Buying Guide for Udon Thani
Constructions Available in Udon Thani
in Udon Thani and Thailand in general are constructed differently
than what most foreigners are used to in their home country.
all houses in Thailand are constructed of brick and mortar with
a layer of mortar used for the outside facing and the interior walls
of the house. Structural steel is imbedded in columns spaced
typically on 3.5 meter centers. Rarely is any insulation used
in the walls and generally there is no insulation in the attic.
Interior piping is for cold water only in most cases. Localized
electric heaters are used in the bathrooms to heat water for showers.
Roofs are constructed of structural steel welded to the steel from
the vertical columns. Ceramic tiles are then laid over the
steel skeleton to complete the roof. Newer homes use either
PVC or Aluminum framed windows, although older homes with wooden
frame windows abound. Tile is typically used for the flooring
in moderate priced homes and granite floors are typically found
in more expensive homes. Walk in closets in the bedrooms are
a rare sight expect in the higher priced homes. Room air conditions
are usually found in the master bedroom and living rooms of better
homes. Central heating systems are not required. New
homes typically do not include any kitchen. It is up to the
Buyer to design and complete the kitchen himself. Some people
opt to extend the roof of their house in the rear to build a “Thai”
kitchen which includes a basic tile covered counter top with a sink
and gas grill. Others build a traditional America/European
style kitchen inside the house by installing granite counter tops,
wooden cabinets, sinks, gas range and sometimes an electric oven.
range depending on location, land size, single or two story homes
as well as square meters of living space and appointments.
The following represents typical pricing and descriptions, however
each property is different and items such as land size and location
play an important part in determining the final price.
– These are usually located within the city and are two story
or two and a half story houses with common adjoining walls.
Typically six to ten are arranged in a row together with the end
units commanding a higher price since they have windows on three
sides. Prices typically range 750,000 Baht for basic to 1.2
million Baht for well appointed units in prime locations.
– Similar to Townhouses, but only one common wall with both
units having windows on three sides. Prices range 1.0 million
Baht to 1.5 million Baht.
Family One Story House – These are typically found around
Ring Road in Udon Thani and on the main roads leading from the city
in developed sub-divisions. Almost all of these have three
bedrooms and two baths with a living room and kitchen and are built
on lots of 55 to 80 square Wah. The master bedroom has an
en suite bathroom. The smaller ones have about 100 square
meters living space (1000 square feet) inside the house plus additional
covered space for carport, porch, rear patio etc. Prices range
from 1.5 million Baht to 2.0 million Baht. The larger ones
have bigger bedrooms and living rooms and are typically 120 to 140
square meters living space (1200 to 1400 square feet). Prices
typically range from about 1.6 million Baht to 2.4 million Baht.
Very large one story houses on lots of 200 – 400 square Wah
can command prices in excess of 4 million Baht.
Family Two Story House -- These are also found throughout
the city (mostly older customized construction) as well as around
Ring Road and the roads leading from Udon Thani. Prices range
quite a bit because there are so many variations in quality of amenities,
land size, house design and built in features. A basic smaller
3 bedroom 2 bath two story house with about 180 square meters of
living space built on a lot of 80 square Wah sells from a low of
2.4 million Baht outside Ring Road. Houses on Ring Road typically
sell for a minimum of 3.4 million Baht to as much as 10 million
Baht for a prime location inside the city or on Ring Road in a gated
community for a 3 to 4 Bedroom 4 to 5 Bath house with as much as
500 square meters (5000 square feet) of living space plus pool on
a 1 Rai or bigger lot.
of the Buying Process
a house in Udon Thani is similar process to that used in most Western
you need to familiarize yourself with the city and the most popular
places for foreigners to live. Make a visit to Udon Home Sales,
Udon Thani’s premier Real Estate Agent with a very wide selection
of homes in the Udon Thani area.
staff will be pleased to answer any questions you may have and take
you to see many available properties for sale.
you have surveyed the area and decided on the sub-division and house
you are interested in you can make a verbal offer to our staff.
This offer should include: (1) the purchase price offered; (2) the
amount of deposit you will make upon verbal confirmation of the
acceptance (typically 5% minimum and 10% to show real sincerity
in the offer along with a slightly smaller purchase price offer);
(3) the time needed until final closing (typically less than 30
days for cash offer and 60 days if financing is needed. Also
state if cash offer or if financing needed, many Sellers do not
want to deal with contingency contracts based on financing needed;
(4) list any personal property the Buyer expects to receive from
the Seller (items like all furnishings, drapes, air conditioners,
water heaters pumps and tanks etc); (5) percentage of all taxes
due on sale to be paid by Buyer and Seller; (6) Expected closing
acceptance of the verbal offer, the Buyer will be expected to make
the cash deposit at our office at the time of signing the Purchase
Contract Offer (Will Buy, Will Sell contract). Udon Home Sales
will issue a cash receipt document for your safe keeping in the
amount of the deposit. You will also be furnished with a signed
copy of the Purchase Contract from the Seller. This will include
a copy of the Chanote land title deed.
Buyer may decide to perform an independent survey of the land and
also perform a title search to determine if there are any outstanding
claims against the Seller of the land or against the land itself.
Surveys are generally not needed except for houses built on separate
plots of land outside of any sub-division. Udon Home Sales
can assist with this process along with our English speaking attorney.
to the closing date you will have to transfer the remaining balance
of funds into Thailand from your home country. When doing
so, you should take care to transfer the monies in your own currency;
i.e. from the UK send the balance of the payment in GBP Sterling
to your Thai Baht currency bank account in Thailand. Also,
make it known to the receiving bank in Thailand that the purpose
of transferring such an amount is for buying property in Thailand.
By transferring in your own currency you will often gain a better
exchange but more importantly it will make it easier for the bank
to grant what is known as a Tor Tor Sam. This is a bank certificate
that is required whenever a transaction in excess of 20,000 USD
takes place. Keep the document. If you ever want to sell the
property and transfer the proceeds back to you home country, you
will need this document.
the date of closing you will need to meet in our office at 195 Pracharaksa
Road in Udon Thani together with your wife, girlfriend, nominee
etc. The Seller will also meet in our office and bring the
original Chanote for inspection. The Buyer needs to bring
cash or a certified check issued to the Seller. Once everyone
is satisfied, then everyone will go together to the Land Office
nearby to conclude the legal document transactions and immediately
thereafter to the bank of the Seller to deposit the funds.
Taxes have to be paid in cash at the Land Office prior to document
of the property can be concluded after the above in the event that
furnishings etc are included with the sale.
staff will assist with the changing of the Blue Book ownership documents
for the house along with transferring the Electricity and Water
utility records to your name either on the afternoon of the closing
or the immediate date following.
you now have a wonderful home in Udon Thani to spend the rest of
your life with you new love!!!!!
Note: Location, Location, Location
Location issue is of prime concern when considering the purchase
of a house in Udon Thani. Following are a few pitfalls to
watch out for and the consideration needed to be given before the
issues surrounding “Location” can be properly addressed.
and foremost, you want to buy a house in a convenient location to
the places you frequent. Most foreigners tend to locate in
sub divisions around Ring Road or on the main roads leading outside
Udon Thani (Route 2 going North to Nongkhai, Route 2 going South
to Khon Kaen, or the Road going to Sakorn Nakorn). Please
refer to our map showing the location of several popular sub- divisions
and the landmark shopping areas of the city.
and equally important, consider the prospect of resale before you
buy. Is the house in a good location and is it appealing to
future buyers? From our experience, foreign buyers want either:
(1) a house in a well maintained sub-division with comparable houses;
or (2) a custom designed house on a larger plot of land (1 –
2 Rai, or 1600 – 3200 square meters within close proximity
to Udon Thani’s Ring Road. Beware: Houses located
more than 10 km away from Udon Thani’s Ring Road are very
difficult to resell because the number of potential buyers is quite
never ever build a house on the family land of your wife or girlfriend!!!
Repeat after me!! “I will not build a house on the family
land of my wife or girlfriend!!!” There are multiple
problems here. First, most of these properties are located
in distant towns or villages away from the major cities in the NE
of Thailand. So there are no restaurants, nightlife or shopping
centers nearby. Please consider if you want to live in such
a remote area for the rest of your life. Second, in the event
of a breakup, it will be extremely difficult for you to continue
to live there. Her relatives (and probably your only neighbors)
will make your life miserable and what possible reason would you
want to continue to live there unless you found your new true love
in the same village. Third, it will be almost impossible for
you to sell the property to another person. There is no market
(at reasonable prices) for houses so far away from Udon Thani.