Koh Samui Holidays- a good time to think about the future and Your future life on this Paradise island of Koh Samui….

Why Invest in Samui?

Warum gerade auf Koh Samui investieren?

Investment growth & property values in Koh Samui are adhering to the proven worldwide trend for idyllic resort locations. It starts with the discovery by back – packers & the building of simple budget bungalows several decades ago.

As infrastructure improves rapidly , larger hotels follow until the island is meanwhile a recognized tourist destination bringing in international hotel chains, theme pubs & restaurants. Once these are established the development of an industry in weekend homes / holidayhomes and resort – managed apartments is the next natural progression.

To summarize, as a location grows from tropical beach resort to a fully serviced community with international standard hospitals, schools, shopping, communications, marina and leisure facilities, longer term foreign residences become feasible.

Residential investors such as retirees, regional managers and small business owners will start to build more substantial and permanent homes. Astute, successful, international businessmen know that the right timing in property investment will bring them generous returns.

Koh Samui is surging forward accordingly but it is yet to reach its peak. Considering all the investment opportunities available to you at present, house and land outstrips them all in terms of performance. Buying in now will ensure that once the metamorphosis from back – packer to high end travel destination is complete, substantial yields will be generated from managed rental returns and/ or the resale value of your property

Residency
There are several routes to obtaining residency in Thailand. The exact qualification requirements tend to change on a regular basis but typically involve inward remittances invested in bank deposits or approved businesses.

Retirement visas are more simply acquired based upon age requirements ( of 50 years) and demonstration of relatively modest local deposits and/or sources of offshore pension income being remitted to Thailand. Overall, Thailand is a relatively easy place to live and do business in.

Please note that the visa gives you the right to enter and remain in Thailand, it does not give you the right to work in Thailand. The work permit on the other hand, gives you the right to work in Thailand but does not give you the right to remain. If you plan to working Thailand, you would require both a visa and a work permit.

Developers
Property development is a booming industry in southern Thailand.
If you are in the market for an Asian retreat then there is probably no better place than Koh Samui.

Samui has a charm unlike any other island destination in Thailand. A true island getaway with warm azure waters, white sandy beaches, rugged granite rock formations, swaying palm trees, verdant jungle clad mountains and cool tropical waterfalls.

Samui is also a place where most of the discerning amongst us fall in love with the feel and primitive ambience but we are not quiet ready to get back to basics, hence rather than east meeting west in a culinary sense, east meets west in the form of a lifestyle development.

For those of you that want the best of both worlds then Samui’ s property developers have the options that will allow you to bask in luxury, surrounded by pools, man made waterfalls, landscaping, gentle streams, ferns, palms all in a safe secure environment.

The benefits of a development are far ranging. They include community property such as gyms, pools and clubhouse. There is also utility support through backup generators, water supply, communications and maintenance. Added to this there is onsite security as well as the ability of the developer to generate rental returns through property management when you are not resident.

The exclusive designs, zoning and location offer protection against any adjacent unwelcome property owners putting up a bar, supermarket or some form of industrial business.

Most home owners within a development will be successful businessmen, retirees, company regional managers or CEO’s who want the security of the complete infrastructure provided by professionals who are experienced in the running and management of such operations.

Buyer Concerns
When buying into a development you are buying into a complete project and as such you should concern yourself with the developers solvency.

The best protection against developer insolvency/ bankruptcy is to pay for what you get & to minimize any advances or deposits with the critical component in all cases being the land.

Once you have paid a deposit to buy the land it is not advisable to make further substantial payments until such time that the transfer of ownership of the land is registered at the land office. If would also be prudent not to commence major building works until you have legally acquired or leased the land.

With respect to the common property in the development financial institutions would be unlikely to foreclose because the nature of the land renders it relatively valueless. Even in the unlikely event that the bank or financial institution were to insist on foreclosure, they may be restricted by the presence of a registered servitude or rights of way arising by necessity.

Property Management
If you do not intend to reside or retire within the first few years of buying a property then rental income is going to be a major factor in your plans to purchase in Koh Samui. If so, we strongly recommend that you choose a development that offers property management services including some possible rental return guarantees.

Most developments in Koh Samui are reasonable at providing flexible rental solution so that the owner is entitled to stay for as long or as short as desired and still put a property into or take out of a rental pool at short notice.

Please Note: It is within our experience that the best rental performers are those where the developers have an ongoing operational relationship with a development.

In such cases they give greater care to the management of the development and it’s facilities being focused on maximizing rental returns for their and the owners benefit.

Maintenance Fees
When buying into a well maintained and managed development expect to pay monthly maintenance fees.

These fees are used in the preservation & upkeep of any common property, common facilities, and backup utilities s and in providing security. What they do is allow the developers Management Company to maintain the look and feel of the development protecting your financial investment.

Maintenance fees will vary between developments and the services and costs that are included. So be sure to compare the projects.

Look before you leap!
High end island developments definitely have their advantages but they are primarily targeted at those who want the security, services and conveniences of a first world neighborhood in an Asian environment.

They are also a plus if one of your prime concerns is to earn high end yields through rental returns. The property management teams at any of the major developments have worked this into their long term business planning.

There are many people, however, who would rather assimilate into the local environment by buying an established stand-alone house or price of land and building themselves.

If you are one of these then it becomes imperative that you secure the services of a reputable real estate agent or property consultant that will help you avoid many of the pitfalls that have beseeched the less informed or naive.

Buying an established premise or just the land and building is a very rewarding experience especially since it will not break the bank.

Setting up a Thai company property to control your property or registering a renewable 30 year lease to secure it is paramount.

Ensuring that you are buying the right type of land title, verifying vehicle & utility access, checking out the residential zone & planning codes of the area, making sure there are no unfavorable caveats attached to the property & that the person selling you the property is indeed who they say they are: can all be handled by an experienced real estate agent.

Furthermore, all reputable estate agents have databases of the best current local listings, investment opportunities & bona fide land for sale. They will work closely with you, to your available budget, to find exactly the house and land package that suits your needs.

Remember: Use the services of a professional Real Estate Agent or property Consultant to verify ownership, title, identity of parties, building permits, utility supplies and development plans in the surrounding areas that might have future impact on your proposed new property.

If Building Yourself
If you have decided to build then it is important to secure the services of a reputable builder. Real Estate Agents have the experience and knowledge within the local building industry and are best able to advise on the services of builder renowned for the integrity and quality of their work.

The reason you need this advice is that whilst most western building companies grant various forms of assurances to their clients in the form of performance bonds, retentions and warranties – they are not typical in Samui. A Performance Bond for those of you who don’t know is a guarantee issued by the Contractor’s Bank to secure any advance payment that you make to the Builder.

In Koh Samui the client will generally pay a deposit to enable the builder to start work and then progress payments are made along the way that are work and material related. The deposit, which is usually substantial, leaves your down payment unsecured if no performance bond is issued.

As well as requesting a bond within your contract you should insist on a 12 month warranty from project completion.

For a residential building this is usually long enough for significant construction defects to become apparent.

Foreign Ownership Rights
One of the most frequently asked questions a developer or estate agent receives is:

Can a Foreign National own land outright? The answer is No. Furthermore, they cannot own more than 49% of the shares in a Thai company that owns freehold land 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.

A Foreigner is, however, allowed to own a building distinct from the land, which coupled together with renewable registered 30 year leasehold, is regarded by many as being as good as owning the freehold.

Freehold vs. Leasehold
Now, there are many questions asked as to which method is better and there are relevant arguments made for both cases. Since foreigners cannot own land outright, registered leaseholds with appropriate extensions 30-30-30-30… are equivalent to freehold. Registered Leaseholds are safe, uncomplicated and easy to setup. For those of you who are not comfortable with Leasehold, the Freehold method of ownership means that the Thai company that you control owns the property.

Freehold Control
The Land Code of Thailand along with the Foreign Business Act (FBA) does not prohibit foreign control (voting and management)
Of a Thai majority owned company that owns land in Thailand.

Given the above, it is of paramount importance that a proper legal structure is adopted to retain effective control over a Thai majority owned company whilst at the same time avoiding anti- agency and anti- nominee provisions.

A number of means can be used to ensure that the foreign minority shareholders have effective management and financial control of the company.

These include but are not limited to creating different classes of shares along with different voting and director appointment rights.

As an additional safeguard you may set up a company to control the freehold land, which you as an individual then lease from the company you control. Further, you may also have the company register a mortgage over the land in your favor.

If you choose to purchase your property freehold you should consult with professionals who will adopt the proper legal structure to protect your interests and who are able to explain the same to you in detail, in your own language or at least in a language that you understand well.

You should also be aware that there are legal responsibilities and tax implications with respect to the owning and running of a Thai company.

How to pay
If you are purchasing property in Thailand and you want to pay in Thai Baht ensure that your funds are transferred into Thailand in foreign currency and converted to Thai Baht here.

The reason for this is that are the receiving bank will issue the relevant exchange control form (formerly the Thor Tor 3 form) confirming the transaction.

The relevance of the exchange control form is that it is one of the documents you will need in the future if you wish to repatriate funds without incurring tax (15%).

Also, please be aware that Banks will only issue exchange control form for individual inward foreign currency transfers exceeding 20,000 US$ or in the case of other currencies apart from US$, exceeding the equivalent of 800,000 Baht.

Repatriation of investment funds and repayment of overseas borrowing in foreign currency can be remitted freely upon submission of supporting evidence.

One of these documents would be the exchange control form mentioned above, or in respect of a foreign currency loan, the loan contract. Remittance of funds without proper documentation will be regarded as income and become liable for tax.

Most real estate agents and property developers on Koh Samui prefer to simplify the process by allowing you to purchase your property in foreign currency. Your money in usually transferred directly into one of their offshore accounts. They will setup the freehold or leasehold for you directly on remittance of this money.

Property taxation
There are 2 different types of Tax levied on property in Thailand and they are called:

•  Land Tax, and
• Structured Usage Tax / Proberty tax.

Land Tax is a very small tax levied on land ownership equivalent to just a few Baht per Rai per year.

This amount is so small that the land office rarely bothers to collect it and if they do may wait a few years before the amount is worth the effort of collecting. In any commercial sense this tax can be largely discount.

Structures Usage tax /Proberty tax is applicable at the rate of 12.5% on the actual (or assessed) gross rental value of the property.

Lessees are not subject to this tax but may be required by the Developer to pay an “annual ground rent” instead.

Land Title Deeds
True land title deeds are officially called Nor Sor 4 Jor or more commonly “Chanote” and are issued by the Suratthani Provincial Land Office in Koh Samui

Land held under Chanotes are accurately surveyed and GPS plotted in relation to a national survey grid and marked by unique “numbered” marker posts set in the ground.

When scouting around expect to find many land documents in the form of Nor Sor 3 or Nor Sor 3 Gor which are in the strictest interpretation of the law, certificates of land utilization.

They are to all practical purposes equivalent to land title deeds because they allow the land to be sold, leased or mortgaged in the same way as land held under a Chanote Title.

The difference lies in the fact a Nor Sor 3 certificate is less accurately surveyed than the Chanote.

Nor Sor 3 boundaries are recorded in relation to its neighboring plots and therefore there may be survey errors in length and land area.

The newer Nor Sor 3 Gor is in general a much more accurately surveyed title as each plot is crossed referenced to a master survey of the area and a corresponding aerial photograph.

Now there are a host of “land papers” which we advise all serious investors not to give any credence to. They are in essence a form of claims to possessory rights, which have been filed with the district land office and upon which a small tax fee has been paid. The land held under these papers cannot be dealt with by way of sale, lease or mortgage. Legal acts cannot be carried wart to the property and most importantly, you cannot apply for and obtain approval to build on the land.

In conclusion we recommend that any foreigner wanting to buy land should consider only those held under a Chanote or Nor Sor 3 Gor Remember, whenever in doubt, please consult a professional.

IF You enjoy Your Koh Samui Holidays and in consequence You are planning to stay here for a longer period or the rest of YOur life , than- hopefully- these comments helped You to get more clearance in the different aspects of owning a proberty here on Koh Samui.

IF You intend to buy  beautifull land , or a fully serviced appartment or a Villa inside one of the Topaddresses of KOh Samui , please contact the office of  Royal living Residence KohSamui .

You can be sure we will take care of Your sorrows and -maybe- fears….

Our proposal is to spend Your holidays on KOh Samui in the Villas and appartments of Royal living Residence and see what we can offer to You!

IN case You will buy, Your holidays are without any costs ( money back guarantee!)

www.royalliving.de

www.royallivingsamui.com

www.koh-samui-holidays.de

www.koh-samui-holidays.com

Please contact us by mail: info@royalliving.de

Koh Samui Holidays and sunny weather  belong together.  The good mood  of all guests during  Koh Samui holidays depends also on the weather . All customers believe that they have booked only plenty of sunshine during their stay. but how can a  green Island stay green when there is not also a little bit rain sometimes dropping down…

There are a lot of weather reports going around the world , but they all are ” normally” not showing the real weather – reality on this beautifull island in the South-chinese Sea .

Even on the island there is a lot of confusion about the correct  weather forecast because the  different island parts  have also- additional complicating – their own Microclimate.  So the North- West  ( Bang Por, Bantai ) has the dryest cliamte  and the lowest quantity of rain on this Island. This is one of the reasons why many residential Villas and Apartment  are located there.

So  You are  totally well prepared when You  spend Your Koh Samui Holidays in  Royal Living Residence Bang Por . Especially   when You  have booked Your holidays in spacious and luxurious , fully serviced  Villas and appartments  where You can get the individualised good Services  You are dreaming of…..   and that no big Hotel can offer !

You will find good weather forecast also on the homepage www.royallivingsamui.com and www.koh-samui-holidays.com

To get a really good overview about the weather on Samui  I propose You to check the daily actualised  Satellite reports  from the official Thai Weather department about the clouds  and their movements

http://www.tmd.go.th/en/daily_forecast.php

But don’t plan Your Koh Samui holidays only by reading the weather forecasts whoever is the editor. Island climate normally changes very fast… And so  rainy days are passing by faster as the weather forecast can make You believe….

WELCOME TO Koh Samui!

Welcome to  ROYAL LIVING RESIDENCE with its beautifull Villas and apartments and the personal  individual Services  offered and recommended  by our office . We try to help  You  to find Your favourite places and activities out of a lot of choices….

Some of the possibilities we want to describe You in the following ( not complete)  list

Where to go- Things to see- What to do!

The Big Buddha located on the northern coast of the island, this 17-meter tall statue is a popular shrine and meditation center.

Wat Plai Laem Temple (one of the most beautifull templeon the island) only about 1 km away from Big Buddha

Hin Ta Hin Yai otherwise known as the Grandfather Rock (Hin Ta) Grandmother Rock (Hin Yai), these two natural rock formations Lamai beach never fail to raise a giggle with their resemblance to the male and female genitals.
Na Muang Waterfalls The first cascade, almost 20 meters high, can be reached by car up an unpaved road. The second, the tallest at 80 meters, can be reached through a half-hour uphill trek.
Hin Laad Waterfall (close to Nathon) one of the most natural (Non-crowded) waterfalls. Take a walk through the jungle along the water… and have a swim there…

Secret Buddha garden high on the hills of the island is a garden of Buddha statues and temples. Accessible only by a four-wheel drive. The rip takes about two hours.

Angthong National Marine Park a group of 40 islands northwest of Koh Samui blessed with coves, alluring beaches and rich marine life and grotesque-shaped islands of sheer limestone.

Koh Tao (turtle- shaped) island 45 kilometers to the north of Koh Pha-Ngan. It is the leading snorkeling and diving destination in the gulf.

Koh Nangyuan a group of islets close to Koh Tao joined together by a three-way stretch of pure white powdery beach.
Paradise park Farm (close to the Radar station the highest point of the Island!) a must especially for families with children!!

Kunaram Temple – Mummified Monk The body of Samui’s most famous mummified monk, Loung Pordaeng, is on display here in a specially constructed building. When he died more than 60 years ago, he was sitting in a meditation position. He is still in that same position and his body shows few signs of any major decay.

Pagoda (In the deepest South of the island)

Samui Snake Farm can watch venomous snakes handled by “death defying” trainers.

Cabaret shows the performers aren’t real women. But they’ll dazzle you with their exquisite costumes and Broadway-style song-and-dance numbers. A good way to spend the evening with the whole family.

Namuang Safari Park with different excellent unique  Shows….

Sea- Aquarium and Tiger Show

Butterflygarden

Things to do……..

Elephant trekking before heading to the beach get a glimpse of the island’s flora and fauna through a laidback elephant ride into Samui’s forested interior. Standard treks last for 30 minutes but longer trips can be arranged.

Cable-riding (swinging like Tarzan through the jungle….)

Learn Thai cooking Thai food  is very healthy , so it has meanwhile  become  a number one taste around the world. So while you are here, take time out to lean Thai cooking.

Fasting courses
Slimmingcourses
Wellness and cleansing courses
Many different SPA- offers

Thai boxing the undisputed national sport of Thailand that becomes now one of the most popular boxing- sports worldwide .Thai professional bouts can be seen at the Chaweng Stadium every Tuesday and Friday, while the Lamai stadium stages fight every Wednesday and Saturday.
But You can also learn how to do it and learn everything Yourself in a Gym about 4 km away from us.
Thai massage Thailand has a long history of healing through massage. And Samui has some of the country’s best massage therapists to  give you instant relief from stress and body pains. WE offer Thai-and Oil massage and other wellness-varieties direct on your terrace. Please ask in our office
…

Samui By boat (around Samui by boat)

Tour around the island (individual or as a group-tour -BY Minibus) to the destinations you want to see! . WE organize Your private tour to the destinations You want to see!    You can book this individual tour  to all destinations on the island in iour office
Jungle Safari
The biodiversity of life in the interior area makes Samui a perfect place for jungle trekking. There are many places to visit that can be reached by safari jeeps or by foot.

Kayaking many alternatives to glide on cool water just around Samui shores but the most often visited are the islands of Angthong National Marine Park with its cave-studded shores offering not only paddling on seaworthy kayaks but also fantastic sightseeing. (A kayak can be rented also here in our Resort)

Buffalo fighting  ( non- bloody fights) a favorite local partime during low farming season with the fighting arenas erected in about six selected locations. Banners and streamers are displayed in Thai and English usually about a week before the fight. Two male buffalo fighter engage in a head and horn clashes where the first one to run losses.

Sailing from May to November, a stronger westerly winds challenge windsurfers, and from December to April, there is a defined northeast wind sailing crafts.

Paragliding is an absolute must for thrill seekers. Not to be confused with parasailing, paragliding is the simplest form of human flight. A paraglide is a non-motorized, foot-launched inflatable wing. It is easy to transport, easy to launch, easy to land, and easy to love!

Kiteboard ( learn Kiteboard sailing in one of the Kiteboard schools in Nathon

Jetski…

Golf at the first and only championship golf court on Samui- the Santiburi Golf Court, located
A second golf course You can reach on the hillside of Bophut

a third Golfcourse is under construction right now

Mini golf

Footballgolf

Tennis

Bowling/ Kegeln

Go Kart The Samui Go-Kart court is situated close to Bo Phut on the North part of the island

.

Fishing trip All your favourite fish are fair game on a Koh Samui fishing trip. On a local boat, you’ll visit fish teeming hotspots  like Koh Pha-Ngan, Koh Tan, Orange Island or Lamai. Night fishing trip are available for those after the ultimate challenge.

Shooting range live ammunition target range for gun enthusiasts with skillful instruction for beginner.

Chong Kow ATV. Unique quad biking tour that will take you through some rough Samui terrains and jungle.

Rollerball ride We put you inside the Rollerball. We add water and push you off the tower and down the ramp.

Paintball & BB One of interesting thing to do in Koh Samui located opposite Mummified Monk open from 9.00 am – 6.00 pm.

Shopping The Island’s tourist related shopping areas are concentrated to Chaweng, Nathon and Lamai. Suits, clothes, watches, eye wear and hand made paintings are some of the most common products and goods that you will find in the smaller boutiques and on the street stalls. In the shopping -centre Tesco Lotus  and Big C you will find a lot of food, drinks and groceries, electronic products, household equipment. Both shopping centers are located in the same huge building, between Chaweng and Bo Phut and here you will also find camera shops, mobile telephone shops, clothes, a food centre and several restaurants.

Getting around……..

Rent a car (more informations in our office!) …….Or experience the local transportation systems:

Songtaew red colored converted pickup trucks with two long bench seats facing each other serve as the island’ s local bus service. They follow set routes to and from most destinations around the island. The destination is clearly marked in English on the front or back of vehicle. Daytime rates are between 40-60 THB. Per passenger, depending on where you are going. After 9 pm., you may have to charter a songtheaw if you want to travel between different resort and rates vary.
Yellow Taxi air-conditional car taxis are in yellow. Most have meter but, thought frowned upon by low, most taxi drivers insist on a negotiated fare. So settle on a price before hiring the cab.

Car rental is widely available on the island. Rate start from 1200 THB per day, depending on the type and condition of the vehicle. Some of these vehicles come with insurance, but the coverage is limited. Ask for the details in our office. We offer fully insured cars in all sizes…

Motorbike rental a motorbike is the most convenient way to get around town. Rates range from 250-300 THB a day and you pay for the gasoline you use. You can bargain for a discount on long term rental.

Motorbike Taxi drivers can be identified by their colored, numbered vests. For short journeys they are the fastest way to get around as they can dodge in and out of traffic. Fares start from 30 THB upwards depending on where you are going.

Bicycle good quality mountain bikes can be rented at many places around the island for around 150 THB a day. They are ideal for those who want to discover some of the many beautiful nature trails and tracks of the island’s interior.

We are aware that this listing is not complete and the quantity of  new attractions is increasing day by day…

I am sure You will find somthing that is interesting for You during Your Koh Samui holdays.

If not please let us know!

From more information please contact our office

Enjoy unique holidays in our ROYAL LIVING VILLAS AND APARTMENTS

If you love the tropics. If you have always dreamed of living on the shores of a beautiful calm bay where at night you listen to the warm clear waters lapping onto the shores a few meters away. If you love views that swallow you up, clean fresh air, clear blue skies, warm sunny day, tall swaying coconut palms, delicious food and gracious Thai hospitality than You have arrived in Paradise and  especially in Royal living Residence .

In the north of the island, located direct at the long, peaceful, palm-surrounded sandy Beach, you will find Royal Living Residence with its eight beautiful Thai style Villas and eight appartments. There  You can enjoy living like a king in the privacy of your fully-serviced, luxurious little Palace inside a lush blooming tropical paradise-garden.

Live Your dream in the Thaistyle villas and apartments , designed in a halfcircle around a large pool, only a few meters away from the calm and unspoiled beach in the north of the “Paradise -Island Koh Samui”. The infrastructure matches any european standards. You are offered living in a world of luxury where You can relax in a very particular and individual way to a reasonable price ! Everything is prepared to ensure You total living and holiday enjoyment in the eternal sunshine and temperatures between 23 and 35 degrees Celsius throughout the year…

Enjoy the personal familiar atmosphere of living in Your  fully serviced own little “Palace”.

Enjoy the  friendly helpfull staff and the different services offered by the European management.

 

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