Site Design — Pattaya Safebox 5 Rai
★ Master site plan
5-rai parcel (8,000 m²) with direct Motorway 7 frontage. ~220 PODs / ~510 rentable units. Each 2.44 × 5.90m container POD splits into either 1 M1, 2 M4, or 4 M6 units. Plus 5 SafeCube / MediumCube / MegaCube modules for climate-controlled storage.
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
2. Your hand sketch — concept that inspired the master plan
3. Recommended POD mix (from master plan)
| POD | PODs | Units/POD | Rentable units | Unit m² | ฿/mo | NLA m² | Mo. revenue @ 100% |
|---|---|---|---|---|---|---|---|
| M1 (Large drive-up, front access) | 70 | 1 | 70 | 14.16 | 9,500 | 991 | ฿665,000 |
| M4 (Medium drive-up, side access) | 80 | 2 | 160 | 7.08 | 6,500 | 1,133 | ฿1,040,000 |
| M6 (Small drive-up, side access) | 70 | 4 | 280 | 3.54 | 3,400 | 991 | ฿952,000 |
| SafeCube (3 × 6 m climate) | 2 | 1 | 2 | 18 | 14,500 | 36 | ฿29,000 |
| MediumCube (3 × 6 m climate) | 2 | 1 | 2 | 18 | 15,500 | 36 | ฿31,000 |
| MegaCube (6 × 6 m climate) | 1 | 1 | 1 | 36 | 27,000 | 36 | ฿27,000 |
| TOTAL | 225 | — | 515 | — | — | 3,223 | ฿2.74M / mo |
- 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 area: 5 Rai = 8,000 m²
- Main truck aisle: 8.0 m wide (at site entry)
- Internal aisles: 6.0 m wide (between row pairs)
- Gate width: 8.0 – 10.0 m
- Truck turning radius: 10 – 12 m
- Traffic flow: ONE-WAY counter-clockwise (avoids two-way conflict at corners)
- Typical row config: M4 or M6 back-to-back with 6m aisles either side (total row depth 4.88m = 2× container width)
- Office: NE corner near main entrance · Customer Service · Security · Restroom · CCTV monitoring
- SafeCubes: 5 climate-controlled modules clustered SW
- Big sign: facing Highway 7 (Bangkok-Ban Chang Motorway)
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.