Frequently Asked Questions

What is our development history?
Red Lotus Properties is a subsidiary of publicly-traded Sansiri Public Company, listed on the Stock Exchange of Thailand (SEC). Red Lotus was founded to specialize in condominium and villa developments throughout the major Thai resort markets throughout the kingdom. Parent Sansiri developed and sold over 4,003 homes worth over €358m in 2007, and has a market capitalization in excess of €108m [traded on the SEC, symbol: SIRI]. In emerging resort markets occupied by non-professional opportunist developers with questionable credentials, Sansiri’s standards of corporate governance and transparency meet the exacting requirements of both international institutional investors and foreign home buyers alike.

Where are Red Lotus Properties located?
Red Lotus projects are carefully selected based on strict location requirements, market analysis and access to facilities and services among other things. For our Hua Hin developments, we’ve selected a preferred neighborhood 5 kilometers from the Hua Hin town center, shopping, entertainment and local beaches along the Gulf of Thailand coast. Although access is in close proximity to the Hua Hin town center, our location offers low road traffic and a peaceful atmosphere with coastal hills in the backdrop. 

What is the ownership structure for Red Lotus developments?
Red Lotus provides maximum flexibility for our buyers by allowing them to purchase by leasehold or freehold ownership. A majority of our foreign buyers elect leasehold ownership structuring as it provides a legally binding agreement, providing long-term ownership protection for buyers. The leasehold terms are for 30 years, with an option to renew for two additional 30 year terms. Buyers will lease directly from a subsidiary of Sansiri PCL, which again reassures buyers that their villa ownership is legal, secure and transparent, given we are subject to the rules and regulations of the Stock Exchange of Thailand. Buyers should beware of project developments offering leasehold ownership wherein you lease from individuals, either Foreign or Thai, as the agreement will be less enforceable in a court of law against individual entities should future ownership problems arise. Please inquire about requirements for freehold ownership

What type of construction materials are used?
We use brand name materials with quality standards and known durability in line with local and international standards. Our material specifications vary from project to project dependant on the property design type, concept and pricing. In addition, we have an internal Quality Control Division that ensures building standards are maintained throughout the project development process.

Who will provide property management for Red Lotus projects?
Based on many years of experience in the Thai market, we know property management has been crucial in long term asset appreciation and value preservation. Given this, Red Lotus appoints our sister company, Plus Property [www.plus.co.th], Thailand’s largest commercial and residential property management firm. With dedicated and experienced staff, Plus Property provides a wide range of standard management services and exclusive Concierge services. Standard management services include estate management: community area landscaping and upkeep, 24-hour security, common area utility systems maintenance and upkeep, garbage disposal, common area improvements and more. Concierge services include: Gardening, pool cleaning, maid services, air conditioning maintenance, pest control, arrival preparations, transportation, sight-seeing tours, golfing, spa bookings and much more. Read more about Plus Property and its Concierge Services

What if I want to rent my property?
We can assist buyers who wish to rent their property through our extensive network and contacts. In addition to this, Red Lotus, in conjunction with our partner hotel, Casa del Mare, will provide an exclusive rental program for our buyers. Casa del Mare will manage and service your property based on hotel hospitality standards, whether you are staying there personally or you have someone renting your property.
Please enquire about our rental program for more details

What if I want to resell my property?
Should a buyer wish to resell their property, we can assist in sourcing new buyers throughout our various local and foreign buyer channels. The price will be set according to your expected selling price, and we will help to carry out administrative and transactional duties for you.

Are there any additional benefits for owning a Red Lotus property?
Besides owning a quality Thai resort property for your personal use or for rental investment returns, you will also receive access to many of our partner benefits which cover golfing, entertainment, restaurants, sight-seeing tours, spa activities and much more.

Will there be transportation at Red Lotus projects?
Our Property manager, Plus Property, can arrange all transportation in Hua Hin, as well as providing transportation to the Bangkok airports and/or any other destination in Thailand.
Read more about Plus Property and its Concierge Services

What are the house payment terms?
Red Lotus Properties maintains generous payment schemes for all of our developments. The first step requires a “Booking Fee” which is typically 100,000 – 200,000.- Baht depending upon the project. Within a month’s time after the booking, a 25% payment is due along with the signed contract. Remaining payments of 25% each are set according to the construction progress, on up until the transfer of the property.

How do I make a house purchase from Red Lotus Properties?
House purchases are made at our on-site sales offices but may also be coordinated should buyers be based abroad. Please inquire about the most suitable purchase options you.
Get more info in Buyer Guidelines

How do I know when the home will be ready and what guarantee do I have that the home will actually be finished and delivered?
Red Lotus Properties is financially situated to offer buyers the advantage of pre-built homes, meaning the project development will proceed ahead in construction regardless of sales velocity. This allows our buyers the benefit of moving into a finished project, thus not being subject to the dangers and inconvenience of living on an “unsold” construction site, which can be commonly found among unprofessional developers throughout Thailand.

How long time does it take to build my home?
Our homes typically take 6-8 months to complete. The project completion schedule varies upon the house and development type. If you purchase a pre-sales property from us, we can provide written and photographic updates on a scheduled basis.

Can I re-design and change features in my home?
Since we pre-build all projects, we offer less customization opportunities in order keep the price of the homes as low as possible and to avoid delays. However, one the house is transferred in your name, you are able to make upgrades and changes as per your wishes and requirements.

Do you offer rental services?
Yes, we have networks with tour and property agents both locally and abroad that provide holiday maker clients wishing to rent villas throughout the year. The rental rate and return is dependant upon your furnishings, your rental rate and the season (there are low and high seasonal rate differences). In addition, Red Lotus, in conjunction with our partner hotel, Casa del Mare, will provide an exclusive rental program for particular units at Busaba Pool Villas. Casa del Mare will manage and service your property based on hotel hospitality standards, whether you are staying there personally or you have someone renting your property. Please enquire about our rental program for more details and information

What kind of water and electricity supply is provided?
Our projects are developed according to local building code and development regulations. We ensure that our projects are fully connected to the local water and power authority’s sources. Your water and electricity bills are payable directly to the appropriate authority. We can assist in payment coordination on your behalf.

Which long-term costs does a home purchase involve?
The long term management and maintenance of your property varies over time accordingly. Typical maintenance concerns are weather exposed exterior areas such as garden upkeep, deck refurbishment and painting. Our property management services will help coordinate on any issues in which you need assistance.

What is included in the monthly maintenance fee?
Your property manager, Plus Property, will manage and maintain your property as well as the community accounting and transactions. Maintenance fees vary from project to project but typically cover the standard manageable common areas and systems. In general, your maintenance fees will cover a dedicated property manager to handle the day-to-day operations of your project. This will include managing the common area landscaping, parks, roadways, 24-hour security, power/water systems and any additional service needs from the buyers. The management of the project is controlled by the buyers where decision making will be made collectively.

Do you have any projects as reference that I may view?
In Hua Hin, our parent company, Sansiri, has the following projects available for viewing. Please contact us for a property tour:

• Baan Kaimuk (Completed in 1994)
• Baan Sansaran (Completed in 1999)
• Baan San Ploen (Completed in 2006)
• Las Tortugas  (Completion in 2008)
• Baan Sanpleum (Under Construction)
• Baan Sandao (Under Construction)
• Baan Nub Kleun (Under Construction)

• New Baan Sansuk (To be complete in 2010)

Can foreigners get a mortgage loan?
Mortgage loans are available for foreigners living Thailand, however restrictions do apply in accordance to the lending banks and institutions. Please inquire about possible loan opportunities for you. Contact us

Can a Thai national married to a foreigner own land?
Thai national's married to foreigners are allowed to purchase land, but the Thai spouse must prove that the money used in the purchase of freehold land is legally and solely theirs, with no foreign claim to it. This is usually achieved by the foreign spouse signing a declaration stating that the funds used for the purchase of property belonged to the Thai spouse prior to the marriage.

Are There Property Taxes in Thailand?
There are no property taxes as such in Thailand that are exactly equivalent to the property taxes in the west, however, the most comparable taxes on properties in Thailand are the Land Tax and the Structures Usage Tax. Tax is paid at the time of the property transaction and transfer of title ownership There is no property tax on your property if you keep the property for your own use and not for commercial purposes.

What Taxes and Costs are Applicable to Purchasing a Property?
Whenever a property in Thailand is bought and sold, there are three taxes that need to be taken into account. • Land registration (transfer fee) of 2.0% of assessed value of the land.
• Stamp Duty/Fee of 0.5% of the assessed value or the sale price - whichever is higher.
• Specific Business Tax of 3.3% of the assessed value or the sale price - whichever is higher - this will be applied to all sales by companies and to any private sales that occur within 5 years of the date of purchase.

Please inquire about how taxes relate to purchasing our projects

What are the land measurements in Thailand?

Thai Measurements:
1 Wah  = 4 Square Meters
1 Ngan = 100 Wah = 400 Square Meters
4 Ngan = 1 Rai = 1600 Square Meters

Western Standards:
2.50 Rai = 1 Acre
6.25 Rai = 1 Hectare