Estate & common fee
168 homes on 15 rai, in two phases. What the common fee covers and what it does not, the published first-year budget, and how long it really takes to get to work.
- Land
- ~15 rai (≈ 24,000 m²)
- Units
- 168 (84 + 84)
- Licence
- Land-allocation licence no. 12/2567
- Utility bank guarantee
- ฿9,200,000
A guardhouse and boom gate; 24-hour security (2 guards); a perimeter wall; a covered sala with concrete benches; a lawn with two pieces of play equipment; a stormwater retention pond; street lighting; the internal roads and the central drain.
Phase 1 — Handed over. All 84 units transferred; 71 occupied.
Phase 2 — Under construction. Staggered handover Feb 2027 – Oct 2028. 28 units contract-signed, 19 reserved, 37 available.
The juristic person & the common fee
The juristic person for the estate (นิติบุคคลหมู่บ้านจัดสรร) is formed when Phase 2 is handed over or 50% of all plots by area have transferred, whichever comes first — the Land Allocation Act threshold. Until then Rakthan runs the common area and covers the shortfall between the fee collected and the real cost. The first-year budget is published so you can see the fee is realistic and will not jump when the juristic person takes over.
First-year budget (published)
| Security (2 guards, 24 h) | ฿480,000 |
| Electricity — street + common | ฿120,000 |
| Road & central-drain maintenance | ฿90,000 |
| Common landscaping + refuse | ฿110,000 |
| Repairs + reserve | ฿130,000 |
| Admin + insurance | ฿70,000 |
| Total | ฿1,000,000 |
Fees collected at full occupancy come to ฿1,167,360 a year; the surplus goes to the reserve. During Phase 2, Rakthan covers the gap for the roughly 90 unoccupied units. (collected ฿1,167,360/yr)
Getting to work
| To | km | moto | car | peak |
|---|---|---|---|---|
| Amata City Rayong, main gate | 7 | 9 min | 15 min | 25–30 min |
| Hemaraj Eastern Seaboard (H-ESIE) | 11 | 14 min | 20 min | 30 min |
| Pinthong Industrial Estate 1–5 | 6–13 | 8–17 min | — | — |
| Bo Win fresh market + Makro | 3 | 5 min | 8 min | — |
| Laem Chabang port | 28 | — | 30 min | 45 min |
| Sriracha town (Robinson, hospital) | 22 | — | 25 min | 35 min |
| Pattaya | 32 | — | 35 min | — |
Public transport. Songthaew on the Route 331 frontage every ~20 minutes, 05:20–19:40, ฿15 flat to the Bo Win junction. Nothing after about 20:00 — a night-shift worker needs their own motorcycle.
Health. Bo Win community clinic is 3 km / 6 minutes (daytime, minor). The nearest hospital with a 24-hour emergency room is in Sriracha, about 22 km / 25 minutes. This is not next to a hospital.
Schools. Two government primary schools within 4 km; the nearest government secondary school is 9 km. Bilingual and English-program schools are in Sriracha and Pattaya, 30+ minutes away. If you need an English-program school, this is not the estate for you.
Flood
Bo Win is rolling ground on the Eastern Seaboard watershed, not a flood plain. The estate sits at about +18 m. Phase 1 did not take water in the heavy events of 2013 or 2022. Internal drainage is sized for 60 mm/hr; the low H/J corner has a retention pond as a second line. The 2011 central-Thailand floods did not reach this district.