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on Pattaya, Jomtien, the Eastern Seaboard and Thailand in general

We have compiled information on various subjects below which we believe will provide you with an overall guide to Pattaya, Jomtien, the Eastern Seaboard and Thailand in general.

If you require any further information or if we can assist you with relocating to Pattaya, Jomtien or the Eastern Seaboard, please do not hesitate and contact us.

Due to the extensive ‘Foreign’ work force employed in Thailand with company’s such as GM and BMW having major manufacturing plants here in the Eastern Seaboard region, there’s no shortage of fine International Schools. We can advise you on the current curriculums, accreditation, reputation, transportation and school fee structure.

The Eastern Seaboard is very fortunate in having several extremely well equipped, world class hospitals, including Bangkok Pattaya Hospital, Pattaya International Hospital and in Bangkok the famous Bumrungrad Hospital. We can provide you with an assessment of the benefits of each of these hospitals, introduce you to the staff, and register you with the hospitals.

We will also introduce you to the Post Office, ISP’s, Telephone Authority, Electrical Authority and Water Authority locations and procedures, as failure to pay any of their bills on time can result in the service being cut swiftly.

While the law in Thailand is very similar to that in the Western world, the biggest problem is that all government documents are prepared in the Thai language. We can introduce you to respected and trusted law firms in the region to assist you with any legal requirements you may have.

We can advise you on the advantages and disadvantages of the various local banks together with the foreign banks that exist in Thailand. We will advise you on the necessities of a Tor Tor 3, and other local banking requirements. We can arrange appointments for you to meet with bank staff and assist you in opening bank accounts with your chosen bank.

Thailand is a shopper’s paradise, and Pattaya is no exception. We can show you the major shopping centres such as Royal Garden and the Pattaya Festival Centre, Tukom IT center, The Outlet Mall and also the various local shops and market stalls for those cheaper items.

Local Television is broadcast in Thai language, so you will most likely want to consider the UBC Satellite TV and Sophon Cable TV operators. Between them they offer well over 100 channels in English, French, Italian, German, Dutch, Chinese, Japanese and Indian languages. Subscription prices are very reasonable and services are quite good.

The Eastern Seaboard has a number of top quality Supermarkets such as Foodland, Tescos Carrefour, Big C and Tops, all stocked with a variety of local and imported goods, some of them open twenty four hours a day. There are also a number of local foreign operated grocer shops, delicatessens, butchers and continental bakers for all those special needs. So if it’s your favourite breakfast cereal from back home, fresh bread or frozen foods, or that special coffee you love, we can show you the best places to shop for your food and grocery needs.

Pattaya is one of Asia’s biggest beach resort tourist destinations and abounds with world class restaurants, with hundred’s of restaurants with every nationality catered for. From the fresh local seafood to Western fast-food such as McDonald’s, Burger King, KFC, Dunkin Dohnuts, etc, to the local fast food such as noodle shops and barbeque chicken stands, to 5 star dining, every taste and culinary desire is catered for. We can provide you with recommendations and assessments of the majority of well known dining establishments in the area.

Pattaya has many choices of taxi service from motorbike taxis, Songtow’s (pickup trucks), private hire limos and buses. We can advise you on the rental or purchase of a motor vehicle, and assist you in obtaining a Thai Driver’s license. We can also provide you with maps of the area, and details on motor vehicle insurance requirements.

The Eastern Seaboard has in excess of 20 world class golf courses in the immediate vicinity. Coupled with the numerous beach side leisure activities, tennis courts, water skiing, horse riding and top class fitness centres and gymnasiums, Pattaya and district has everything to keep you in good health and top physical shape. We can show you the best facilities and arrange memberships where appropriate.

The Eastern Seaboard has in excess of 20 world class golf courses in the immediate vicinity. Coupled with the numerous beach side leisure activities, tennis courts, water skiing, horse riding and top class fitness centres and gymnasiums, Pattaya and district has everything to keep you in good health and top physical shape. We can show you the best facilities and arrange memberships where appropriate.

The Eastern Seaboard is famous (or infamous, depending upon your point of view) for its nightlife. You can take your pick from the extravagant cabaret shows of Tiffany’s; to the Irish pubs, the German Brau Haus, the English pubs, the Hi-tech discotheques such as the Palladium; there is something here to cater for every night owl.

One of the most frequently asked questions we receive is ‘Can a Foreign National own land outright?’ The answer is No. But there are legal ways, within the Thai company structure, that will allow a foreigner to exercise sole control over the Thai company and their investment.

Depending on your individual circumstances, the most common way is to set up a Thai company with the specific purpose of owning the property. There are also other ways to purchase property which are used by expatriate buyers.

Thai Nominee
This is the easiest method of house purchase, all you need to complete this form of house purchase is money and a Thai national who is willing to own a property that you the buyer have paid for. The nominee is usually a Thai wife or partner and can be risky if the relationship fails at some time in the future.

Lease with option to buy
This is probably the safest way to buy a house and land in Thailand. You still require a Thai Nominee but the deal is made safe for the buyer by having a 30+30+30 year lease registered on the land. There is a tax payable on the lease income however this is minimal. The lease is a legally binding document registered at the lands office. The initial term of the lease as well as the extension periods are declared as paid in advance and incorporated into the agreement is an option allowing the Lessee (buyer) to purchase the land outright should the law change and permit foreigners to own land in Thailand. This is the closest you can get to freehold property ownership in Thailand.

A Nominee with Mortgage
This is a very safe method of house and land purchase. Once again you will need a Thai Nominee in order to effect a property purchase in this manner. Instead of a lease agreement, this purchase method relies upon a mortgage to secure the buyers investment. The way this works is, the buyer has a Thai Nominee to buy the property then the property is registered as mortgaged at the lands office. Once again there is a tax applicable to this, it is however minimal. The property cannot be sold until the mortgage lender signs the title documents declaring the mortgage cleared. This once again gives 100% control over the property although not ownership. The buyer may remove the nominee should any problems arise and transfer in a new nominee at any time.

Via a Thai Registered Company
This is probably the most popular method of property ownership. To own property through a company you need 7 (seven) partners (shareholders) including yourself. Each of the six Thai shareholders have a portion of the 61% that must be owned prior to the house purchase (this is reduced to 51% after the house is purchased). There is only one director (the buyer) who is also sole signatory for the company. The buyer will also have to obtain documentation through the lawyer who forms the company giving the buyer 100% control of the company. Being a company, there will be a tax obligation, as there would be in any country, however the costs here are minimal and your lawyer will have an accounting department able to assist you with the above.

Thailand has a unique land measurement system that you will need to understand if you plan to buy a property in Pattaya. The common terms you will hear are Rai or Tarang Wah. See below which gives the conversion to Metric.

A Rai is the largest unit in the Thai system and is equivalent to 1600 square metres, 2.53 Rai is an Acre and 6.25 Rai is a Hectare.

Tarang Wah
Most smaller land plots are measured in Tarang Wah which is 4 square metres, 400 Tarang Wah in a Rai. TW = 4 x m sq

Larger plots may be measured in Ngan, a Ngan is 100 Tarang Wah or 400 square metres, 4 Ngan is a Rai. NGAN = 100 x TW or 400 m sq

Tarang Met
A Tarang Met is 1 square metre. TM = 1 m sq

To rightly own property in Thailand you will need to have the correct documents in your name (Company/ Nominee name) and in your possesion. In Thailand the Title Deed is know officially as Nor Sor 4 Jor or more commonly as the ‘Chanote’. Another ownership document is the ‘Confirmed Certificate of Use’ known as ‘Ngor Sor Saam Gor’ in the Thai language.

The Title Deed (Chanote) is the purest form of land ownership. It ensures easy transfer, one original set is kept in the District Land Office where the registration of land transfer takes place, and the other original set is given to the owner of the land. Look for the red coloured crest at the head of the certificate.

Confirmed Certificate of Use (Ngor Sor Saam Gor)
This document certifies the right to use land and is often issued pending title deed. Transfer of the certificate is mainly completed at the District Land Office or Branch District level, as the case may be. Look for a green coloured crest at the head of the certificate.