Two major, but vastly different, shopping venues have opened this year in the Pattaya area – Central Festival between Beach Road and Second Road and The Village where Soi Chaiyapruk meets the Sukhumvit close to Jomtien Beach, writes John Davids.
Central Festival opened with big Chinese New Year celebrations; The Village underwent a “soft” opening with fireworks and festivities planned further down the line (see cover story on Page 38).
We contacted real estate professionals to ask how do they react to these openings. Are they an indication that Pattaya is headed in the right direction?
Some were very enthusiastic, others less so.
Among the ranks of the enthusiast was Tim Gladwin of Sallmanns. He said: “Until now, it could have been argued, with justification, that Pattaya lacked somewhat in terms of quality retail space; a consequence of the way in which it has developed from a tourist resort into a three dimensional city.
“The very impressive new Central Festival adds another significant string to Pattaya’s bow and goes a long way towards curing that deficiency.
“It is indicative of the way in which Pattaya’s infrastructure continues to improve at a rapid rate; making it a better and easier place to live. Accordingly, the affect on the local property market is indirect, but nevertheless powerfully positive.”
Another in the “pro” camp is Cees Cuijpers of Town & Country who said: “It was about time that Pattaya reached out to Bangkok! Finally we made it whereby Bangkok reached out to Pattaya!
“Five-star shopping attracts five-star crowds. It is a blessing for Pattaya and inevitable that major investors are starting to acknowledge that the city has reached some of the highest standards, being Thailand’s premier tourist destination!
“For the property market this will benefit us all; the more the ‘big spenders’ visit us, the better and faster the market will develop and the infrastructure likewise.”
He added: “Pattaya is gaining more and more street appeal, which is well-deserved, and is recreating its image to conform more to international standards whereby everyone feels welcome. Now, with places like the prestigious Central Festival, I foresee a greater influx of middle- and top-class Thai/Asian visitors to Pattaya. A fun-place that’s never dull and always has something new to offer.”

Big names
A recurring theme in the answers from Anne-Marie of Delight Real Estate is her belief that Pattaya will emerge as a major Asian player over the next five years. “New shopping malls are just another indication of the progress,” she said. “Big names are either here or planning to come here. The Central group are big in shopping and The Village is something very different.”
She added: “Just look at the international hotel groups here or soon to come to Pattaya – Sheraton, Marriott, Hilton and Holiday Inn. These people just don’t move to places where they can’t see good prospects.”
Adam Kuhl of Tudor Villas had reservations about the impact of new malls on the property market. He said: “We feel that, although the new shopping centers are good for the overall image of Pattaya, we do not think that it will have a direct affect on swaying a foreigner’s decision to visit the resort.
“Certainly, the new Central Festival is impressive but it seems to be directing its marketing at the visiting Thai, rather than foreigners. Although any Japanese visitor will feel right at home due to the disproportionate number of Sushi restaurants there are on the third and fourth floors!
“Of course, anybody will have also noticed the substantial rise in traffic, particularly by the Beach Road entrance and that is something that needs to be addressed quickly.”
He added: “The Village, on the other hand, is outside the central area so access and parking are not an issue. Shops are more independent and specialise in local goods and products.
“That said, most goods and services have been available in Pattaya for a long time and we don’t think that someone, particularly a foreigner, would say ‘Oh look, a new shopping centre, I think I’ll buy a condo now!’
“Certainly access to good shops, services and restaurants do have an impact on someone’s decision to buy, but one more superstore here is not going to influence them greatly we feel.”
The traffic congestion was something that Paul Davies of KCR Homefinder picked up on also. He said: “When I heard of plans for the Festival plaza I was stunned into disbelief. We have Big C just along the road, Tesco Lotus on North Road, Carrefour on Central and another Tesco and Big C on Sukhumvit. Then, of course, we have other outlets such as Mike Shopping Mall, the Royal Garden Plaza and a couple of Best Supermarkets.

Master plan?
“Fine, I applaud competition. However, I feel the biggest competition will be among motorists navigating an already busy road in a city with inadequate infrastructure. How the city can cope with the extra vehicles generated by outlets such as this I just don’t know, unless, of course, the city fathers have already devised a master plan to be announced in the future.
“Will this place have an affect on the property market? I don’t think so. Potential home buyers base their decisions on value for money, climate and lifestyle rather than whether or not they can buy a genuine Rolex or a pair of imported Italian shoes.
“However, in saying all that, I of course would highlight the fact the city does offer international quality shopping along with fine dining and the other excellent aspects of Pattaya life both in and out of town.” Ω