|Substructure||Pre-stressed concrete piles.|
|Floor||Reinforced concrete slab with steel trowel finish.|
|Floor Loading Capacity||1,000 - 3,000 kg/sq m|
|Walls||Painted concrete block walls with steel louvres. (6-8 metres high)|
|Roof Structure||Pre-engineered steel columns and rafters or reinforced concrete columns with steel roof trusses.|
|Roof||Metal sheet roofing with insulation.|
|Doors||Steel rolling shutters (mechanical type).|
|Lighting Fixtures||High pressure mercury lighting fixtures with built-in control gear.|
|Fire fighting system||Not provided|
|Substructure||Pre-stressed concrete piles.|
|Floor||Reinforced concrete slab or precast concrete slab (300 kg/sq.m.) with vinyl tile finish.|
|Walls||Concrete block walls with plaster and paint finish.|
|Doors and windows||Glass panel with aluminium frame doors and windows for exterior.|
|Ceiling||Gypsum board with T-bars.|
|Lighting Fixtures||Recessed ceiling mounted lighting fixtures with fluorescent lamps.|
|Road||Reinforced concrete Road (6 metres wide).|
|Storm Drainage||Reinforced concrete pipes with manholes and inspection pit.|
|Sewage Drainage||PVC pipes with manholes and inspection pit.|
|Fence||Industrial estate standard (2 metres high).|
|Gate||Sliding steel gate ( 6 - 10 metres wide).|
|Guard house||Reinforced concrete structure guard house.|
TICON's services are not restricted to merely providing industrial buildings. We believe in providing a comprehensive service to manufacturers, including:
- Where are your factories?
We have factories in 16 locations which fall in 4 general areas: Ayudhaya (to the north of Bangkok), Prachinburi (to the north east of Bangkok), Samut Prakarn (to the east of Bangkok), and on the Eastern Seaboard (in Chonburi and Rayong provinces, centred on Laem Chabang Port). Please see the ready built factories section of this website for further details.
- Do you develop in Bangkok?
TICON does not have a land bank in Bangkok. However, we chose to develop in various locations which we know will be popular with a wide range of potential customers. We have found that most tenant demand is in locations offering BOI zone 2 or 3 incentives to the north of Bangkok or on the Eastern Seaboard. However, as a result of a shift in the BOI incentive policy and its effect on demand with the opening of Suvarnabhumi airport, we are now providing factories on Bangpoo and Asia Industrial Estate (Suvarnabhumi) in Samut Prakarn and eastern Bangkok, respectively.
- Should we locate on a GIZ or FZ?
Some industrial estates (for example, Hi-tech and Laemchabang industrial estates) have an FZ (Free Zone) on the estate as well as a GIZ (General Industrial Zone). Special regulations relate to the FZ, which can provide an exporting occupier with certain duty and tax benefits. Broadly, a manufacturer which exports most of its output is likely to benefit from being located within an FZ. We would be pleased to advise in more detail as to the appropriateness of GIZ/FZ locations to a particular manufacturer, and explain the benefits and implications.
- How long will it take us to get into production?
Much will depend on your own operation, installing your machinery, etc., but we would expect you to be able to be fully operational within 3 months of our first meeting.
- How long does it take you to build a factory?
At any one time we have a number of units under construction, and we would hope that one such unit might be suitable for your needs. If not, we can develop a unit to your size and specification. Provided we have the land on the estate in question, we should be able to hand over a new standard building in about 8 months.
- What do we need to do to reserve a unit? How long does it take?
All you need to do is sign a booking agreement and pay a deposit of one month's rent.
- What is the rent?
Quoting rents depend on the units size, the floor loading capacity and location.
- Is there a discount? To what extent is the rent negotiable?
Whilst we feel that the quoting rents reasonably reflect current rental values, we would be pleased to discuss rental levels with you as part of the overall transaction.
- Can we buy a unit and, if so, what is the price?
Whilst we develop with a view to renting the units, TICON would be prepared to sell. However, we would encourage you to take a lease with an option to buy rather than buying outright. Such an option would specify a price formula. The quoting price whether for an outright sale or for the exercise price for an option will depend on the individual buildings construction cost and the land cost, which varies slightly from one estate to another.
- Would it not be cheaper in the long term to buy?
Possibly, but it must be remembered that the market for second-hand industrial buildings is not good in Thailand, and the void costs of an outgrown factory may negate the initial apparent savings. The opportunity cost of your capital also needs to be factored in.
- In addition to the rent, what other costs are there?
Additional costs, payable to parties other than TICON, are Property Tax; Estate Maintenance Chargers depending on the estate, Power supply (including transformer); water and telephone connection and use charges, depending on requirements
- Can we take a lease of part of a unit, or sublet part?
No, there are certain regulatory and legal complications in doing so.
- What is the usual length of lease?
The normal length of lease is 3 years, in accordance with market practice. However, we would be pleased to discuss a longer term, or a grant an option to renew the lease, as required.
- What sizes are your factories?
We currently provide ready built factories in the large of approximately 500 to 6,000 sq m. Larger units are available on a custom basis.
- Do you develop flatted or terraced factories?
Most of our factories are single storey with mezzanine level offices, and are detached, with each unit separated from other factories with open space and security railing walls.
- Who are your tenants?
Most of our tenants are foreign companies or Thai/foreign joint venture companies. Approximately 60% are Japanese, but recently more have been coming from other Asian countries, Europe and America. Whilst some tenants are part of multinational companies, most are independent, medium-sized companies.
- Do you develop speculatively, or to demand?
From experience, we have found a large number of potential tenants need occupation within 2 or 3 months, which does not allow us to build in time. Furthermore, most light industrial uses can be accommodated within our standard units, either in its original form or with a minimum of modifications. For these reasons, it is necessary for us to develop speculatively in advance of demand, so as to meet the needs of our customers. However, where ready built factories do not suit, we can develop a custom factory for the customer to lease.
- Can you modify your standard units for us?