The common fee, the budget, the car park
The common fee per m² and the published first-year budget that sets it. The sinking fund. The 62% car-park ratio and its ballot. When control passes to the co-owners.
Payment schedule
- 1Reservation฿50,000
- 2Contractto 20% down, within 30 days
- 3During construction+10% across three milestones (structure / MEP / fit-out)
- 4Transferbalance 70% — bank loan or cash
Reservation ฿50,000 — holds the unit 21 days; for a foreign buyer, also holds the quota m²; fully refundable if the buyer’s mortgage is formally rejected, or if the foreign quota closes first
| Item | Rate | Paid by |
|---|---|---|
| Transfer fee | 2% of appraised — reduced to 0.01% for units ≤ ฿7M to 31 Dec 2026 (real measure; verify at deploy) | split 50 / 50 |
| Mortgage registration | 1% of the loan — reduced to 0.01% under the same measure | buyer (if financing) |
| Specific Business Tax + local | 3.3% | developer |
| Withholding tax | progressive, on appraised value | developer |
| Sinking-fund contribution | one-off ฿550 / m² | buyer |
| Common-fee prepayment (1 year) + meter | ฿52 / m² × 12 + ฿9,500 meter | buyer |
| FET form / fund-remittance handling (foreign buyer) | ฿6,500 flat (fictional) | buyer |
Unit 05-11, ฿4,780,000, 80% loan: transfer fee 0.01% ÷ 2 ≈ ฿239; mortgage fee 0.01% ≈ ฿382; sinking fund ฿550 × 34.5 ≈ ฿18,975; common-fee prepayment ฿52 × 34.5 × 12 ≈ ฿21,528; meter ฿9,500. ≈ ฿69,900 at transfer, before bank and legal fees the bank sets. At the normal 2% / 1% rates this line is ≈ ฿160,000 — both figures are shown.
The common fee
฿52 / per m² per month
a 34.5 m² 1-bed pays ฿1,794/month; a 58.5 m² 2-bed pays ฿3,042
Why this figure
The launch fee is set to the real first-year operating cost, not below it. Competitors in this corridor launch at ฿35–40 and raise the fee 30–45% at the first co-owners’ meeting after handover. The first-year budget the ฿52 is derived from is below.
The published first-year budget
| Security (3 shifts, 24 h) | ฿1,440,000 |
|---|---|
| Cleaning | ฿720,000 |
| Lift maintenance | ฿360,000 |
| Pool + gym + garden | ฿600,000 |
| Common electricity | ฿900,000 |
| Water & wastewater | ฿240,000 |
| Admin, insurance, audit | ฿540,000 |
| Management company fee | ฿660,000 |
| Contingency | ฿440,000 |
| Total | ฿5,900,000 |
against 154 units’ fees of ~ ฿3,700,000 /year — plus a retail contribution and the developer’s top-up on every unsold unit — a contractual obligation, not a promise
The sinking fund
one-off ฿550 / m² at transfer — a 34.5 m² unit pays ฿18,975
The car park
95 / 154 = 62%
Allocation priority: every 2-Bed guaranteed one; then 1-Bedroom Plus; then a ballot for the remainder. Not deeded — a right of use assigned by the JP. 40 of the 95 are mechanical stackers, disclosed; stacker spaces are offered first in the ballot at a ฿150,000 lower price adjustment.
Handover of control
Node Living appoints the JP manager until ≥ 50% of the 154 units are transferred, then calls the first general meeting; the co-owners elect a committee; Node hands over the sinking fund with an audited statement and the as-built drawings.
Defect liability
from the transfer date: structure 5 years; waterproofing & common MEP 2 years; unit fit-out 1 year (Consumer Protection Board standard)