Kho Maphrao, East Phuket, The South of Thailand
LAND DETAILS
Area : 120 rai as per Title Deed
Price: THB 1,320M (11 million Baht per rai)
Remark:
★ Measurements Using for Land in Thailand
In Thailand, Land is measured in Rai, Ngan and Wah.
• 1 Rai = 4 Ngan (or 1600 Sq.m.)
• 1 Ngan = 100 Wah (or 400 Sq.m.)
• 1 Wah = 4 Sq.m.
• 1 Acer = 2.5 Rai
• 1 Hectare = 6.25 Rai
★ Land prices are usually expressed in Baht per Rai or Baht per Wah.
Border :
West - Sea-bound 450 meter long frontage
North – Direct access onto adjoining 10 meter wide puplic road along entire length of property
South – Adjacent to a public canal
East – Unspoiled wooded-forest area
Features : Flat property
- This plot of land is suitable for a Resort or a Marina.
- It's southern landscape is adjacent to a public canal to which the buyer could connect to form a pier-cum-lake.
- Travel by speed boat between the land and sea can be made at all times regardless of high or low tide.
- The land is located approximately 700 meters away with a 3-5 minute boat journey from the main island of Phuket.
- Opposite the land, there is empty land in Phuket owned by The Royal Forest Department, which can be leased for building a reception room, a parking lot or a pier on a 50-99 year lease.
For details please contact:
Khun Jane # +66967963573, +66658344217 (Call / SMS / WhatsApp / Line)
Office Hours: 9am-6pm
E-mail: primepropertiesth@gmail.com
ID Line: primepropertiesth
รายละเอียดที่ดิน
Area : 120 rai as per title deed (เนื้อที่ดินตามเอกสิทธิ์ 120 ไร่)
Border
- West-sea-bound 450 meters long frontage (ทิศตะวันตกหน้าติดทะเลยาวประมาณ 450 เมตร)
- North-direct access onto adjoining 10 meters wide public road along the whole length (ทิศเหนือติดถนนสาธารณะกว้าง 10 เมตร ยาวตลอดแนวที่ดิน)
- South-adjacent to a public canal (ทิศใต้ติดคลองสาธารณะ)
- Feature : flat (ลักษณะที่ดินเป็นที่เรียบ)
ศักยภาพของที่ดิน
- The plot of land is suitable for marinas or resorte. Its southern landscape is adjacent to a public canal, to which the buyer could connect to form a pier-cum-lake.
- ที่ดินแปลงนี้เหมาะที่จะนำมาทำมารีน่าและรีสอร์ต เนื่องจากภูมิทัศน์ของที่ดินด้านทิศใต้ติดกับคลองสาธารณะ สามารถขุดเชื่อมคลองให้เข้ามาในที่ดินเพื่อทำเป็นทะเลสาบควบคู่กับการทำเป็นที่จอดเรือได้
- Travel by speed boat between the land and the sea can be made at all times regardless of high or low tides.
- ไม่มีปัญหาเรื่องน้ำขึ้น-น้ำลง สามารถนำเรือเข้า-ออกที่ดินได้ตลอดเวลา
- The land is located approximately 700 meters away, with a 3-5 minute speed boal journey, from Phuket.
- ที่ดินตั้งอยู่ห่างจากเกาะภูเก็ตเพียง 700 เมตร ใช้เรือโดยสารข้ามฝั่งเพียง 3-5นาที
- Opposite the land, there is empty land in Phuket owned by the Royal Forest Department, which could be leased for building a reception room, a parking lot or a pier on a 30-50 years lease contract.
- มีที่ดินว่างเปล่าของกรมป่าไม้บนเกาะภูเก็ต(ด้านตรงข้ามที่ดินที่จะขาย)เราสามารถเช่าเพื่อสร้างอาคารต้อนรับ,ลานจอดรถและท่าเทียบเรือได้ โดยมีอายุสัญญาเช่า 30-50ปี
For more information, Please contact Khun Jane +66967963573, +66658344217
สอบถามข้อมมูลเพิ่มเติม โปรดติดต่อ คุณเจน โทร +66967963573, +66658344217
(Coconut Island)
Map & Descriptions
Highlights of Coconut Island
* The island is around 2.5 kilometers by 1 kilometer in size.
* There is one main mountain of about 100 meters in elevation.
* Most of the 350 local residents are fishermen or work on Phuket.
* There is one main paved road running from the main pier (200 meters from Phuket)
* It is a very beautiful drive with lush landscaping and ocean vistas.
* The Island has many beaches.
* Just a few minutes to the south is Jindarin Beach Resort.
* A few minutes from there is Yao Beach. A small but exquisite white sand beach.
* The luxury resort “The Villages at Coconut Island” was built several years ago on the north side.
* Shopping, restaurants, spa facilities and water sports are availabla to all visitors.
* A 6 hole golf course is under construction.
* The west side of the island has a cluster of 5 small floating sea food restaurants.
* The waters around Coconut Island are mostly calm, except for the occasional summer strom or squall.
* Coconut Island lies just a few hundred meters off the Phuket East Coast.
* There are islands in every direction, making ocean vistas that much more interesting.
* The lifestyle is low key, quiet.
* The environment imbued with natural beauty.
It takes only five minutes by long-tail boat to reach Koh Maphrao’s main pier, situated on the northern part of its west coast, facing Phuket which is only 800 meters away. On the way, you can see the famous floating restaurants between Laem Hin and Koh Maphrao’s jetty. The island is roughly rectangular, and a good quarter of its southwestern part is covered with mangrove forests, home to long-tailed macaques. A road goes through the island from west to east, starting at the pier and finishing at a viewpoint in the east-coast jungle.
The main village is located on the northern coast, right next to the first resort built on Koh Maphrao-The Village Coconut Island. Fishing and farming are the two main occupations on the island : rubber trees, local fruits and vegetables are grown in the central part of the island. There are only three esily reachable beaches on Koh Maphrao : the longest one is on the northern coast, in front of The Village Coconut Village; the second one is on the southern coast, at the Jindarin Beach Club & Resort, a new venue opened in 2013; and the third one is on the east coast. The latter two beaches are rather tiny and have mangroves.
The northeastern part of the island is wild and superb with mountainous rainforest and the road gradually degenerates into a dirt track which follows the east coast up to its central part, where a closed-up small bungalow resort with bungalows and a restaurant stands. Still, for all that, there are some people living in this part of the island-retired Europeans living the dream in peace,far from it all. Getting around this hilly part of the island is quite exhausting, but the view to the east is rewarding : on clear days you can see the Phi Phi Islands and even the Krabi coastline.
Summing up, Koh Maphrao is a nice place to visit if you’re looking to discover authentic local life. You can rent a bicycle at the Village Coconut Island Resort and follow the unique road through nature and past typical wooden stilt houses. Koh Maphrao offers a glimpse of the past as, apart from the resort, the modern world has not yet reached its shores. Things may change in the coming years as a few large resort projects are ready to start-Burasari Resort for instance-and they will, as soon as electricity is available at Koh Maphrao. Until then, you can still enjoy the tranquility of this idyllic place.
Map Area and Boundaries
Koh Maphrao
(Coconut Island)
Current Resort
COCONUT VILLAGE RESORT
www.thevillage-coconutisland.com
COCONUT VILLAGE RESORT
The Village Coconut Island Beach Resort is located off the East Coast of Phuket, Thailand. While still remaining close to all of Phuket’s attractions, you can still enjoy the natural peaceful and unspoiled island, with the allure of phuket just a short trip away on our 24 hour water taxi service.
The Village Coconut Island offers a choice of caaommodations to cater for all needs, from luxurious 2-5 bedroom Beach-front or View Garnd Villas, 1-2 bedroom Garde Villas, 1-2 bedroom Garden or sea View pool villas or even jacuzzi Suites situated among lush tropical gardens. There is something perfact for everyone.
Spoil yourself in the village spa that combines traditional Thai healing rituals with the facilities of a modern spa in perfectly harmonious surroundings or take regular workouts at the Village Fitness Center.
Enjoy the many beach activities and water sports including sailing and kayaking, enjoy our 2 large infinity edged central pools, water slides or even book one of the many excursions to the many choices of area island from our Concierge Desk.
JINDARIN BEACH CLUB & RESORT
www.jindarin.com
JINDARIN BEACH CLUB & RESORT
This is a samall beachfront project listed as a 4 star beach front resort on Agoda.com. Located on Koh Maphrao or Coconut Island which lies just 400 meters from Phuket.
Simple yet elegant little beach villas are available for purchase. We have a deep water pier, a free boat taxi 2 minutes back and forth to the island from Laem Hin Phuket and some nice boating and beachfront amenities. Our golf carts make getting around little Coconut Island delightful.
The development is a natural “fantasy land” focused on nature. Cart paths and nature trails to grass roofed villas, our own “Robinson Caruso” pier and member’s club house, our own beach, and all the resort amenities necessary for a fun seaside life style…..yet just minutes from all of Phuket’s amenities and shopping.
BEACH lost from 1.5 Million Baht/Lot., Nestled on 8 rai on Coconut Island and only 5 minutes by boat from Phuket Island. This private Resort Club has 14 lots and beach cottages. For those that want to have the serenity of old Phuket but still within minutes of all exciting activities and shopping that Phuket offers.
Phuket "5 stars"
Resort Ideas
For
Koh Mapahrao (Coconut Island)
ALEENTA PHUKET RESORT & SPA
www.aleenta.com/phuket
ALEENTA PHUKET RESORT & SPA
Located in Phang Nga is just 20 minutes north of the Phuket International Airport. Located on the sunset side of the Andaman Sea and the pristine Natai Beach, This luxury property is a short distance away from the Blue Canyon Golf Course and the picturesque Phang Nga Bay.
Aleenta Phuket Resort & Spa in Phang Nga is passionate about the environment. It was recently awarded the status of Thailand’s Best Small Green Resort. Natai Beach has also been awarded 5 stars for cleanliness of the beach and water quality. Aleenta Phuket Resort & spa, Phang Nga offers a beautiful and private setting and is perfect location for a romantic beach wedding and honeymoon. Aleenta’s wedding planner is available to help create your dream celebration.
Luxury of space couled with personalized services and professional staff is the heart of why one chooses Aleenta Phuket Resort & Spa in Phang Nga. The concept of “all suites, all private” is delivered in luxury rooms come with plenty of private space. Our luxury resort accommodation range in sizes from 80m for our smallest rooms to 600m for 2 and 3 bedroom beachfront villas.
www.trisara.com
TRISARA HOTER PHUKET
Trisara, in Sanskrit “The Garden in the Third Heaven” is Phuket Island’s most special resort experience.
Wrapped in a tropicel forest and exotic gadens, the 48 spacious ocean facing pool villas and 2-6 bedroom private residences all embrace our own guiet bay on phuket’s sophisticated and natural north-western coastline, just 15 minutes from phuket Airport.
All pool villas, suites and private residences are designed with simple, rich interiors and enjoy a wonderful sense of privacy. Attention to detail defines the experience throughout the property, including unique natural grey marble infinnity pools in all villas and suites which overflow toward the Andaman Sea and it’s spectacular year-round sunset.
Trisara is renowned for authentic and beautifully simple yet elegant dining experiences, spa treatments and imaginative experiences. The hillside location insures that each villa has a beautiful view of the Andaman sea, and each villa also comes with a private infinity pool among many other 5-star-deluxe amenities. Even the smaller villas are large enough for small families, and there is a Kids Club on site, but the resort is spread out enough that romantic couples will be equally comfortable.
www.burasari.com
BURASARI RESORT HOTEL
A definite top choice among Patong Beach hotel, liceted on Phuket’s most famous beach and the island’s most popular entertainment destination. Patong is known for its three-kilometer pristin white sand beach, great restaurants, vibrant nightlife, entertainment, shopping and more.
Burasari’s perfect location is just a few steps away from the main Patong Beach and only a few minutes walk to Patong’s exciting array of restaurants, souvenir shope, art shops, diving shops, cafes, beer bars, pubs, karaoke, and the new jungceylon shopping mall, the biggest international shopping and leisure destination in Phuket and southern Thailand.
You can unwind in relawed or head to the beach for sand and sea, or head to the surrounding islands for diving and snorkeling. Whatever mood you’re in, it’s all available at this charming and private Patong Beach hotel.
www.banyantree.com/en/ap-thailand-phuket-doublepool-villas
A Secret Hideaway Cocooned by the Andaman
Be ensconced in a place where coconut grooves, lush lagoons, tropical gardens and glistening sands beguile your being. Immerse your senses at Phuket, Pearl of Andaman. Specially catered for those looking for premium exclusivity, Doublepool Villas by Banyan Tree gives you an intimate and serene environment shaded with elegance and beauty. Carefully set within a tropical garden renowned for natural beauty and fringed by the sands of Bang Tao Beach, prepare to invigorate your senses with the combination of gloriously appointed Phuket luxury villas and Banyan Tree’s classic hospitality.
Featuring only 24 private villts, the double pool Villas by Banyan Tree is the most decadent part of the Banyan Tree Laguna Phuket complex, so guests get privacy as well as access to an amazing group of nearby options. Each villa has a large wading pool beneath the master bedroom, and another full pool off the living room. The 2-bedroom villas easily accommodate a family.
Arguably the finest property in all of Phuket, this resort features a long list of luxury amenities in addition to nearby access to 30 different restaurants and bars. Banyan Tree Phuket stands on a particular price of land that was studied and written about in a 1977 United Nations report.
www.sripanwa.com
SRI PANWA RESORT PHUKET
A luxury hotel private pool villa & spa resort in Phuket Thailand. Perched high atop Cape Panwa and commanding breathtaking views of the Southeastern tip of Phuket, occupying the Cape Panwa peninsula in its entirety, the ultimate in luxury vacation accommodation on Phuket.
Sri Panwa is a mixed development offering one to two bedroom Pool Villas and three to five bedroom Villas for Sale. Scattered within 40 acres of lush. Tropical surroundings and offering accommodation of the highest quality, maximum privacy and superior service. Perched on one of the globe’s most beautiful coastlines, Sri Panwa was awarded the “World’s Hotel wits the Best Views” by Beach Tomato UK and voted among the top 3 Beach Bars worldwide by CNN-Go (2011).
All pool villas offer panoramic ocean views, while some boast full and uniterrupted 300-degree ocean views. Sri Panwa is an oasis of calm and luxury in one of the finest locations on Phuket Thailand. Spectacular island, Andaman Ocean, sunrise & sunset views are part of everyday life here at Sri Panwa.
With 52 suites and villas that range from large studios up to 5-bedroom residences, the Sri Panwa Phuket is a solid 5-star resort located on Cape Panwa, south of Phuket. Each suite and villa has a private pool and gorgeous sea views, but it’s the attentive service that pushes this resort into the upper regions of the luxury resort mark.
For
Koh Maphrao (Coconut Island)
ASSESSMENT OF A MARINA DEVELOPMENT
Performing due diligence assessments for the acquisition of marina properties is very different from other types of commercial real estate projects. Each marina is unique with respect to its location, design, market, amenities, and operation. Since the majority of a marina is water-based, these properties are more suscptible than other real estate to damage caused by the coastal/marine environment. Therefore, it is essential to perform proper due diligence prior to investing in a marina property, regardless of the type and quality of information the seller provides.
The marina’s layout can pose limitations on the size and type of vessels that can enter and berth at the facility and dictate future expansion opportunities. The expansion potential is influenced by engineering and design and environmental/regulatory conditions that directly impact the economics. The extent of these limitations should be evaluated by the investor group. Owning a marina that has opportunities for growth and expansion is more valuable than owning a marina that poses limitations for future investors.
Environmental/regulatory due diligence assessment involves evaluating any potential or currently existing environmental liabilities associated with owning the marina property and knowing whether local or government environmental or regulatory restrictions prevent future improvements to the marina facilities.
The environmental components include water quality, sedimentation, wetland impacts, protected species, protected vegetation, and contamination of soils and/or marine sediments. For example, soil contamination is often found in boat service yards near buildings that house or that previously housed dry cleaning services.
The regulatory aspects include the evaluation of land and water (submerged land) property surveys, planning and zoning regulations, regulatory permits, required licenses, contracts, easements and restrictions, and navigation setbacks.
The contruction costs associated with building a small-craft marina are expensive and increase considerably when involving mega yachts. Boats larger than 98 feet require deeper water, wider fairways and entrance channels, greater loads, bigger piles, and higher-capacity utility service. To estimate expansion or redevelopment costs, the consultant must first develop conceptual layouts that are based on the ideal slip mix for the current market.
Buyers should know the estimated capital costs for improvements, along with slip rates and operational costs, prior to purchasing a facility. These values should be entered into a financial proforma to madel the total profit or losses to understand the return on investment. In addition, potential marina buyers should also investigate legal and insurance issues proceeding.
Marina Locations
 |
KRABI BOAT LAGOON 175 Moo.2 Ban Klongsai Talingchan, A.Nuea Khlong Krabi,Thailand www.krabiboatlagoon.com |
KRABI BOAT LAGOON is the newest marina complex in Thailand and the only one in beautiful Krabi. We are a sister property to the Phuket Boat Lagoon. Krabi is rapidly becoming “discovered” as a result of its unique natural wonders. The Marina Complex is nestled safely in a mangrove forest with sweeping views of the Andaman Sea. Removed from the chaos, life here is very peaceful and serene. Location is everything and Krabi Boat Lagoon has it. The airport is just fifteen minutes by car and culturally rich Krabi Town another ten. Beaches, bars, restaurants and fascinating local markets are easily within reach either by car or boat. Krabi Boat Lagoon is a full service marina with haul out and highly skilled tradesman. The meandering and magical mangrove channels (great fishing) are well marked and maintain a 1.5 meter depth at the lowest tides. Other features of the property include beautiful low rise condominiums for sale or lease overlooking the Marina as well as mangrove, ocean and even mountain views.
 |
PORT TAKOLA YACHT MARINA 130 Moo.6, T.Sai Thai, Muang Krabi, 81000 Thailand www.porttakola.com |
PORT TAKOLA MARINA is your gateway to the stunning archipelago of Krabi and Phang Nga Bay on the south west coast of Thailand. Just 30 nautical miles east of Phuket, discover a tropical paradise of lush, uninhabited island, white powder sand beaches and the unsurpassed marine life of the Andaman Sea and enjoy the pure luxura and convenience of a full-facility yacht marina on your return to shore.
Port Takola will offer a complete range of services to satisfy the needs of even the most discerning yacht owner or skipper. Great care has also been taken to ensure that the surrounding natural environment is preserved : all buildings will be low density and human scale, and the design makes maximum use of verdant landscaping.
The marina basin will provide pontoon berths for 250 yachts in the 10-40m (33-131 ft.) range. A large number of smaller yachts may also be stored ashord in a dedicated boatyard, which will also offer repair and maintenance services. Port Takola is scheduled to open in mid 2016.
(W/Koh Maphrao and Phuket City)
PHUKET ISLAND. THAILAND
 |
ROYAL PHUKET MARINA VHF:79 International Latitude 07”58’65”N Longitude 98”24’90” 68 Moo 2, Thepkasattri Rd., Kohkaew, Muang, Phuket 83000 Thailand |
ROYAL PHUKET MARINA
Sapam Bay
The marina itself will be built in two phases. Phases 1, the outer marina, comprises a public marina plus private berths for home owners and a select group of commercial operstors. Phase 2, the inner marina, will be for the exclusive use of private marina residents, with a sophisticated lock system allowing easy assess to captains.
The outside basin (phase 1) covers an area of about 31,000 sq. meters, or almost 20 rai, with an inner marina of over 50,000 sq. meters (31 rai). The minimum water depth is 3.5 meters LAT, with a maximum of over 5 meters.
Phase 1 boasts 85 wet berths, 88 Drystack and about 30 on the hardstand, totaling over 200 berths. When phase 2 is complete, Royal Phuket Marina will have berths for more than 350 boats, with berth sizes ranging from 10 to 20-plus meters.
And Royal Phuket Marina offers you total peace of mind, with total protection from wave action and floating debris, as well as 24 hour surveillance and an extensive network of security guards.
THE GARND VILLA 70M PRIVATE BERTH
The Garnd Villa is truly deserving of its name. Own the best property in the marina. Enjoy your yachts whenever you want, invite your friends to bring their yachts and know that your berths are always available and free. Enjoy the luxury in the villa and then step directly on and off your yachts to go as and when and where you please and return home to instant relaxation as soon as you step off your yacht into your own home.
The entrance to this beautifully landscaped estate is via its own sweeping private drive, leading majestically to the elegant covered walkway that leads to the main villa structure. Within are four more villas arranged around a formally arranged pool courtyard, leading the eye and guests down through the gardens to the private yacht berths adjoining the end of the estate gardens.
The main villa provides elegant living rooms, TV/theater room and a formal dining room as well as comfortable casual seating arrangements for the use of all guests. The upper leve is dediceated to the master bedroom-an entire floor overlooking the pool and gardens, your yachts and the marina beyond and includes a private sitting room, private study and an opulent master bathroom and walk-in dressing rooms.
The four separate villas offer spaciousness, elegance and privacy to individual family members or visiting guests. Designed as a private places to sleep and to relax each villa incorporates a living area, a sleeping area, a sumptuous bathroom and privt sun deck.
The pool crourtyard is executed on a magnificent scale accommodating a long and wide pool, large sun decks either side, a built in BBQ and bar area and an in-pool Jacuzzi. Placed at the end and over looking both pool and the private yacht berths and marina beyond, a large traditional Thai sala becomes the venue for the most magical sunset drinks and outdoor dining on returning from a cruise.
Elegant, pretty and spacious, the estate is ideal for hosting large day time gatherings and corporate entertainment-with yachts or without. After dark, creative lighting transforms the villa into a privileged party home, with ample space to bring in musicians, marquees and 100’s of guests to sing and to dance, to swim and to relax, to eat and to talk the evening away.
The crowning glory, unique in Asia, are the two attached private berths of 40 meters and 30 meters belonging to this estate. The Grand Villa-where luxurious pampered indoor living meets elegant outdoor tropical relaxation in a style you could only imagine and with permanent access to your yacht to just get up and go whenever and wherever your heart desires. The ultimate in yacht and villa ownership.
THE ROYAL VILLAS 23M PRIVATE BERTH
The royal villas. An elite collection of five waterfront estates, are the only villas in Phuket to feature private yacht berths. Situated at the foot of each waterfront estate, the berths accommodate yachts of up to 23 meters and benefit from Royal Phuket Marina’s full range of professional concierge and marina maintenance services.
Step directly from your Royal Villa on to your yacht and cruise to some of the world’s most pristine islands and bays around Phuket within minutes. Distinctively designed spaces accommodate every aspect of the consummate yachting and luxury villa lifestyle and the ultimate in yachting convenience. You can enjoy your yacht whenever you want without losing time, knowing that you berth is always available and free.
The Royal Villa is designed to impressive from the start to the finish. An elegant walkway leads to heavy timber doors. That open to reveal the villa interior and the garden water views and the marina waters beyond. Interiors are comfortably extravagant.
Five individually themed private “master” bedroom suites all with private outdoor spaces, including the “floating VIP suite” and the “Cabana suite”, give guests privacy, entertainment and somwhere private to relax. The family and entertainment room-a huge open plan expanse with floor to ceiling glass doors-successfully combines formal seating and dining areas with more casual family style dining and relaxation areas.
Life inside spills out onto the extravagant exterior garden arrangement boasting a large pool, Jacuzzi, outdoor sala, creative external lighting and of course the yacht berthed at the end of the garden. These elements work so successfully together that few will resist the intense enjoyment of this comfortable luxurious lifestyle that exudes privilege and harmony.
At all times you can enjoy your elegant yacht at the end of your villa to go where and when as you please.
 |
Phuket Boat Lagoon Co., Ltd. 22/1 Moo 2 Thepkasattri Rd., Kohkaew, Muang, Phuket 83200 Thailand marina@phuketboatlagoon.com |
Marina
Phuket itself offers some of the world’s best cruising areas. The marina’s situation on the East Coast of the Island, on the main road between The place is 20 Km. the airport and 8 Km. town, is an idea place to make the most of the year round boating opportunities. This fully serviced Boat Lagoon Marina is Located on the East Coast of Phuket Island and hence very well protected.
Maintenance
We are a complete center for specialize capable technician and engineers. We have a large boat factory to repair & maintenance big vessel up to 90 Feet.
Resort
This casual, all-suite resort in a marina is 10 Km. From downtown Phuket. Contemporary 1-and 2-bedroom suties feature free Wi-Fi, flat-screen TVs and minibars, as mini-fridges, safes, and tea and coffee making facilities. Upgraded rooms add balconies or terraces.
Business Zone
Welcome to the most completed Business zone in Phuket. Phuket Boat Lagoon is now has over 150 units with different businesses ranging from typical local restaurants, international restaurant, retail outlets, financial center, sport complex, medicel spa, tour center, law offices, architect office, marine chandlery, and many mores.
 |
AO PO GRAND MARINA 113/1 Moo 6 Tambon Paklok Amphur Thalang Phuket 83200 Thailand www.aopogandmarina.com |
AO PO GRAND MARINA, Phuket Thailand
The Marina Management welcomes you at the Ao Po Grand Marina. We hope you feel at home away from home in our marina. We are pleased to assist you in any way possible.
Prime location at the entrance of Phang Nga Bay, Phuket 24 hour access, zero tide restrictions, 300 berth marina with yacht length up to 100m+ Deep water, high capacity fuel dock, First class Marina Living (under construction).
Ao Po Grand Marina is growing. Now a 300 berth marina with 10m wide walkways on the North and East docks, the marina can accommodate super yachts of 100m plus. The Hardstand accommodates 120 spaces.
 |
PUHKET YACHT HAVEN Laem Phrao ,141/2 Moo 2, Mai khao,Thalang Phuket 83200 Thailand www.aopogandmarina.com |
PUHKET YACHT HAVEN
Situated on the northeast coast of Asia’s premier island retreat, a mere 15 minutes to the international airport, Phuket Yacht Haven is an ideal location for travelers and sailors seeking the perfect port-of-call, as a base to enjoy the island of phuket. With its proximity to Phangnga Bay and the surrounding majestic limestone island, Phuket Yacht Haven has deep-water access with 5 meter draft capacity allowing the marina to berth yachts up to 100 meters. The marina can comfortably accommodate 320 vessels at present. Phuket Yacht Haven is situated in Laem Phrao on the northeast coast of the island. We face the channel of water separating Phuket from the mainland. To the west of the channel is Sarasin Bridge and to the east is Phang Nga Bay.
BUILDING A BETTER MARINA
Marinas come in several shapes and sizes – freom small operations with a few dozen slips to large facilities with hundreds if not thousands of slips. A marina ivestor’s prime vision should be to become the highest quality as well as the best eco-lifestyle marina in the Phuket area. Ist mission should be to treat every visitor as a personal guest. So the main question on the table is – “What makes successful marinas profitable year after year and how can we provide this type of service?”
TEN EXAMPLES OF NECESSARY THINKING FOR A SUCCESSFUL MARINA
1. MASTER CUSTOMER SERVICE/HOSPITALITY
RCR Yachts Customer service is huge for businesses like marinas that exist to deliver experiences to customers that they wouldn’t get elsewhere. RCR Yachts, with 125 deep-water slips and more than 150 moorings in New York, goes the extra mile to treat its customers like family.
“In our case we do not have fancy amenities, and we are surrounded by low-cost alternative marinas,” CEO Don Finkle said. “What we have found to work for us is treating our customers like part of the famile. They are always stopping by to chat with our staff, drop off goodies for them and sometimes jus to say hello. We also provide repair services that the other do not wish to deal with, and that has made permanent customers out of those who first came to us work to be done.”
Anna Townshend, editor of marina Dock Age magazine, added, “You can have the best marina and the best docks, bit if you aren’t catering to you boaters in that way, you’re not going to succeed.” She compared a marina to a hotel in terms of services rendered, and the hotel industry overall is known for their above-and-beyond customer service. To get boaters to stick around long-term, she says, marinas have to treat them right and go further than just meeting needs.
2. DETERMINE YOUR MISSION AND VISION
Marina-cover a few year ago, the staff at Herrington Harbor Marina, with two locations in Maryland, decided it needed to redefine its mission and vision. Despite being in business for more than three decades, the marina khew it was time for a change and for the business to be redefined.
“You have to understand who you are, what you want to provide for people,” owner Stewart Chaney said. The marina’s new vision is to become the best eco-lifestyle marina on the East Coast, and its mission is to treat every visitor as a personal guest.
3. DIVERSIFT
Marina Dock Age surveys its readers annually, and an item of note each year is hoe many profit centers marinas have. From small marinas to larger operations, offering a variety of places for customers to spend their money allows marinas to profit in more areas and to deliver a slew of services, Townshend said. Added profit centers could include a ship’s store, a pump out, a restaurant or a bar.
4. OFFER ACCESS TO MODERN AMENITIES
Oak Hill Value-added amenities, along with great customer service, can differentiate one marina from the next. Oak Hill Marina, with 80 slips combined on Lake Minnewashta and East Okoboji Lake in lowa, provides a gas grill for use and leaves its bathroom and shower house open 24 hours a day to customers with a key code. “If you’re coming to the lake and you choose to go out supper afterwards and want to rinse off and go out to dinner afterwards, it’s a huge convenience for them,” president and owner Phil Miklo said.
Roxie Comstock of Bellingham Marine has found a number of amenities are in demand from marina customers.
“Among the top amenities most important to boaters aside from ample power and water are access to internet and cable TV at the slip and convenient sewage pump out also preferably at the slip,” she said.
5. HOST EVENTS
HH Events Herrington Herbor, with two locations totaling 1,200 slips, hosts a variety of events, including dog swims, Independence Day celebrations a St. Patty’s Sock Burning Social, Memorial Day picnics and more.
“We have a lot of social events that are ferr to our slip holders, so we go great efforts to provide parties where it’s free food and drink,” owner Stewant Chaney said. The parties are designed so marina users can meet each other, giving them added reasons to the dock.
“I think events are really huge things at marinas, and it’s sort of about creating that boating lifestyle and creating a community place where boaters want to go and spend their time,” Townshend said. Marinas overall have been reporting that fewer people are leaving the docks, while more are spending time in their boat while it’s still moored.
6. OPEN MARINA ACTIVITIES TO EVERYONE
“A marina needs to be more than a place to keep a boat. It needs to be a place where everybody can come and have fun, not only boat owners,” said Bob Evans, manager of Dillon Marina in Dillon, Colo. When Evans was brought on board at the 296-slip marina, his primary task was to increase occupancy. To do so, Evans opened up on-site activities to customers, locals and tourists alike. Evans that the marina has participated in include National Marina Day, a dog show, an air show, sunset sailing tiurs and championship regattas. At some events, non-boaters are welcome to ride boats for a small fee that goes to benefit a charity. The goal is to get them interested in boating, so they consier buying a boat and docking it ar the marina. Evans has worked with area boat dealers to host in-water boat shows to make that a reality. “The ting we have at Dillon, it’s kind of the jewel of the town. The only reason people come there really in the summer is because of the marina,” Evans said.
7. OFFER VALET SERVICE
Oak Hill Marina provides a valet service to its marina patrons. Boaters who want to get on the water quickly call the dealership before arrival, and Oak Hill’s courtesy crew gets the boat to the dock, fills the onboard cooler with ice. “ It just gives them more time on the water, more time to enjoy with their family because the boat’s sitting at the bottom of the dock, so they jump in, and they go,” president and owner Phill Miklo said. If customers want, the courtesy crew will also return the boat to the slip.
8. TAKE CARE OF THE ENVIRONMENT
Poolside Walkway Marinas are situated in the midst of nature, with docks sitting in the water, and facilities placed waterside. Because of that, Chaney says marinas should be mindful of their environment, so boaters have a place to enjoy their sport for years to come. When Herrington Harbor set out to become an eco-lifestyle marina, the business took that to heart in every aspect of its operation. “Basically before making any decision, we look at the impact that it’s goung to have on the envvironment, “Chaney reported. To that effect, Herrington Herbor created four acres of Spartina marshes, installed a system to recycle 100 percent of the wastewater at its wells, developed a No Diacharge Zone at its bay, added no flush urinals, and installed spill prevention devices at the fuel dock and more. The initiative not only created a more visually appealing marina, but it also attracted wildlife to the area and impressed customers. “We believe the taking care of the environment is something that boaters will appreciate and relate,” Chaney said.
9. BE MINDFUL OF MARINA DESIGN
Bellingham Marin 3Bellingham Marine helps marina owners develop every stage of their operation, from floating docks to dry stack storage systems, so the company knows how important design is.
“A well-designed marina with easy to navigate fairways, ample clear water space, full length finger piers, freeboard sized to the vessels accessing the docks and wide stable floating docks that are well maintained are characteristics of some of the world’s most successful marinas,” Comstock said. The company has found that floating docks with finger piers have become the preferred type of moorage for boaters.
“Boat docks that present a danger to the vessel, are hard to get on and off and are cluttered with equipment and personal belongings are always a problem,” Comstock sais. “A well-maintained, sturdy dock system with wide, clear walkways and appropriately sized freeboard will help ensure the marina is one that boaters will rave about.”
10. MAINTAIN FUEL DOCKS
“Every customer and visitor or transient visitor to the marina at one time or another makes a trip to the fuel dock, and in the past, the fuel dock is kind of a forgotten place in marina from a maintenance standpoint,” said Jerry Nessenson, president of ValvTect Petroleum Products.” A marina operator should be aware that that’s probably the first thaing a boater sees when he comes up in the water is the fuel dock, and if can have a big impact on the image of the marina.”
Nessenson recommends that fuel dispensers should be clear of rust, spider webs and decals. Fuel dock staff should be trained to assist docking boaters and dressed appropriately in clean uniforms. Marina operators should also be cognizant of the quality and grade of the marina’s fuel, Nessenson said.
FINALLY REMEMBER TO HAVE FUN
“Well I don’t know if this is a bih secret, but the key to success for marina operators is to remember rule No.1: Boating is about having fun,” said Kevin Ketchum, owner of California Yacht Marina andpresident of the Marina Recreation Association.
“A successful marina creates an environment where customers and staff have fun being around each other. Owners and executives need keep the stress part of the business to themselves-inwardly disciplined and enthusiastic about boating.
Boating is innately enjoyable and the best marina adds to the experience. It’s all about having fun!”
LUXURY BUSINESS PLAN PROJECT INTRODUCTION
Luxury living has always been the ultimate aim of every successful person and the main incentive of the younger generations. The need and prospect of luxury living is driving us all ahead and for the great majority of us it is synonymous with the greatest of achievements, self-realization.
Though we are in the middle of one of the worse economic crises the world has seen over the past 80 years and both spending and investment these days are forbidden words, somebody has to look in the times ahead and to the recovery that is coming. We agree that the economic crisis is severe and it may take a serious toll on the average person in the street, but the same crisis once over, wall generate an economic activity, unknown to the world up to now.
The economic rise of Chima, Russia, India and of most of the oil producing Arab states, has multiplied the number of wealthy people international and will inflate the demand for luxury living. The goal is to supply a luxry location for these intermational wealthy people in the Phuket area other than on the busy and populated island as is their current choice for marina type resorts.
We are convinced that luxury living at an affordable cost will be the product in great demand in the years to come. The great Greek philosopher Plato was asked once by his students to give the definition of “luxury living” and he said….”luxury living is when your body, your mind and your ego feel free, happy and in full harmony with each other”.
NEW CONCEPT OF QUALITY AND LUXURIOUS LIVING
It is very rarely that a land developer gets the chance to conceive and realize a luxurious residential concept from scratch and see his own vision enjoyed by all those who shared it in a manner that creates happiness and fulfillment. Our vision is to build a new facility where the residents will find themselves once again, re-discover their link with Mother Nature, become humane and real again, where they will really enjoy the fruit of their labor.
We want to create a location where people will feel safe and free, socialize with each other, become friends and talk to each other, re-discover nature and live in a perface hermony with it. A place where children can play freely once again and live in full their childhood with “Mother Nature” looking over and after them, where nature itself will embrace the human as a child and not as a cause of destruction.
We are among the businesses which have no fear to dream and have exciting futuristic plans. On the contrary, we believe that success in business is the result of daring to go where others will not, to appeal to market segments and groups of clients who demand and deserve to have the affordable best of the best.
NEW DESIGN IDEAS
Together wist some of the best professionals in the field, you must have the vision to design and bring into being a brand new opportunity, with madern infrastrure and facilities which are designed to meet the requirements of a new and modern marina/reesort for the next century. A facillity which will have from the very beginning a “green” identity, with renewable energy and recycling facilities, surrounded by natural mangrove areas with undisturbed nuturl. The creation of a functioning and interactive community is the main goal. In this respect, planning must include everyting that can give enjoyment, happiness and the top quality of life. The term “luxury living” should be the main cause of a new development.
UNIFORMITY AND CHARACTER
Any future marina/residential development in a massive scale must have the infrastructure and modern facilities, character and uniformity. Uniformity means the existence of common elements and characteristics, which once combined with the existing natural beauty of the region, will present a common and recognizable image. Each luxury home and every building should have its own personality.
In this case, the natural beauty of the island is perfactly combined with the inhabitants, both people and nature. Planning and means not only to maintain but to improve the natural beauty, while the housing and maritime facillities are placed in such a manner that will endorse and bring out this relationship. By doing so, a very specific character will be created for this portion of the island, which in any case has its own strong and outstanding identity even in its current undeveloped state.
THE MARKET / PROSPECTIVE CLIENTS
Nobody and deny the fact that we are well in the middle of the worse economic recession the world has seen during the last 80 years, which is affecting the livelihood and the standard of living of practically everybody in the developed world. Many would also say that in times of economic recessions, investment and new ideas should be put to sleep or even abandoned totally and completely. This may be true up to a certain extent and only if these new ideas have nothing new to offer in the form of an alternative to the repercussions of the crisis. The concept of new development luxury projectsoffer solid and tangible solutions and answers to a great number of problems, people mainly from Asia and the developed countries, are faced with. The ongoing economic crisis has seen the income and the assets of the middle class shrink dangerously, pensions have been drastically reduced and pension funds bankrupted, social and welfare srevices withdrawn, crime and social conflicts on the increase and security among elderly people has reached its peak. A number of recent studies by major insurance companies indicate a clear trend of a massive exodus and relocation.
DEMAND FOR ALTERNATIVE LIVING
This real demand fir alternative living has clear characteristics,something which has to be taken very seriously in consideration by those who will design the final “product”, if this is expected to have a successful marketing and financial application.
These characteristics are the following :
• The location should present itself as a frest, natural, relaxed and thinly populated.
• The successful development should have the usual infrastructure required by modern and futuristic residential quarters including outlets designed to serve social, medical, cultural, entertainment, communication and even religious needs.
• The actual facilities to be offered for common and public use should clearly answer and meet the standards of the middle upper and upper social class and should be priced accordingly.
• With regards to the housing and residential outlets, these should have elements of uniformity while in the meantime they should be designed to the individual standards and tastes of the future occupant/owner, always taking into consideration the general limitations which will be set in order to keep the up-market character of each project.
• The exclusive nature and up market quality of the projects to be developed should be reflected on the price of each outlet.
• Finally the secret of success of such projects, especially in the middle of an economic recession, is to be different and superior to the rest and have the clear indentity of exclusivity and luxury meaning offering affordable luxury.
On an area of 120 rai, the construction of a water area for berth places for construction. Next to them there will be yacht clubs, hotels, private villas, shops and restaurants. An extra 150 rai is available to the south if additional area is needed for expansion of initial plans for the project.
BASIC DATA
• The projected marina-resort-residential complex plans :
• Marina and Marina City containing yacht club, hotel and resort.
• Residential, Marina, Seasonal Resort and recreational zones.
• Natural public park areas with waterfront access and sports and recreation facilities.
• Exclusive residential area situated on independent plots with an area.
• Commercial area with offices, shops, restaurants, banks, offices and places of entertainment.
SUMMARY
Our goal is to supply and fill the demand for a luxury Marina/Resort, especially catered to international wealthy people as their choice for luxury living at an affordable cost in the Phuket Island location of Thailand.
MARINAS REQUIRE EXTENSIVE DUE DILIGENCE OVERVIEW
Even in today’s real estate environment, the construction of specialty properties such as marinas, hold a particular attraction in select markets and appeal to certain investors. But purchasing a marina is not like building a hotel or resort on the water, it is vital for a property that will be half-submerged in water to be investigated properly order to protect your intended project or you can sink the entire investment.
The typical marina has between 50 and 100 slips. While marinas have suffered from the economic downturn, interest in boating remains strong. Boat owners are mansging to stay afloat despite difficult economic conditions. Still, marinas have not been immune from the recession. In Florida, for example, destination marinas, “Dock-ominiums”, and those with condo developments are popular investments. But given the waterfront locations, these properties are not languishing on the market : Ten miami River marina properties have been sold in the last five years, and local real estate professionals predict sales to continue as the economy improves.
DUE DILIGENCE
Performing due diligence assessments for the acquisition of marina properties is very different from other types of commercial real estate projects. Each marina is unique with respect to its lacation, design, market, amenities, and operation. Since the majority of a marina is water-based, these properties are more susceptible than other real estate to damage caused by the coastal/marine enviromment. Therefore, it is essential to perform proper due diligence prior to investing in the construction of a marina property.
A proper due diligence assessment covers all of the engineering, environmental, regulatory, designing and economic aspects of where the marina will be built. The assessment should be performed by a team of knowledgeable, experienced consultants with marina-specific expertise in the engineering design, regulatory environment, and economics of the industry.
Since the purpose of due diligence is to confirm the property’s economic viability, the investor needs to know the property’s probable expenses and income. Understanding the following can help to predict expenses and income :
• Capital costs requied to meet the investor’s intended vision;
• Repair and maintenance costs associated with maintaining the facility such as maintenance dreding and periodic inspections of the structures;
• Operating and management costs for running the day-to-day business;
• Predicted income generated from slip rates;
• Slip mix occupancy and any seasonal fluctuations;
• Additional housing whether condo or housing associated with the marina property.
• Other services or products offeres.
ENGINEERING ASPECTS
One of the most important design aspects of a marina is the ability to protect the docks and vessels berthed at the facility from wind-driven waves, swell, vessel wake, and strong current.
The typical components built at a marina property include both water-based and land-based structures and systems. When evaluating the water-based structures, the inspection should be performed at low tide.
The marina’s layout can pose limitations on the size and type of vessels that can enter and berth at the facility and dictate future expansion opportunities. The expansion portential is influenced by engineering and design and environmental/regulatory conditions that directly impact the economics. Owning a marina that has opportunities for growth and expansion is more valuable than owning a marina that poses limitations for future investors.
ENVIRONMENTAL/REGULATORY ASSESSMENT
Environmental/regulatory due diligence assessment involves evaluating any potential environmental liabilities associated with owning the marina property and knowing whether local or government environmental or regulatory restrictions prevent new construction.
The environmental components include water quality, sefimentation, wetland impacts, protected species, protected vegetation, and contamination of soils and/or marine sediments.
The regulatory aspects include the evaluation of land and water (submerged land) property surveys, planning and zoning regulations, regulatory permits, required licenses, contracts, easements and restrictions, and navigation setbacks.
ECONOMIC ASSESSMENT
A market overview should be conducted for the planned marina facility by a marina consultant. The investor who envisions building a marina and upland facilities should perform a more-detailed market analysis to confirm whether ther is a market need.
The constuction costs associated with building a small-craft are expensive and increase considerably when involving mega yachts. Boats larger than 98 feet require water, wider fairways and entrance channels, greater loads, bigger piles, and higher-capacity utility service. To estimate development costs, the consultant must first develop conceptual that are based on the ideal slip mix for the current market.
Buyers should know the estimated capital costs for construction, along with slip rates and operational costs, prior to building a facility. These values should be entered into a financial pro forma to made thr total profit or losses to understand the return on investment.
OPERATIONS
The operations portion of the evaluation includes analyzing the way the facility is managed and the associated costs. Management issues to consider include the following:
What security measures are necessary at the facility with respect to restricted entry and protection of the boats from vandalism and theft?
Is the design for lighting adequate?
What are the estimated operational costs for the marina facility?
What costs could increase in the future?
How will costs change if the marina layout is expanded and/or new staff is hired?
What is the connection between the marina slips and rental/permanent housing associated with the facility?
SUMMARY
These due diligence assessments should be performed by consultants familiar with a specific location. In addition, potential marina builders should also investigate legal and insurance issues before proceeding.
MARINA ECONOMICS
The investor’s current thoughts and concerns should be focusing especially on economics. Marinas And Boatyards Are Economically The Most Stable Part Of The Boating Industry.
• They are the last to feel the recession’s effects and the first to recover.
• The majority of marinas survive recessions whereas many boat dealers and manufacturers fail.
• Even in recessions, most boats remain in use.
• During tough times, most owners will continue using their boat, but spend more time at dock, cruise nearer to homeport, and cut fuel consumption.
Marinas WitheMulti-Profit Centers Do Better Than Those Primarily Wits Dockage Income
• Dockominium must be modern or owners lose major investment capital.
• Less well-maintained and run marinas are hurt the most and may not survive, or
• Better-managed marinas lose the fewest customers, pick up ones relocating from other less well-managed facilities, and are often the first to return to waiting lists.
Marinas Are Good Businesses For Local Economies
• Employ local workers who spend income in the community,
• Pay property, sales, and income taxes,
• Place few demands on local tax expenditures (e.g., schools, services, hospital, new roads),
• Import money into economy.
Marinas are Great Economic Generators
• Good employear with better than average wages.
• Marina huests patronize and spend significant dollars everywhere nearby boosting employment, barber shop, gift shop, restaurants, hardware stores, coffee shops, grocery store, area boatyards, hair dressers, real estate (sales & rental), kayak rentals, flower shops, drug store, airport, rental cats, airport shuttle, taxies, plus much more.
• A marina can be an attraction to the neighborhood, and therefore may increase adjacent land development and values. This should be a specific consideration, since this may become a positive or detrimental secondary impact.
• Boating costs keep rising. However, the golden fleet (rich) will always be able to own and use boats.
• Marinas have two economic windows of opportunity:the water window and the land window.
• A well-planned marina will take advantage of both and serve a wider customer base beyond the boater. This represents good economics for the marina owner and the community in general.
• Where dreding cost is a factor for deeper vessels and those with keels, charges must increase.
• Price dockage as a commodity, but priced locally. Charge the price that will generate 95% seasonal occupancy at a specific marina. Another market only a few miles away may price at half or twice as much.
• Do not assume that your marina needs to sell fuel. Boaters will travel to get fuel. Low volume fueling stations are big money losers.
• Demand for marina slips is finite, related to wealth in the area and desirability of waters served. Build it and they will come does not often apply. Low, below-cost rates do not assure occupancy.
Marina Siting & Design
Location, location, location still is the best key to marina success.
• It must be locatrd on a well-protected waterway that opens to large water bodies suitable for recreational boating.
• The marina must also be easily accessible to large population centers where people live.
• For the marina to become an effective, effcient businees, it must first be well designed by experienced marina professional engineers and buit with products that will give a long service life.
Marina Site Location
They’re not making moer coastal land. Thais is generally true especially for the many islandd of Thailand.
• Marinas are water-dependent oses that can only operete at the shore.
• Good up front planning, professional engineering and quality dock/equipment save time and money later.
• Deep water in a marina has extra expenses, such as needing longer piles and anchoring systems.
• A common design error is to make the faiways too narrow to allow easy and safe boat entrance and ecit of slips.
• Easy land access to the marina is necessary for it to succeed.
It may be less costly to berth large mega yachts near the shore. The cost is very high to run thick electric cable and other utilities (including fuel, water, pump out) to pier ends. Traditionally the largest boath/yachts were placed out at the end of the piers, but today it is changing. Many owners like to show off their boats near to people walking by and to be seen aboard.
Wind, Water & Waves
Consider wind and wave environment. These are often under appreciated by marina owners. Water comes in many forms that must be considered before designing the marina :
• Liquid, solid ice, steam vapor, falling rain, sweat drops
• Calm, storm waves, massive tsunami, boat wake, tidal, flowing river current, floods, drought.
• Chemiclly salty, fresh, potable, clean, clear, polluted, colored.
• Marinas need the same wave protection as marshes do to prosper.
• Wave/wind forces are often underestimated, resulting in structural damage to docks and boats.
• Often ignored are boat wakes and reflection within the marina basin
• As boath get bigger, so does their wind profile. In strong winds, large boats puts put enormous structural pressure on dock and piles. Dock design must factor in storm wind loads.
• Without good wind, wave and weather protection, no marina business can survive.
Marina Design
Design engineers must always visit the site ti see the bigger picture. A drawing, chart, or photos from the developer or owner will never show all of the things you could miss by not being able to see in person.
• Marinas are site specifice. Each situation is different and needs different designs.
• Build to what the market demands, and not to the developer’s perception of what boating shold be like.
• Design to your boating market for today’s customers and those who will use the marina over the next 25+ years.
• What you build now should be able to work for boaters in 25 to 40 years, if well designed.
• Define and design the facility for its prime use depending on location and market.
• Marina-boat storage, slipe, moorings, access to water, limited services.
• Boatyard-maintenance and repair services to boats, engines, and equipment; no storage.
• Full Service Marina-combination marina storage and boatyard services.
• Dry dock Service-options, boats stored on stand, cradle, or trailer.
• Mooring basin-single or multiple boat anchorage•
• Homeport marina-where boats cruising out of or to other places, and returning to the dock.
• Residential marina-live-a-board, houseboat.
• Destination marina-transient visitor dockage usually in tourist area.
• Stopover marina-overnight transient layover stop while cruising to another place.
• Seasonal marina-slip rental by boating season.
• Year-round marina-slip rental month to month.
• Consider the purpose of the marina before designing.
• Are the docks and boats to enhance the value and esthetics of a landside development?
• Is it to be a full-service marina that provides boat maintenance, repair, and storage services, or a homeport marina? These will affect the costs and economics of the business.
• Marina fuel storage thanks, in or above ground, must be located for easy access by delivery trucks year round.
• Design the marina to allow fire truck access to the entire marina and for firemen with equipment out onto all the docks. Fire-fighting can be difficult when piers and docks are very long or obstructed.
• Great effort should be placed on buying a dock system, usually floating, that is good looking, safe and will last a long time. Current designs are good for at least 40 years.
• Boats continue to get bigger, wider, and demand more electricity every year.
General automobile parking, rental or leasing is often over estimated due to those who want more car parking spaces than are needed. However, since land is so valuable, owners do not want to waste extra space for empty parking lots. So locate parking off the waterfront and let people use this area adjacent to the marina.
Marina Dredging
Dredging-avoid it if possible. Wherever a hole is dug in the sea floor, nature will work endlessly, slowly, to fill it in again. Dredging once usually means maintenance dredging will be needed in the future.
Never use the term dredge spoils, instead use dredge materials or soils. The word spoils implies contamination, spoils public perception of the marina-dredging project, which can lead to costly studies and delays.
• If you are buying a new marina location, always have a hydrographic study performed to be sure the water is as deep as the owner is teling you it is.
• Generally, the marina does not need more than 3-4 m depths. Many mega-yachts only draw about 4’/1.2 m depth. The exceptions are deep keel sailboats and super large mega-yachts.
• New marinas never are dredged deep enough. Dredge deeper from the start, by far the most economicl time it can ever be done.
• If you think you need 2m, dredge initially to 3m or if you need 4m go to 5m.
• Advanced maintenance dredging-The additional depth and/or width specified to be dredged beyond the project channel dimensions for the purpose of reducing overall maintenance costs by decreasing the frequency of dredging.
• A quick and sure exit from the marina businesscomes from failure to maintain adequate water depth. Nothing is more important, or often harder to do.
• Do a pre-construction and post-dredging hydrographic survey of the bottom. Use a chain dragline after dredging to locate any newly uncovered obstructions, such as old pile stubs and rock that boats could hit at low water.
• Determine where any silt comes from and the estimated the rate of deposit before dredging.
• Understand that there may be a narrow window of time (one or a few months annually) when government will permit dredging because of environmental concerns.
• The cost of dredging is based on the number of cubic yards/meters of material dug out. These costs can add up quickly. Most contractors will over dredge to be sure to get to the permitted depth. Where you are going to dispose/deposit the dredged soils can radically raise costs.
Marina Planning
Planning must be based on results of a good market demand study :
• The main purpose of having a marina is to have a safe place to park your boat. All the flowers, buildings, restrooms, etc. are there to support the parking spaces for boats.
• Marinas need to multi-task with several different profit centers, such as boat hauling, maintenance, land storage, retail sales, etc.
• A good marina design engineer will help deucate the owner/developer by asking the right questions before making any plans.
• In addition to performances, certain qualities of materials have become standard particularly with floatation, including :
• Minimum thickness of float encasements,
• Maximum absorption of water in the foam, and
• Actual thank testing results for listed buoyancy.
• The buyer must specify what they want and expect to get, or they will have to accept anything that the dock builder gives them.
• Let the marina dock buyer beware, especially from the small, less experienced builder.
If there are strong onjectors to proposed expansion, they often come from neighboring people and businesses within sight of the marina. It help to be a good neighnor and to meet with them well before proposals go public. Nothing fires up a public hearing more than upset neighbors who first learned about a marina proposal in the newspaper.
Marina Cost
The best dock systems often come from companies who have been in business the longest and have built the most dock :
• Dock builders have morn than more than one design-the old good, better, and best. The better the dock system, the more it costs.
• You will always be “shocked” by the cost of up-dating your marina electrical system, and your existing system will always fail to meet electrical code in some way.
• The cose of the materials to build a marina is pretty much the same, no matter where you are and what the market rates are that you’ll be able to charge. It is best to develop properties in strong rental markets.
• First class marinas can charge first class marina rates; don’t scrimp on quality construction and amenities.
Marina Environment
Since the 1990s, the most critical issue facing both new marina development and existing operations has been the environment, when the environmental awareness movement gained momentum in the 1970s, the large, heavy volume point-source polluters were the main regulatory targets, including big industry, smokestack factories, and failing municipal sewage treatment plants. In the mid-1980s the environmental regulatory programs got up to planning speed, and down shifted focus to storm water runoff and smaller scale non-point polluters.
Marinas and boating were targeted as highly visible polluters. Yet, the boating industry in general didn’t want to get involved and feared having to make changes that would put them out of business. As pressure mounted in the 1990s, the marina industry was the first to react. Slowly at first, the top marina owners realized resistance was futile and begen proactive improvements to clean up. By the end of the 20th Century, and more so in this decade, marinas have embraced the clean water philosophy and began taking positive action with ist Clean Marina and Clean Boating programs. Marinas have discovered that going clean is good for business and attracts better customers.
• Boaters have closeness to nature that makes them appreciate keeping the waters unpolluted and environment clean.
• People are reacting positively to the clean boating movement.
• Boaters have become better stewards of, and strong advocates for clean water quality.
• Gerrn vs. Clean botton line-Green colored water usually is so polluted that algae grows out of control. What we really want is clean water, not over fertilized green water.
• Achienving clean water goals must start through clean marinas and clean boating programs.
• Let the eart be green, but keep the water clean.
• Environmental impacts from marinas and boats are very small, but real.
• Pollution is a byproduct of human activity; nature does not pollute, only people does. • Harmful impacts can include damage from toxic chemicals, turbidity, smothering, overheating, low oxygen (anoxia), noxious fumes, litter, and mechanical crushing.
• Pollution often can be easily prevented, controlled, and cleaned up at reasonable or low costs.
• Impacts can also be positive; some examples are the creation of artificial fishing reefs beneath the docks, on piles, and bulkhead materials, and shading that attracts fish.
• Clean water is essential to good boating and profitable marina business.
Maria operators are stewards of the environment :
• They are the ones managing the interface between the land and water, and in many cases mitigating the impacts that are coming from upstream flow in to the marina’s water.
• A well-designed marina can actually enhance the water front environment.
• Always have a plan to present to the permit agencies that is reasonable, can be scaled back, and includes something for the public benefit. The latter usually is added when the agency has don done the first or second push back of your proposal.
• Environmental concerns and regulations can become over-bearing and nearly impossible to live with.
• Objectors will use environmental issues as arguments against marina development or changes.
• Always prepare a good environmental assessment study before formerly going public with the design permit application.
• Involve your boating customers and staff in environmental education about the marina, and how they can play a key role in its protection. Lead by owner/manager example, and train your staff to do the same thing.
• Marinas that are managed properly will have a very positive impact on the environment-more fish, more birds & wildlife, and likely more vegetation & green than from previous uses.
• Provide free pump outs for regular customers. Your staff does the pump out: customers just do not want to; and the tips are big.
• Boaters all want to recycle trash just provide the containers. Provide clearly marked recycle bins throughout the marina for glass, metal, plastic, paper.
Marina Management
Good marinas, well sited and built, only can become successful business when they have effective, trained management teams that educate their staff and cater to customer service.
Managers must have good written guidelines, emergency, and environmental contingency plans, and provide wet/dry storage of boats. Years ago managers were focused on caring for boats, giving good repair service, and keeping docks floating and charging a low price. They did good work on boats, and tolerated customers. Today’s market is service oriented for boating families.
• Marina success is more art than science. Marinas are in the hospitality business that must focus on servicing people who own and use boats. Every marina is site specific.
• Hire GREAT employees, pay them well, and TRAIN them before the season starts. I bring all staff in two weeks before kick-off to make sure they are trained and ready.
• Marinas are in the hospitallity business and our customers have many choices for their recreational dollars. Treat your customers well.
• Management by walking around is always a top priority. Make an effort to walk the docks each and every day-twice a day on the weekends-just to talk to customers and address any issues that may come up and keep the lines of comunication open.
• Customer service is not very expensive and can increase income and satisfaction. Send staff to meet and guid each boat into its slip.
Hospitality
Listen to customer complaints thoroughly before answering; then correct or take positive action.
Develop a mission Statement with your staff, make sure they are part of the process, and “own” the document.
Two mission statements to Live by :
• Create memorable experiences by exceeding expectations.
• Show good S.P.I.R.I.T.
S = Smile.
P = Positive Attitude.
I = Initiate eye contact.
R = Remember the guest name (important).
I = In a crisp and clean uniform.
T = Teamwork.
Teach your employees
• To call your customers by their first name.
• Set your point-of-sale software to instantly bring up a person’s name when you enter a slip number, boat name, or some other reference point.
• Always remember to give the customer his favorite slip back year after year.
• Anticipate their needs.
Provide a good Concierge Service, especially in destination marinas. Give staff assistance on and off the docks, including the fuel dock, pump out, immaculate bathrooms, clean shower facilities, rubbish removal, and reservations for restaurants, theaters, and car rentals.
Management must make every effort to maintain a friendly environment.
• Yes, we can!
• How can we help you!
• Do it right the first time.
• Credit the billing hiccups with a smile.
• Your guests expect 5-star hotel environment and service-aim high.
• Refer to customers as marina “guests” and treat them as such.
Boaters expect morn than just a place to dock their boat in a marina; the marina has become a social gathering place. There is a catch here though, most of the marketing of additional amenities are targeted to the condo dock and rack market, such as clubhouses and pools, tennis ect. In reality, these people have better facilities at their homes than the marina can offer, and will rarely use the marina facilities. The average boater uses these types of amenities. It gives them a higher social status, something they typically typically do not have at home, or an alternative place to enjoy these amenities.
• Educate your customer. Every boat that arrives gets a marina Welcome bag filled with goodies, maps, and all the rules for recycling, pump-out, environment, and town maps.
• VIP packages go to the big boats and returning guests. Hand written thank you notes go to select customers, while all new customers get letters before they arrive.
• Managers should not hide; customers want to see you. Make round every day throughout the marina to say hello, meet, and greet all boaters.
• Know your customer. Boat owners are the captain of their vessel, regardless of size or type. Never place them in a compromising position when operating their boat in your marina. Know their limitations on boat handling.
Customer Service
• Teach every employee how to be an ambassador and to champion the cause for knock your socks off customer service.
• Happy customers will be willing to put up with a lot of things, including gigher moorage fees, and they will also tell all there boating friends how great your facility is.
• A great transient visitor service is to provide quick, timely check in and check out. Greet every arriving boat at slip-side, assist with lines and power hook ups. Provide check-in on board their boat using their credit card and get a signature. In ten minutes their vacation starts. Customers do not have to check out as have all their information, and will mail them a bill copy.
• Most Marinas have 70% Transient and 30% seasonal occupancy.
• Live-a-board boaters provide extra security measures.
Marina Social Values
Boating is social activity that involves safely using a vessel on water bodies. Boats are the means to many ends, e.g. cruising to interesting places, fishing for fun or food, racing competitively, taking the famali with friends to deserted island, swimming in clean water away from crowds, sleeping aboard a weekend cottage that floats and moves, and more.
• Recreation is to escape from routine life, work, and everyday demands for time to recreate oneself. In the process of boating, people gain important unique benefits of recreation, relaxation, challenge, thrills, escape, pride, therapy, and time to think alone.
• The public has a right to access tidal shores for purposes of havesting seaweed, fishing, and recreational boating. But Marinas are the gateways to the water and thus the key to positive socail values and a compromise between public access and the marina right-of-way must be met.
• There is a natural basic need for people to get back to the sea. People get many benefits from being in, on, or just seeing water is interesting, relaxing, exciting, challenging, therapeutic, and natural to people.
• Mankind needs leisure. Water access is essential for mankind, be it seeing, smelling, fishing, sailing, swimming, and diving, and so no.
• Marinas are the hourglass of boating access. Like the narrow neck of the hourglass, people with boats go out onto waterways and return back through marinas. As marina capacity increases, more people get boating access, but if it shrinks, so do the number of boaters and guests decrease.
• The average boat takes out 30 or more people, one or more times per year. Multiply the number of boats in a marina by 30 for an estimate of the total number of people who go out on boats from that facility. Example : 250 boats = 7,500 people.
Key Issues Concerning Marinas :
• Marinas…an important part of your waterfront.
• Marinas…communities of families and friends.
• Marinas…gateways to recreational boating.
• Marinas…access to a variety of recreational activities.
• Marinas…providers of a variety of important services.
• Marinas…stewards of the environment for future generations.
• Marinas…partners with governments across the country.
• Marina…forces of economic growth and stability.
• Marinas…employment opportunities for local citizens.
• Marinas…an important part of your waterfront community!
What’s Ahead For Marinas and Are Marinas Changing?
A business fact of life is that every marina is in a continual state of being rebuilt. Older marinas, when doing major repairs over time, will be near totally rebuilt just to keep up with new market demands, safety, and environmental standards.
Almost all new and rebuilt marinas will have their smallest slips starting 45’ to 50’ length and above. This size change will push smaller boats off the water, decrease availability to the less affluent, and reduce the total number of boats kept in any marina that cannot expand its water use area.
Shore Side Land Competition
Sky rocketing coastal land values in most states are marking marinas less competitive for new land purchase when faced with condominium development that typically can pay the highest price. Positive note : The current recession, however, may bring redevelopment pressure and coastal land prices down, temporarily. Older marinas and boatyards are more likely to be bought out for land redevelopment. As the second and third generation of family owned marinas approach retirement over the next 10-20 years, will a fourth generation take over, or sell to the highest offer? I predict a loss of many small, older marinas for conversion into primarily non-boating uses, resulting in significantly less boating capacity, unless government regulatory agencies do something different to protect water-dependent marinas.
Where Will All New Boats Go?
As boat slip size increases, fewer boats can be berthed in the same size marina basin.
Are Marinas Going To Survive?
Some will close, but not many. In fact, the vast majority of marinas, particularly full service ones, are the most solid part of the boating industry. While marinas are generally not great profit generators, their income is reasonably steady even in recessions, and they have proven stable through the tough years.
Even maria that exists today will have had at least one more remodel before 2034. They will continue to have problems with dredging and the few remainiing sites will become extremely difficult to develop into floating marinas.
Marina Future Is Bright
Recreational boating, especially luxury boat owners, will continue to be subject to wide economic ups and doens with escalating costs. Boating is so important to public recreation that it will never go out of business. However, it will likely cost much, much more to enjoy. So where there is boating, there will always be marinas. Marina history clearly shows that technology, service, costs, and management keeps improving, and that will continue.
However, one constant is that marinas are the prime gateways to boating waterways. Marinas are vital to our economy, society, recreation, and they are good businesses now and in the future.
MARINA INDUSTRY OVERVIEW
A recent survey of 4,300 commercial marinas showed combined annual revenue of $3 billion. The average marina has between three and ten empoyees and annual revenues of $400,000. Large operations can have up to 100 employees and annual revenues up to $10 million.
Today’s marinas are generally freestanding and dockags is considered the main profit center of the business. In addition to a stand-alone, a marina may be an additional amenity to an upland project. There is also a close relationship between the marina business and the hotel business. Marina dockage rates are generally charged on a daily, monthly, seasonal and the hotel business. Marina dockage rates are generally charged on a daily, monthly, seasonal and annual basis and dockage rates are normally calculated by a per ft. charge based on the length of the boat. Basically, a boat slip is like a hotel room, one accommodates the guest’s boat and the other the guest.
However, when compared to a hotel room, marina guests’ stays are generally longer. In a local marina market, boat owners will more than likely sign a seasonal or annual contract. When compared to the operating cost for a hotel room, which incudes makeup and cleaning, a marina only provides space (a slip) for the boat. Even in a slow economy, owners of large boats that cannot be stored on a trailer or somewhere on the owner’s property will always need a place to keep the boat.
FINANCE AND MAINTENANCE COSTS
More marinas are owner operated stand-alone facilities. Depending on a marina’s geographic location, cash flow can be highly seasonal. Other important financial issues are the high investment in facilities and management os accounts receivable. Because of the risk of accidents in managing large numbers of people and boats, broad insurance coverage is necessary.
Building and maintenance costa can be high, depending on weather, water and soil conditions. Ocean marinas subject to heavy tides are generally more expensive than lake marinas. Pilings, floating docks, and other waterside structures need periodic replacement. Modern docks have a life expectancy of 40 years, but earlier structures have shorter lives.
HUMAN RESOURCES
Due to the high percentage of manual and maintenance labor, the average salary or hourly wage for marina employees is fairly low. Personnel turnover rate is high in recreation-related industries. The illness and safety record is about the same as the national norm.
COMPETITIVE LANDSCAPE
Competition for Waterfront Property – Condominium growth continues to replace many marinas. Developers buying marinas will develop more profitable luxury housing complexes and Marina owners may encounter significant purchase offers from developers seeking waterfront property.
Competition for discretionary income – Demand for marina services are tightly tied to boat sales and continued use. Power boating is not an inexpensive leisure activity.
SALES & MARKETING
Rent varies according to the length of slip a boat needs. Most marina owners cater to annual/seasonal slip holders and transients. Although transients may be more profitable, their use of marinas is strongly affected by weather and the economy. Marinas generally split their slips between annual/seasonal and transient customers.
The types of marketing used by marinas depend partly on the mix of annual and transient customers they cater to. Word-of-mouth is very important. Comtacts with boat brokers and boat dealers are important to attract annual customers. Cruising Directories, Newspaper and magazine advertising is often aimed at transients. Boat shows are a major mar keting tool, and Internet sites have become an important new source of business for both types of customers.
Special Events sponsored or hosted by marinas are becoming important marketing tools for promoting the facility and producing additional revenues during off peak peak periods. Special events are normally geared to location and the type of boater the marina attracts.
TRENDS
In the realm of structural changes, docks and other structures are increasingly made of refined composite structures or concrete designed to withstand the elements more effectively than wood. Marinas have increasingly turned to new products with environmental and fire-resistant attributes. Engineers have also redesigned dockside disposal systems to meet environmental regulations.
In areas with limited waterfront space for new wet slip marinas, dry rack storage facilities are becoming an attractive alternative. Drawbacks are the need for constant operation of special forklifts and the lack of accommodation for transient boaters.
TRENDS IN SERVICES AND AMENITIES
Utilities – The type and quality of utilities provided by the marina depend on the market it wants to attract. Utilities provided to yachts and mega are much greater than to other types of boats. Electrical power, sewer pump out stations, and telephone lines are all necessary utilities, and demand is greater for some type of upscale convenience and grocery stores to provide essentials.
High-Speed Fuel Pump – A high-speed fuel pump can offer marinas the opportunity to greatly expand fuel revenues. Boats, especially yachts, require a lot of fuel. Installing a high-speed, instead of a standard, fuel pump can save many hours of fuel pumping for large boats. While expensive, if a marina is the only one in its market with such a pump, yachts from other marinas will be attracted.
Online Reservations – Although most reservations for guest slips are still handled over the phone, bookings vie the Web are increasing. Some marina operators offer automated reservation servlces and promotional information on their websites.
BUSINESS TRENDS
Destination Marinass – To attract both annual and transient boaters, marinas are providing more than just docking facilities. Some are associated with restaurants, hotels, retail shops, sondo developments, and golf courses. Boaters increasingly are looking for destinations, rather than cruising or fishing.
Mega yacht Marina – A niche market that is continuing to grow is the Mega yacht and Super yacht segment. These are boats in the 80’ + category and are priced anywhere from $10 to $100 million dollars and more. At present, due to the fast growth of this segment of the market, there is a critical shortage throughout the world of marinas with docks large enough to accommodate these boats. The dockage rate for this segment of the pleasure boating community is generally 2 to 4 times higher than the rates for boats of a smaller size. Picking Location – The location needs of the Mega yacht markets are very fifferent from cruiser or other smaller boat size markets.
Dockominium/Rackominiums – Up until recently, many dry stack and wet slip marinas were built or converted to “Condo” type operations. Basically, this means that you own your slip/rack instead of renting or leasing it. These Dockominium/Rackominiums, as they are called, are essentially sold under the same concept as a condominium. They are considered Real Estate property which can be re-sold, rented or used as an investment which creates equity.
CRITICAL ISSUES
Dependence on Economy - Boating because it’s recreational, tends to be more subject to fluctuations in the economy than other activities. Demand for marina services are tightly bound to new boat sales unless you are targeting the ultra-rich and luxury maket.
Environmental – Marinas are subject to various environmental regulations concerning direct water pollution from boaters, storm water runoff, and dredging operations. Because of the high concentration of oils, fuels, soaps, paints, solvents, sewage, and sanded materials, in addition to unknowledgeable boaters, marinas must take extraordinary precautions to prevent water pollution. Best safe and clean practices result in a clean Marina designation. Violations can result in heavy fines and penalties.
High Construction Costs – Construction costa for new or expanding marinas can be extensivs permitting. Although lumber costa fell compared to yeas-ago; steel grew and cement climbed.
BUSINESS CHALLENGES
Highly Leveraged Business – Marinas require heavy investment and have high fixed costs, so ongoing high occupancy is crucial to financial success. With PP&E (Property Plant & Equipment) high and variable costs low, marinas depend largely on the ability of the operator to achieve high occupancy rates throuhh astute marketing and excellent services. Small changes in occupancy rates have a big impact on profitabillty, increasing the overall risk of this business.
Dredging Regulations – Dredging regulations, coupled with limited dredged material management options, typically make dredging a significant operations’ cost for marinas. While new dredging, for the most part, is more strictly regulated than maintenance dredging, the biggest problems are created for marina operators in terms of costs by the ongoing need to maintain channel and basin depths.
In recent years waterfront land values have dramatically increased. The desire of people to be on or near the water has caused a spiraling escalation of waterfront property values. This has created a new challenge in the marina business. With all this land being purchased for land side development of resorts, condominiums and rental apartment buildings there is less opportunity for building new free standing marinas. Many of the free standing marinas that have traditionally been small family businesses are selling out to land-side developers. Needless to say, the competing interests for valuable waterfront property and new environmental policies are creating major hurdles for new marina development.
SUMMARY
• Boating, because it’s recreational, tends to be more subject to fluctuations in the economy than other activities. However, owners of larger boats 40’ plus are not that affected by the economy.
• Construction costs for new marinas can be very high per slip, due to the extensive requirement for more durable materials, and because underwater soil must be environmentally tested.
• Marinas require heavy investment and have high fixed costs, so ongoging high occupancy is crucial to the investor’s financial success.
• Although most reservations for slips come over the phone, the internet is beginning to play a bigger role in booking reservations.
• Marinas near upscale retirement locations fare particularly well in times of increasing numbers of retirees.
• Property and construction costs, coupled with limited supply of prime locations, inhibit new marina operators.
• Many marinas are being bought by developers and convertes into luxury waterfront residences.
Newer Marinas offer electricity, water, TV and phone hookups; bilge and sewerage pump outs; maintenance and repair services; fuel sales; grocery and supply sales; bar and restaurant sales; laundry services; as well as boat sales.
In some cases marinas can apply for government grants to construct, maintain, and renovate docks; dredge waterways; install utility services such as solar power or buy items like navigational aids and marketing materials to attract more transient boaters.
Comments
Post a Comment