a developer or agent recommends you see some East Coast properties at a certain time of day, be wary. They have probably checked the tide tables and you will be seeing the coastline at its best - high tide.

You should insist on viewing properties at low tide also. Then you can make your own mind up about the view - when it looks at its worst.

No beaches - but you’ll like the view

What the North East Coast lacks in beaches it more than makes up for with its views.

In fact, I think they are some of the best in Phuket.

Many properties have views of Phang Nga Bay’s limestone karsts and the islands of Koh Raet, Koh Yao Yai and Koh Yao Noi.

Perfect if you love boating

Phang Nga Bay just off the East Coast is one of my favourite places. It is a national park, full of incredible wildlife, caves and deserted beaches. If you own a boat you have all this on your doorstep.

Phuket's marinas are all on the East Coast as the seas on the West Coast are too rough in the wet season. The oldest and furthest north is Yacht Haven, which opened in the late 1980’s.

Since then another three have been built; Boat Lagoon, Royal Phuket Marina and Ao Por Grand Marina.

Royal Phuket Marina and Boat Lagoon are the most developed with shops, bars and restaurants. Boat Lagoon also has full service facilities and a dry-dock.

Retail and residential areas are planned for Ao Por Grand Marina - but these could be a few years away.

North East infrastructure and amenities

Unless you live at Boat Lagoon or Royal Phuket Marina it’s unlikely you’ll find the North East very convenient.

Limited development means there is a shortage of amenities and you will have to drive to pick up anything you need, sometimes fairly long distances.

You won't find any large supermarkets and the smaller mini-marts are limited and basic.

Restaurants are confined mainly to local roadside shacks and a small number of independent hotels.

What kind of property can you find here?

There isn't a huge choice of property on the East Coast. Most is located around Ao Por, on Cape Yamu, or at Royal Phuket Marina and Boat Lagoon.

As land is less expensive, villas in the North East usually have larger plots than those on the West, particularly at the upper end of the market.

Most have good views of Phang Nga Bay and some have their own waterfront.

If you’d prefer an apartment, there are a number of small developments in Ao Por which are also worth considering.

You can also find property on some of the islands off the North East Coast.

Koh Yao Noi, for example, has some independent resorts and a few branded hotel developments.

Is the North East a good investment?

If you are buying for investment it is still far too early. Interest from property investors in the North East Coast of Phuket is limited.

Five years ago everyone was talking about the East Coast catching up with the West due to cheaper land prices and less tourists. But in truth, it has never happened.

Your capital appreciation will also be lower than on the West Coast and when you sell you'll have far fewer interested buyers.

Yes, you will find property prices are less. But you’ll have difficulty renting your property unless it is linked to a good five-star hotel.

Even then, you need to do your homework. Ask to see details of occupancy rates. Look at the room rate per night compared to West Coast rivals. And calculate your nett return carefully.

You won't find maintenance and common area charges any lower than at West Coast resorts - so you need to factor this into your decision too.

Should you buy on the North East Coast of Phuket?

In reality, you should only consider buying on the North East Coast if it suits your lifestyle.

It is unlikely you will see large gains in the value of your property and rentals will be harder to come by.

In my opinion, it will be at least five and probably more like ten years before the North East Coast starts to gain the same popularity as the West - if ever.

So if you buy here it should be because you enjoy peace and quiet, the lack of tourists and limited development.

If that is more important to you than the convenience of having things on your doorstep, the North East could be ideal for you.

To find out more, you can get a free copy of ‘The Definitive Guide to buying property in Phuket’ here.

As you know, it's important to understand a little about the different areas. Find out which places suit your investment plan and lifestyle, and the sort of prices you should be paying.

So here is the second part of my guide to what each area of Phuket can offer you.

Today: South West Phuket (Patong & South of Patong)

Patong Beach

If you are looking for a reasonably priced, entry level apartment then Patong is one of the best places to buy.

As you probably know, its central location on the west coast means it's convenient for the airport (around 35 minutes). And its lively nightlife, bars and restaurants make it one of the most popular tourist destinations on the Island.

Patong is most popular with singles and couples on short breaks. Many prefer to stay in an apartment rather than a hotel, so rental returns tend to be good as occupancy rates are high.

You'll find a good range of smaller studios (around 30m²) and one bedroom apartments (about 60m²) for prices from 2,500,000 Baht (US$83,000) to around 6,000,000 Baht (US$199,000) - depending on location, size and quality.

You won't find many larger two bedroom apartments unless you buy off plan.

Sea view apartments are in short supply in Patong as most development is at sea level. But you can find a few on the northern edge of the town and further up the coast in Kalim.

Tri-Trang

Tri-Trang was off most people's radar until recently.

This small sandy beach is just 3km south of Patong.

The good thing about Tri-Trang is it's just a five minute drive from central Patong but has a peaceful, natural environment.

You should be able make some good capital gains if you buy the right property in this area.

Karon

Karon is an established seaside town with hotels such as The Hilton and Movenpick.

It wouldn't be at the top of my list for investment property, but it is ideal for a holiday home.

Most of the available apartments are set back from the beach by about 500 metres in high-rise blocks.

If you want an ocean view you need to be on the higher floors (obviously) and your view won't be great; a panoramic view of the town with a slither of ocean at the top.

Kata

Just south of Karon, Kata is a bustling seaside town which gets a little congested in the high season due to its narrow streets.

Many people find it quite charming, all the same.

Its two beaches, Kata Noi and the main Kata Beach, are regarded as amongst the best in Phuket. Of the two, Kata Noi is usually quieter.

Property development on the hillsides surrounding Kata started in the 1990's and land is now scarce.

So today it's hard to find new property launches in the area and villas are in short supply.

Kata is more expensive than Patong and Karon. But rental yields are good with high occupancy rates all year round.

Naiharn

Naiharn is the most south-westerly town in Phuket.

It's located in the centre of a national park so land near the beach is protected.

Many regard Naiharn as Phuket's prettiest beach; it has a wide bay with tropical rainforest on either side.

The area is quiet and popular with expats.

If you are looking for a retirement home or you intend to stay in Phuket for longer periods, Naiharn is worth considering.

You'll find plenty of foreign owned businesses; restaurants, bars, bakeries and shops. In fact, some people think Naiharn is a little too Westernised for them.

Property in Naiharn is mainly limited to villas and prices are reasonable.

You won't find any ocean view properties in Naiharn due to the national park, but you will find plenty of choice.

The downside to Naiharn has to be the distance from the airport; it will take you a minimum of one and a half hours to get there.

In summary, if you're looking for a reasonably priced investment property you should consider Patong and my top tip, Tri-Trang.

If you prefer something a little more upmarket, with good rental yields, look at Kata but be prepared to pay higher prices.

If you are considering longer stays or a permanent move, Naiharn is the place to be on the South West Coast. But, remember, it’s a long way from the airport and some consider it too Westernised.

If you want to know more, you can get a free copy of ‘The Definitive Guide to buying property in Phuket’ here

And don’t worry about the Poo.

Because it is the island you can see in the distance...

Koh Poo (Crab Island) is a popular spot for snorkelling.

There are only a few villas on the ocean-front in Kata on the West Coast of Phuket.

And they don't come up for sale very often.

This one is between Kata Noi Beach and Kata Beach.

It was built in 1999.

At that time the idea of buying a holiday home in Phuket was quite new.

The cost of materials was far less.

So this villa was built to a high standard.

The living room and music room have parquet floors.

And the windows and doors are made of solid teak - not the cheap veneered stuff passed off as teak these days.

There are 4 bedrooms, a living and dining room, a fully equipped kitchen, a sauna and a music room complete with piano.

All rooms have ocean views.

And the master bedroom and living room have large balconies with comfortable sofas.

There is also a separate Thai kitchen for your chef.

The focal point is the infinity-edge swimming pool with its large sun deck.

Steps from here lead down to a Thai sala on the rocks with 180-degree ocean views.

It is an ideal place to sip cocktails whilst you watch the sun set.

Or you can fish, snorkel and swim in complete privacy.

A 5-minute scramble along the rocks and you will be on the sands at Kata Beach.

Alternatively, a short walk down the road takes you into Kata town.

At the entrance to the 1200m2 garden is a separate maids house and a garage.

And as you’d expect, the landscaped gardens are well established - which makes the house very private.

The property is in good condition inside and out.

It is on a private estate with just 12 other villas, managed by one of the top hotels in Kata.

As an owner you can use the gym and hotel beach club.

Plus, there is 24-hour on site security.

The villa is on sale for 70,000,000 Baht (US$ 2,428,940).

You've heard about everything coming in threes.

Well, last week that was definitely true...

My car wouldn't start, the lighting system in my house broke and, worst of all, the toilets in my house were blocked.

I don't remember breaking any mirrors.

But I was certainly down on my luck.

Now, if I had these problems back in England it would cost me a small fortune.

Even worse, I'd spend hours on the phone with mechanics, plumbers and engineers comparing quotes.

And then it would be days before they came out to ‘have a look’ – at my expense of course.

In the end I'd get a big bill for my trouble.

But luckily I’m not in the UK – I’m in Phuket, Thailand.

So I called Dr Jock.

He is not a real Doctor. He looks after my garden and maintains my house.

But his talents don’t end there...

He had a quick look at my car - then disappeared.

Ten minutes later he was back - mechanic in tow!

"It's the battery. It's going to cost 3,500 Baht. OK?" He asked me.

"Yes, of course. But are you sure it is the battery?" I replied.

I've had enough cars to be wise to mechanic’s tricks.

And I didn't want to replace the battery only to find out it was some other problem.

"You can have the new battery for a few days. If the car doesn't work after that, you don't have to pay" the mechanic said.

Can you imagine that? A new battery on loan. No chance of that in England.

It turns out he was right. I've been using that battery for a week now and my car is fine.

The lighting system was a bigger problem.

To cut a long story short - it turned out to be the power supply.

But a new part had to come from the US. It would take weeks and cost me an arm and a leg.

In stepped Dr Jock...

He took the faulty part to Amorn.

If you don't know Amorn, it’s an Aladdin's Cave of electronics next to Big C supermarket in Phuket.

"I can fix. One hour. One thousand Baht" the engineer at Amorn told Dr Jock.

And that was it - problem solved.

So, the only thing left was the toilets.

I will spare you the gory details.

But Dr Jock called a man with a van who fixed them pretty fast.

I was impressed.

All 3 problems sorted in just a few hours.

What did all this cost me?

6,500 Baht (US$ 210).

I don’t think I’ll be feeling homesick for England any time soon.

Article source - http://blog.phuketoceanvillas.com/when-everything-goes-wrong-call-dr-jock/

"I'm fed up with investing in the stock market. Every time I come away it seems to crash. I just want to make a good rental income and some capital appreciation. That way when I come to retire in a few years time I'll have something to fall back on" he said.

Roger told me he’d been offered an apartment in Patong, Phuket.

It had a bit of an ocean view and was close to the beach.

The asking price? 7.8m Baht.

So Roger offered 7.2m. It was immediately accepted. As you can imagine, he wished he’d offered less.

But he was pretty happy with his decision - so he asked the agent what he thought…

"You'll easily make around 10% rental income a year, probably more like 15%.
And the capital growth will be at least 10% a year” the agent replied.

Sounds good, right?

Roger decided to do some research.

He compared the rental prices of similar apartments on-line.

It seemed that after he'd paid all his monthly costs - he wouldn’t make much profit at all.

And to make things worse - there was an electricity transformer right in front of his future living room window.

Of course, the agent and developer both insisted it would be moved.

Roger asked me what I thought.

So I told him - I didn't think it was his best option.

The problem is there are lots of similar apartments in Patong.

This one is no different from most. It's not run as a resort. And he'd have to rely on agents to get him tenants - always a bit hit and miss.

In my opinion, he'd be lucky to make a 3% rental return.

And capital appreciation will be low too. Because the project is complete so prices are at their highest.

The worst thing is, there is undeveloped land in front of the building. If it gets built on Roger will have no ocean view. And that will have a big effect on the value.

Obviously, the agent and the developer both said this could never happen. But do you believe them?

There’s also that transformer. It could affect the price when Roger wants to sell - assuming they don’t move it.

I suggested Roger looked at another development just outside Patong.

It took us less than 5 minutes to get to there.

All the apartments have unobstructed ocean views.

Roger was surprised that its 2 beaches were so quiet. After all, we were only 3km from Patong.

And because this place only launched about a year ago, the prices are still good. Even though it is due to be finished in May 2012.

The resort will be run as a 5-star hotel - so rental returns should be high - and the developer is offering a 5% rental guarantee for 2 years.

Interestingly both apartments are the same price.

I left Roger to make his decision.

The sad thing is, Roger was right. The stock market did crash whilst he was here. I hope he got his money out in time.

If you'd like to know more about the place I took Roger to see go here:

http://www.phuketoceanvillas.com/propertydetail.asp?PropertyID=823

As always, if you have any questions - send me an email or give me a call.

Buyers started queuing at 7am and by 10am everything was gone.

This reminds me of the heady days of real estate in Dubai and Spain. It is definitely not something you would normally associate with Phuket.

So, who's buying?

Sansiri’s dCondo development is aimed entirely at the Thai domestic market.

According to the developer, local investors bought almost 30% of the units with the majority buying multiple units to sell on for a healthy profit.

The remaining 70% were sold to individuals who intend to make dCondo their home.

What is the winning formula?

Price is likely to have been a major factor, as apartments start at 900,000 Baht (US$ 29,152) and go up to a maximum of 1.4 million Baht (US$ 45,347).

That's a lot less than you would pay on the West Coast of Phuket.

But you don't get a lot for your money. Apartments are pretty basic by Western standards and the largest units are just 30m2 in size with a living/bedroom, a kitchen area and a bathroom.

The property is located in the centre of Kathu, in the middle of the Island. It consists of three, eight storey buildings. The communal facilities include a swimming pool, a gym and a garden. The building will also have a full security system along with 24 hour CCTV monitoring and a regular shuttle service to take residents into Phuket Town.

If you missed the boat on this one you will be pleased to hear that Sansiri are planning a further two developments in Phuket; “Habitia” which is a collection of semi-detached houses; and “Habitown” a complex of two storey townhouses.

I suggest you start queuing now if you don't want to miss out.

Whether you’re buying for your retirement, a holiday home or as a pure investment – this definitive guide will help you to avoid the most common pitfalls and scams.

'The Definitive Guide to buying property in Phuket'

We recently had the pleasure of helping a
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place. The vans came in handy; they were exactly what the students needed. They
were the right size for the amount of goods to be move and they were also
affordable for the student’s budget. Being students they were still trying to
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needs.

The students told us about how they had
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to make sure they would all one day, be successful. They would sit around at
lunch time and discuss what life would be like after they finished school, and
all the things they wanted to do They wanted to go to University and get their
degrees, but they firstly wanted to take a year off and travel. This was the
first part of their independence. The trip was intended not only to have a
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When they got back it was time for them to
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for all involved, just to be fair to everyone. Each student had bits and pieces
to contribute to the new place. The parents were helping out with any extra
furniture, crockery and household items, so they didn’t need to buy anything
and they were all bringing their own bedrooms. It was great how they all worked
together and helped each other to make a future for themselves.

It was agreed that because each person only
had a small amount of items to be transported, the best idea was to hire a van
each, as this would save time and money. Each van would arrive at the family
home and the movers would help transfer the furniture and boxes to the new
place. Having a small van removalist Melbourne Company can help with all sorts
of moving situations, large or small in any area. Our small van Melbourne
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The day of the move the students had
prepared everything for the move. They had dismantled the furniture and wrapped
and packed the smaller items. When we arrived everything was ready to go so we
were able to quickly load the vans making sure all the furniture was secure and
well packed. The items were then transported easily to the new place and once
there the vans were carefully unloaded and the movers carried everything into
the new home. With the students working together and helping each other the
move was done quickly. Everyone was able to settle into the place easily and by
the end of the day they were too happy to feel tired. Everything had really
gone to plan and they were on their way to the next stage in their life. It was
great the new small vans had been perfect for the move and an asset to the
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