Phuket

ATMwalking · #1 21-06-2007, 19:48

Back before the Grand Opening, I'd thought that stores would slowly open and by high season the mall would be fully going.

Took a stroll through today. The ends had people, but not busy. The middle was so dead. Next to no progress with new shops. But there are a lot more of those cheap stalls selling standard patong crap.

Where is this high-end mall with top name stores? Where are the bars and restaurants? Movie theater? Even the subway hasn't bothered to open yet. It is like the mall has stalled.

Probably the busiest place was that Absolute Ceylon bar near the locals/carefour end. Hot day, air con, but still busy. Then I noticed sign for 2-6pm 50 baht beer. The newly opened Irish Pub was empty due to their charging an outlandish 100 baht for beer.

Jungceylon: new home of 50 baht beer. Is that the image they want? Remember it was supposed to be the new face of Patong? Seems to me that Jungceylon will become an extension of trashy patong, not remake patong. If I was thinking of putting real money in to open a real shop, I'd reconsider.

BTW and FYI Burger King is now open 24 hours.

K2 · #2 21-06-2007, 20:09

Quote:

Originally Posted by ATMwalking

BTW and FYI Burger King is now open 24 hours.

Useful to know - thanks for the update Chris - now just need the carpark open 24/7 and I'll be sorted!

Seriously why would anyone bother opening a shop in (s)low season - not surprised the stores holding off until Oct/Nov - if nothing opens in high season then would send a poor signal; likely then owners would cut rents and try and pull the OTOP stalls in there - Oh the joys of business in Thailand.

Hey - maybe Dragon can buy it - fill it with aircon go-go bars - hell it might just work then eh 5555555555555

dbaron · #3 21-06-2007, 20:10

Quote:

Originally Posted by ATMwalking

Back before the Grand Opening, I'd thought that stores would slowly open and by high season the mall would be fully going.

Took a stroll through today. The ends had people, but not busy. The middle was so dead. Next to no progress with new shops. But there are a lot more of those cheap stalls selling standard patong crap.

Where is this high-end mall with top name stores? Where are the bars and restaurants? Movie theater? Even the subway hasn't bothered to open yet. It is like the mall has stalled.

Probably the busiest place was that Absolute Ceylon bar near the locals/carefour end. Hot day, air con, but still busy. Then I noticed sign for 2-6pm 50 baht beer. The newly opened Irish Pub was empty due to their charging an outlandish 100 baht for beer.

Jungceylon: new home of 50 baht beer. Is that the image they want? Remember it was supposed to be the new face of Patong? Seems to me that Jungceylon will become an extension of trashy patong, not remake patong. If I was thinking of putting real money in to open a real shop, I'd reconsider.

BTW and FYI Burger King is now open 24 hours.

Hi ATM,
Just my opinion but as a tourist Junceylon is a waste of space. I can visit this type of centre anywhere in Australia. I do not go to Thailand to visit this type of shopping centre. When in Los I would much prefer to visit the markets and street vendors than a corporate colossus. I also prefer the bars on Bangla and in the various soi's. Ok for expats for the Carrfour but other than that I would not bother. Yes some of the clothing stores are better than the streets but again tourists can buy this at home. Much better fun bargaining on the streets and getting to know the local people.
I also went to the basement food court while there and was totally ripped off by the lady from the soup stall 2 or 3 from the left as you look at the court on going down the stairs. Price was supposed to be 50 baht and we were charged 150 baht for each soup. Only found this out on presenting card for refund at the cash card counter. On complaining to the manager he could noy have given a shit. Would not eat there again as the vendors around patong are a lot more honest. Both street and restaurants.
Also the two days we paid a visit the rain caused quite a number of problems as the drain systems could not cope with the amount of water coming down and flooded the place entirely. IMHO the place is crap

Regards

DB

Bello Uomo · #4 21-06-2007, 20:15

Could be a bit of a white elephant I reckon.

What about the hotel accommodation there. Is that close to being ready? How many rooms? Will that reach even 50% occupancy over the course of the year?

Bello Uomo · #5 21-06-2007, 20:22

Quote:

Originally Posted by K2

Seriously why would anyone bother opening a shop in (s)low season - not surprised the stores holding off until Oct/Nov

Total balls-up. I recall that the official opening was when I was last in Phuket - early April. Apart from Songkran, that's basically 7-8 months of low season to contend with. Hardly getting off to a flying start!

Quote:

Originally Posted by dbaron

I can visit this type of centre anywhere in Australia. I do not go to Thailand to visit this type of shopping centre. When in Los I would much prefer to visit the markets and street vendors than a corporate colossus. I also prefer the bars on Bangla and in the various soi's.

Hopefully some kind of market research was done beforehand. Presumably they are banking on a change in the demographic profile of visitors to Thailand over time. Less single blokes and the like, and more cashed up tourists, couples and families from Germany etc. Unfortunately, they neeed to fix up the stinking sewerage first.

dbaron · #6 21-06-2007, 20:22

Quote:

Originally Posted by Bello Uomo

Could be a bit of a white elephant I reckon.

What about the hotel accommodation there. Is that close to being ready? How many rooms? Will that reach even 50% occupancy over the course of the year?

I did not see any hotel accom there. Maybe still to get sorted.
I would not stay there on seeing what I saw.
You may end up waking floating out the door in wet season.
The advertised rate for the room may also say 1000baht a night only to be charged 2500baht. The place is a dead dog and imho should be bulldosed to make way for more intersting attractions for both locals and tourists. So unlike Patong its a joke.

Regards

DB

LivinLOS · #7 21-06-2007, 20:31

As you say nothing is progressing at all.. If it doesnt have 80% occupancy and activity next high season its a dead duck.. Remember it went 2.5 times over budget to get it built.. Billions of baht.. To create any kind of sensible investor return they need those insane rents.

When I first heard the rental prices I made some posts about how the whole project seemed too expensive for Patong at this time in Patongs development cycle. Those comments seem pretty much on the nail. What good is a real Lois Vitton or YSL shop if all it does it lose money ??

The whole thing mirrors Thailand quest for the elusive quality tourist ?? As defined by one being extremely rich. But What Thailand doesnt seem to get is the truly well heeled will not tolerate the kind of inconveniences and service levels that Thailand offers. Thailand has / had a great niche as a great fun, superb nightlife place, interesting tourist stalls and (lord save us) novelty knock off goods.. It seems to me they were very fast at shutting off what they were good at while dreaming of a market they simply are not equipped to pursue (yet).

ST66 · #8 21-06-2007, 20:33

I was inside Jungceylon first week of June.
Amazing to see so much open now, last time for me in Patong was in December.

Having a big shopping center like this in Patong, means I do not have to take the 20 baht bus or a TukTuk to Central or BigC for shopping.

As for shopping I like Carrefour, here you can shop as in BigC without hackling on prices and to a low price (related to Denmark), even a lot of computer stuff on level 1.

Outside Carrefour I found cheap leather shoes, to about 25% the cost of same shoes in Denmark.

Even a Whopper Meal at Burger King is 1/2 price of same food in Denmark.

But we are in LOS and like cheap thai food, normally I prefer to eat at Nr6 opposite C&N.

IRISH JONNY · #9 21-06-2007, 20:39

lets be honest.it was doomed before it opened..........
i went there in april to buy some shoes...and went a few nites for a bk.......it was always empty......
i think its a fine center.........but imo patong is just to small for it......

dbaron · #10 21-06-2007, 20:41

Quote:

Originally Posted by LivinLOS

As you say nothing is progressing at all.. If it doesnt have 80% occupancy and activity next high season its a dead duck.. Remember it went 2.5 times over budget to get it built.. Billions of baht.. To create any kind of sensible investor return they need those insane rents.

When I first heard the rental prices I made some posts about how the whole project seemed too expensive for Patong at this time in Patongs development cycle. Those comments seem pretty much on the nail. What good is a real Lois Vitton or YSL shop if all it does it lose money ??

The whole thing mirrors Thailand quest for the elusive quality tourist ?? As defined by one being extremely rich. But What Thailand doesnt seem to get is the truly well heeled will not tolerate the kind of inconveniences and service levels that Thailand offers. Thailand has / had a great niche as a great fun, superb nightlife place, interesting tourist stalls and (lord save us) novelty knock off goods.. It seems to me they were very fast at shutting off what they were good at while dreaming of a market they simply are not equipped to pursue (yet).

Great post LIL,
Could not agree more.
The tourists I saw were mainly single guys and married couples. Maybe families further down the coast towards Kata, Karon, etc.
Thet are not in th well healed league so should stop dreaming and cater to the tourists they are already getting.

Regards

DB

Nautilus · #11 21-06-2007, 20:46

I have some friends who like to shop where ever they go.

When they went to Phuket last year, they spent a lot of time at Central Festival. I asked them why did they go there when they can get the stuff in Kuala Lumpur, their answer was " i am on holiday and i like to shop, but they must be original products ". I replied " Ok... "

Something like Jungceylon does appeal to certain kinds of tourist, but only a small % i would say.

dbaron · #12 21-06-2007, 21:00

Quote:

Originally Posted by Nautilus

I have some friends who like to shop where ever they go.

When they went to Phuket last year, they spent a lot of time at Central Festival. I asked them why did they go there when they can get the stuff in Kuala Lumpur, their answer was " i am on holiday and i like to shop, but they must be original products ". I replied " Ok... "

Something like Jungceylon does appeal to certain kinds of tourist, but only a small % i would say.

A very small % imho. A friend of mine who goes to Patong every year loves the place but has been going to Patong for the last 11 years in a row. I think he just like the change from what the average tourist sees as the real Patong.
Markets, street stalls, open air bars, and great street restaurants.

DB

landofsmiles · #13 21-06-2007, 21:13

The newly opened Irish Pub was empty due to their charging an outlandish 100 baht for beer.

The sign I saw today says that is for a PINT though which is about double what you get in a small bottle.

What a sh#te location for a big pub though. The rent must be horrendous. Likewise the AbsoluteCeylon next door which is excellent especially nighttime if they have a live band playing...but if it were down the front of Jungceylon it would be packed nighttime instead of just a handful of customers at a time.

A Robinsons store is due to open alongside Carrefour...that'll dilute customers a bit.

SFX Cinema should open in August but every time I ask at the information desk I get a different answer.

Nautilus · #14 21-06-2007, 21:17

Robinsons is really popular with families. An outlet will be opened in KL soon.

Nautilus · #15 21-06-2007, 21:18

"The newly opened Irish Pub was empty due to their charging an outlandish 100 baht for beer"

I think Molly Malones is charging 100 baht a pint for Chang Beer. Tiger Beer is 150baht a Pint...etc

midnightsun1 · #16 21-06-2007, 21:19

50 baht beers sound good to me when live in patong and drinkking with other mates. much better then the 100 baht changs on soi bangla.

dbaron · #17 21-06-2007, 21:21

Quote:

Originally Posted by landofsmiles

The newly opened Irish Pub was empty due to their charging an outlandish 100 baht for beer.

The sign I saw today says that is for a PINT though which is about double what you get in a small bottle.

What a sh#te location for a big pub though. The rent must be horrendous. Likewise the AbsoluteCeylon next door which is excellent especially nighttime if they have a live band playing...but if it were down the front of Jungceylon it would be packed nighttime instead of just a handful of customers at a time.

A Robinsons store is due to open alongside Carrefour...that'll dilute customers a bit.

SFX Cinema should open in August but every time I ask at the information desk I get a different answer.

Imho opinion the place is still a shithole

Regards

DB

dbaron · #18 21-06-2007, 21:25

Quote:

Originally Posted by midnightsun1

50 baht beers sound good to me when live in patong and drinkking with other mates. much better then the 100 baht changs on soi bangla.

In two weeks I did not pay 100 baht for a beer except at Bankok airport.
The Sois off Bangla were about 80 baht and if you go to a bar opposite Soi Tiger there are 50 baht beers all day and night there.

DB

odin · #19 21-06-2007, 22:03

I had hopes for Jungceylon, but I am worried. They had no up market brand name cloths store in january. (Esprit, Guess, Lacoste, CalvinClein, Armani Exachange)
There should be a market, since prices in Thailand is 30 - 50 % of what they are in Norway. (I do not think there is marked for Loui Vutton, Prada, Gucci, but what do I know.)
You you still have to go to Central for these brands, and I have talk to several people who have been to Patong who did not know about/find Central.
A Hotel and som resturangs/ bars would be ok, but if hide them inside, I can not see that workin.
Loved Burgerer King (Prices +30% to Bangkok), Starbucks(Yes there was one before) and the big supermarket in the back.
If they only sell the same stuff as all over Patong, I think they will have problems soon.

TomNorway · #20 21-06-2007, 22:47

Good point, Odin. I usually take a couple of trips to Central when I am in Patong to visit the stores with the Brand names mentioned. I was in Patong during the opening and was surprised when I did not find these stores. Lets hope someone open soon.

Spector · #21 21-06-2007, 22:55

Geir had posted something a month or so ago about looking for a small business for his G.F at Jungceylon and they wanted 26K month rental on a small stand. Obviously with these types of rents they are going to experience a lot more move out's then move in's. Doomed I doubt it, as smarter heads should pervail. They will have to offer better rents unless they want a ghost mall. Maybe a base plus persentage of sales would entice more small business to take the risk The basement area is just so gloomy, why would anyone want a store down there?

Stores like Burger King, Carefour, Starbucks(when they have coffee) are doing a booming business...so for some it's working out.

nelsonone · #22 22-06-2007, 07:18

agree with IJ and LiL....was doomed before it started because of lack of marketing/understanding of demographics and just sheer numbers required to make it successful......perhaps it will survive for a while....but its gonna be bleeding big time for quite a while yet before the sheer volume of traffic could go anywhere near supporting it

Nautilus · #23 22-06-2007, 07:44

Let's say Jungceylon does fail, what will they do with the building ?

26k monthly rental is really mad. I guess similar to KLCC rate.

LivinLOS · #24 22-06-2007, 08:03

I doubt they will ever close or redevelop (too much face lost).. It will be a case of restructuring the debt.. Being an awful return for investors.. Lowering rents.. etc etc..

It does make you wonder what kind of market research, planning, customer demographics, etc they do.. Or if some Poo Yai just says "hey wouldnt a really big mall be cool here ??"