Villa 10 — Rock
฿54,000,000
Lower row · Phase 1 · 480 m² plot · 320 m² built · 3 bed · Reserved
Three bedrooms on the smaller plots. A conventional raised pool edge with a sea-facing sun shelf — no infinity edge, because the cantilever over a retained slope is not worth the cost or the risk here.
The view, and what is in front of it
Faces north-west. The sea view is partial: water plus one edge in the frame, over the headland. We photograph it as it is.
Overlooking, and the boundary
Overlooked from behind by Villa 16 (upper row); its ground level sits 3.9 m above your roof ridge, with a 2.5 m screen hedge and a teak louvre along the shared boundary. We measured it.
This villa — what you hold
- Registered lease
- 30 years · 1 Dec 2027 – 30 November 2057
- Superficies
- over the villa — you are the registered building owner (CCC §1410)
- Renewal options
- two × 30 years → 30 November 2087, 30 November 2117 (contractual, not registrable)
This villa — the 30-year carry
- Estate fee — year 1
- ฿28,000/mo
- Estate fee — year 30 (3.5% CPI)
- ฿75,930/mo
- Estate fee — total over the term
- ≈ ฿17M
- Sinking fund — one-off
- ฿350,000
- Land & Building Tax — annual
- ≈ ฿7,200 (0.02%, you pay as the lessee)
- Lease-registration cost — one-off
- ≈ ฿626,600 (buyer pays)