some idea of price rice land/build land around Udon Thani?

Does anyone know of some cheap land forsale about 10km's out of Udon on the big C side of town? I am after 5-8 rai to build a motocross track for myself and friends so it doesn't have to be anything special.

There are possibly a couple of suitable plots in the classified section, it may also be worth you putting a wanted ad in there as well.

buysell/index.php

Another classified site worth mentioning is:
http://www.bahtsold.com

Sounds like a great idea for a new venture though, good luck with it

I'm currently looking for land. About 2-3 rai. May consider more for the right price.

Current prices within reasonable driving distance of the new Carrfour and Lotus (They are also building a Big C and bus station) is 300-350/rai. There are 200-250/rai plots available if one is willing to go for odd locations just outside some of the local villages without existing electricity and on dirt roads.

Darn farangs have bid up the best spots already (shakes fist) =). The wife and I have been listening to tales of how the land was recently going for sub-200/rai until some dummy came along and paid 3-500% over the then going rate.

The way pricing works is that a new seller will bump up their asking by 50k over whatever the rumor mill says was the most recent price. If the buyer agrees to that, then that is what becomes the new base price for ALL the land within rumor distance. Doesn't matter if even only 1 rai was sold in a prime location - the paddy fields and everywhere else will use that new base price (excluding main road land which sells at a premium of 200% or more of the base price).

So, in solidarity, please ask around the area before paying inflated prices. Good for you and good for the next bloke who comes along.

Send your "Thai agent" to do the inquiries with the farang staying out of sight.

Joel wrote:Does anyone know of some cheap land forsale about 10km's out of Udon on the big C side of town? I am after 5-8 rai to build a motocross track for myself and friends so it doesn't have to be anything special.

There is a motocroos track allreaydy in Udon,why not use that?

The banks has lots of land for sale> their prices will give you an idea of a fair price and something to compare with.

oangh wrote:The banks has lots of land for sale> their prices will give you an idea of a fair price and something to compare with.

Hahahahaha! Have you seen the bank prices? Hahahahaha!
No, my friend. The fair prices are found via the gossip grapevine. All one needs to do is drive around where you want to buy and ask any old lady what land is selling for in the area. Heck, you will get a lot more information than just the land prices. They'll spill the beans on who bought, when, who's selling and why, pros and cons about the area, planned developments, etc., etc.

I'll give you an example. There is a 2 rai plot listed at a bank for 2.6M. It sits within 200m of better land being sold by an owner for 350k/rai. No, the LAST place one wants to check is a bank unless you want to pay retail and the salaries of many middlemen.

KHONDAHM wrote: The fair prices are found via the gossip grapevine. All one needs to do is drive around where you want to buy and ask any old lady what land is selling for in the area.

KHONDAHM is absolutely right here, all you do is ask around and a tidal wave of offers will come. And that happens everywhere in Udon.

OT...

Not only seen but bought, has been offered 25%more but refused to sell!
Where are middlemen if you buy from a bank versus a real estate??
I will agree that some of the land for sale at the banks is overpriced,but it is possible to make a good deal.

oangh wrote:Not only seen but bought, has been offered 25%more but refused to sell!
Where are middlemen if you buy from a bank versus a real estate??
I will agree that some of the land for sale at the banks is overpriced,but it is possible to make a good deal.

I will agree to disagree since I have yet to see a better deal made with a bank or realty company than can be made directly with an owner if one is paying all cash. The motivation just isn't there for most banks to sell at owner prices.

Update: Land near and Northwest of BB Resort (now aka BB Villa) all the way up to the lakes is going for 650k-1.3M/rai. Upper end price as you get between the golf course and the lakes.

Update: I found my plot and hope to close early next week. Great location and price. Wish I could divulge where and how much, but I plan on buying up more after the house is built and I wouldn't want any price spoilers snooping around. Will be happy to post where later in the year as I will likely sell the house and build another.

Cheers!

Farang1 wrote:Send your "Thai agent" to do the inquiries with the farang staying out of sight.

Good advice. In my case, most Thais are conditioned to think I am a lot less wealthy than perhaps even they are and I smile a lot and can joke around well. They like me. =D. During the whole search, I did not encounter a single non-Thai to Thai price offer. I should also admit that my wife is fantabulous at getting cozy and down-home with folks. Many offers to stay for dinner and such. She dresses in 2nd hand clothes and I dress like I may need a job. We are both very friendly and never ever act like we are above them. I make a point of asking advice about whatever they are interested in or this or that. I learn a little something new and it's a wonderful way of showing respect.

Anyway, I think I am done on this thread. Good luck and happy hunting to those looking!

Oops! Forgot to post a warning:

Be careful about buying north along Rt 2 on the right-hand side. We passed a few unfinished housing projects and further inquiry revealed that there is flooding every few years despite the new canals built since the last big flood.

Granny grapevine is awesome!

"Be careful about buying north along Rt 2 on the right-hand side. We passed a few unfinished housing projects and further inquiry revealed that there is flooding every few years despite the new canals built since the last big flood."

The billion-baht++ drainage project that was built following the great flood of Aug 2001 hasn't really been put to the test (IMO). The flood was the result of a 12+" rainfall in about 6 hours, on top of normal rainfall the previous week. From the folks I talked with afterwards, I got the idea it was the US's version of the 100 year flood. Since 2001 and the newly built drainage project, we've had nothing even close to the magnitude of that storm, so I'd say the jury is out on how effective the drainage project will be. Yet, since 2001, many many many housing projects have gone up in areas that were clearly inundated during the 2001 flood.

This extract from a definition of a 100 year flood plan helps put things into perspective (for those of us not expecting to be around for the next 100 years):
The area of land that has a 1% chance of being inundated by flood waters from a bayou, stream or creek in a given year. It is commonly referred to as the 100-year floodplain. This is a regulatory standard used to administer floodplain management programs, the National Flood Insurance Program (NFIP) and to set building requirements for new construction. Statistically, the 1% (100-year) flood has a 26% chance of occurring during a 30-year period of time .

A sidenote: Udon put up with regular flooding of the downtown area up until the great drainage project. I often wondered why the folks put up with it, especially in light of the people who own the majority of downtown businesses. Come the big flood, guess who stepped in and offered up to resolve the problem. I'm not saying the guy did no bad deeds as PM, but no one before him offered to do the same. It might explain why so many from Udon continue to support him.

omortgagemortgages.

parrot wrote:Statistically, the 1% (100-year) flood has a 26% chance of occurring during a 30-year period of time .

So, statistically speaking, you could have 4 100 year floods in a 100 year period. With years 91-100 being the beginning of a 4th 30-year period.

I suppose that is why the traditional Thai house is built on stilts.

you can have oddles of what is termed 100 years floods, in a 100yrs time span, not just 4....most flood/rain data doesnt even go back 100yrs....with climate change you can throw the statistics out the window anyway...go for high ground if you are thinking of buying land as a long term investment.., the more development in udon, the more impervious surface area, and the more stormwater runoff for the cities stormwater system to try and handle..