Site Design — Pattaya Safebox 5 Rai

ARCHITECT MASTER · LAYOUT 2026-07-04 · chanote-exact boundaries (81903 = 3.09 rai + 189435 = 2.00 rai) · 96 PODs + 5 double cubes · 410 rentable units · open in Site Planner →

★ ARCHITECT MASTER — LAYOUT 2026-07-04 (current)

Two-chanote site surveyed by the architect: Chanote 81903 = 3.09 rai (Phase 1) + Chanote 189435 = 2.00 rai (Phase 2), boundaries taken exactly from his stamped LAYOUT sheet. 96 PODs + 5 double climate cubes = 410 rentable units · 1,618.76 m² building footprint. Pod grid, drive lanes (7 m), gates, office, parking and government lampposts all imported 1:1 from the architect drawing. Live: 2D Planner · 3D model.

ARCHITECT MASTER · LAYOUT 2026-07-04 on Google satellite · 30 M1 + 12 M1cc + 30 M4 + 24 M6 + 2 Double Mega + Double Safe/Mini/Medi · 7 m drive lanes · 8 m gates (OUT + IN) on the road frontage · entrance apron inside the boundary · one-way flow · boundaries + lamppost positions = architect survey

1. POD types (verified from your reference image)

M1 POD — Large (front access)

2.44 × 5.90 m container · door on 2.44m end · 1 unit per POD (14.4 m² floor) · drive-up access from front

M4 POD — Medium (side access)

2.44 × 5.90 m container · doors on 5.90m sides · 2 units per POD (~7 m² each, 2.95m wide) · drive-up access from either side

M6 POD — Small (side access)

2.44 × 5.90 m container · doors on 5.90m sides · 4 units per POD (~3.5 m² each, 1.475m wide) · drive-up access from either side

1b. Cube modules — climate-controlled premium

SafeCube

3 × 6 m = 18 m² · climate-controlled indoor module · sized for moisture-sensitive contents (electronics, documents, art)

MediumCube

3 × 6 m = 18 m² · climate-controlled · same footprint as SafeCube, configured for larger furniture / mixed household

MegaCube

6 × 6 m = 36 m² · climate-controlled · commercial / SME inventory · the only Pattaya operator-level 36 m² premium SKU

Perimeter row of M6 PODs — 4 small units per container, side-access doors face inward onto the loop road

Aerial of back-to-back POD rows with 6m aisle and SafeCubes (red structures lower left)

2. Your hand sketch — concept that inspired the master plan

Your original sketch · perimeter ring + 4 internal rows + office at NE + signage facing Highway 7

3. Recommended POD mix (from master plan)

101

Buildings (96 pods + 5 cubes)

410

Rentable units

5.09 Rai

Site (3.09 P1 + 2.00 P2)

1,618.76 m²

Building footprint (architect)

POD	PODs	Units/POD	Rentable units	Unit m²	฿/mo	NLA m²	Mo. revenue @ 100%
M1 (drive-up, 5.873 × 2.372)	30	1	30	13.92	9,500	418	฿285,000
M1cc (climate pod)	12	1	12	13.92	12,000	167	฿144,000
M4 (2 units / pod)	30	2	60	6.96	6,500	418	฿390,000
M6 (4 units / pod)	24	4	96	3.48	3,400	334	฿326,400
Double Mega (11.75 × 4.74)	2	16	32	—	7,100	111	฿227,200
Double Safe (12 × 3.5)	1	60	60	—	1,920	42	฿115,200
Double Mini (12 × 3)	1	72	72	—	1,400	36	฿100,800
Double Medi (12 × 4)	1	48	48	—	2,700	48	฿129,600
TOTAL	101	—	410	—	—	1,574	฿1.72M / mo

Revenue at full occupancy ≈ ฿1.72M / month = ฿20.6M / year (planner rate card)

At 70% occupancy (Year 2 ramp): ฿1.99M/mo = ฿23.8M/yr
At 87% (Phuket benchmark): ฿2.47M/mo = ฿29.6M/yr
vs annual rent ฿165K–฿389K → rent ratio 0.5–1.3% of gross (excellent)
vs estimated opex ฿12-18M/yr → operating margin 30-50% at scale

4. Key dimensions from master plan

Site: Chanote 81903 = 3.09 rai (Phase 1) + Chanote 189435 = 2.00 rai (Phase 2) — boundaries exact from the architect survey
Road frontage (Phase 1): 47.5 m on the 8 m public road; Phase 2 adds 44.7 m
Drive lanes: 2 × 7.0 m one-way lanes through the pod field (architect "7.00" dims)
Gates: 8 m OUT + 8 m IN, on the boundary at the architect's lane mouths — both clear the government lampposts by ≥ 4.2 m
Entrance apron: 8 m strip inside the frontage connecting the gates (his ENTRANCE corridor)
Office: 9 × 5 m between the lanes at the entrance court, exactly per the architect floor-plan block
Parking: 13 visitor bays (6 at OUT + 7 at IN) at the architect's drawn car positions
Pods: 5.873 × 2.372 m, back-to-back pairs, grid at the architect's bearing
Traffic flow: ONE-WAY (IN south lane → U-turn west → OUT north lane)

5. Pricing recommendation — Pattaya vs Phuket

Unit	Phuket Bang Tao	Pattaya proposed	Rationale
M1 (14.16 m²)	฿9,500	฿9,500	Hold — match SS Jomtien container competition
M4 (7.08 m²)	฿6,500	฿6,500	Hold — strong elasticity in Phuket
M6 (3.54 m²)	฿3,400	฿3,400	Hold — perimeter visibility makes M6 the gateway unit
M1cc + humidity	฿12,000	฿12,000	Premium SKU for Russian/electronics customers
SafeCube (3 × 6 m)	—	฿14,500	Climate-controlled indoor · moisture-sensitive items
MediumCube (3 × 6 m)	—	฿15,500	Climate-controlled · larger furniture / mixed household
MegaCube (6 × 6 m)	—	฿27,000	Climate-controlled · SME / commercial inventory · only operator with 36 m² premium SKU

Master action list for the project (containers, geotech, zoning sub-category, capex quotes, etc.) lives on the Hub page.