Frequently Asked Questions

Feel free to message or email us at any time — we will get back to you as soon as possible. For phone calls, please reach out during our consultation hours: 7 AM to 7 PM (Thailand time). We do not have a walk-in office — we meet clients by appointment at a location convenient for you.

Our consultants work primarily in English and Thai, and several team members also speak Russian, Chinese, French, and other languages. Tell us your preference when you contact us and we will match you with the right agent.

Yes. We regularly arrange video walkthroughs, live FaceTime or WhatsApp tours, and detailed photo or video packages for buyers who cannot visit Phuket immediately. Many clients shortlist online first and view in person on a later trip.

No. We list resale homes, developer stock, and private listings from across Phuket. Our goal is to find the right fit for your budget and goals — not to push a single project or inventory pool.

We work island-wide — from Bangtao, Cherng Talay, and Kamala on the west coast to Rawai, Chalong, and Phuket Town. If you have a preferred neighborhood or lifestyle (beach, marina, schools, nightlife), we will focus the search there.

Yes. The majority of our clients are international buyers and investors. We specialize in helping foreigners navigate the Thai property market and guide you through every step, from shortlisting properties to legal advice and ownership options.

Absolutely. Foreigners can legally buy condominiums in their own name, and there are secure structures in place for villa and land ownership. We will explain the options clearly based on your goals and help you make an informed decision.

No. Buyers do not pay us any commission or service fees. Our fees are covered by the seller or developer, so our property search and consultation services are completely free for buyers.

Yes. We assist owners with pricing, marketing, buyer qualification, and negotiation. Listings are promoted to our international buyer database and major portals. Visit our sell page or contact us for a confidential valuation discussion.

Under Thai law, up to 49% of the total sellable area in a condominium project may be registered in foreign freehold names. Before you reserve, we confirm quota availability with the juristic person or developer so your name can be registered on the title deed.

Foreign nationals cannot hold freehold land in their own name under standard Thai law. Practical routes for villa buyers include long-term leasehold structures, Thai company arrangements (with proper legal setup), or buying into a condominium where you own the unit, not the land beneath it.

Leasehold gives you the right to use land or a building for a fixed term — commonly 30 years, with contractual options to renew. Leasehold is widely used for villas and houses where freehold land is not available to foreigners. Your lawyer should register the lease at the Land Office for full enforceability.

Chanote (Nor Sor 4 Jor) is the strongest land title in Thailand, with GPS-surveyed boundaries recorded at the Land Office. We prioritise Chanote or Nor Sor 3 Gor land for villa purchases. Weaker title types carry more risk and are harder to finance or resell — due diligence should always confirm the title grade.

Not always. Many villa purchases use leasehold or mixed structures instead of a company. Where a company is used, it must be set up correctly with independent Thai shareholders and ongoing compliance — we work with experienced property lawyers and never recommend informal nominee arrangements.

For foreign freehold condo purchases, Thai banks issue a Foreign Exchange Transaction (FET) form when purchase funds are wired from abroad in foreign currency. This proves the money entered Thailand for property acquisition and is required to register ownership in a foreign name. We coordinate with your bank and lawyer on timing.

At minimum: verify land title and encumbrances, confirm building permits and EIA where relevant, review the sale contract, check developer track record for off-plan, and ensure the ownership structure matches your nationality. We help coordinate checks and introduce reputable Phuket property lawyers.

Yes — freehold condos and properly registered leasehold interests can be sold or transferred subject to standard taxes and Land Office procedures. Inheritance involves Thai probate or estate planning steps; foreign heirs should plan ahead with a lawyer. We assist with resale marketing when you are ready to exit.

Closing costs typically include transfer fee, stamp duty or specific business tax (depending on how long the seller held the property), withholding tax, and registration fees. Exact splits are negotiable in the sale contract — often shared between buyer and seller. Budget roughly 1–3% of the purchase price on top of the price, but your lawyer will itemise every line.

In most Phuket resale and developer sales, the seller or developer pays the listing agent. Buyers use our search and negotiation support without a separate agency fee. Always confirm commission structure in writing before you sign a reservation agreement.

Thailand has building and land tax components that apply to owners, though rates for residential use are relatively modest compared with many countries. Tax bills depend on appraised value and property type. Your lawyer or accountant can estimate annual liability for a specific villa or condo.

Condominium common-area fees cover security, pools, gyms, gardens, and building insurance — often quoted per square metre per month. Luxury projects in prime areas may charge more. We show estimated fees upfront and explain what is included before you make an offer.

A sinking fund is a reserve collected from owners for major repairs and capital works (lifts, roof, facade). Developers often request a one-off payment on transfer. Review the juristic person budget so you know whether the fund is healthy before you buy a resale unit.

Contracts are usually in Thai baht. For foreign freehold condos, the purchase amount must be remitted from overseas in foreign currency to obtain the FET form. Developers may accept staged payments in baht to a designated escrow or project account — your lawyer should verify payment instructions.

Yields vary by location, seasonality, and whether you self-manage or use a hotel program. Well-located condos in tourist areas might target roughly 4–7% gross before costs; villas often trade yield for lifestyle and capital appreciation. We provide realistic ranges per project — not inflated marketing figures.

Some managed projects offer guaranteed returns for a fixed period — terms differ widely. Review who guarantees the payout, what happens if occupancy falls short, and whether the guarantee is backed by escrow or developer balance sheet. We flag red flags and prefer operators with a proven track record.

Off-plan can mean lower entry prices and flexible payment plans but carries construction and timeline risk. Resale offers immediate use, known surroundings, and visible rental history. We help you compare both based on your hold period, risk tolerance, and whether you need the property soon.

We introduce trusted rental managers, housekeeping teams, and hotel operators depending on your project. Management fees, minimum stays, and owner-use blocks should be understood before you buy an investment unit.

Phuket benefits from international tourism, infrastructure upgrades, and steady demand from overseas buyers — but like any market it has cycles. Location, title quality, and realistic yield assumptions matter more than hype. We focus on fundamentals and long-term hold strategies rather than quick flips.

A straightforward resale condo with cash can complete in a few weeks once due diligence is done. Off-plan purchases follow the developer payment schedule until handover. Complex villa structures or overseas fund transfers may take longer — we map milestones from reservation to Land Office registration.

Many buyers reserve remotely and fly in for contract signing and transfer. Power of attorney can be used for some steps if structured correctly. For your first purchase we usually recommend being present for the final transfer and key handover.

Typically a valid passport, proof of address, and bank evidence of funds. For condo freehold you need the FET form from your Thai bank. Companies require corporate documents. Your lawyer will provide a checklist tailored to your nationality and ownership structure.

Yes. We work with independent Phuket property lawyers for contract review, due diligence, and Land Office registration. We do not provide legal advice ourselves — we coordinate viewings and negotiations while your lawyer protects your interests.

A reservation fee or deposit (often 100,000–300,000 THB for condos, or a percentage for villas) takes the property off the market while contracts are prepared. Terms should state whether the deposit is refundable if due diligence fails. Never pay to a personal account — use developer escrow or verified project accounts.

Thai banks occasionally lend to foreigners with strong income proof and eligible collateral, but requirements are strict and not all projects qualify. Many international buyers use cash or finance offshore. We can point you to banks and brokers familiar with foreign buyer applications.

Fill out the contact form, message us on WhatsApp, or call directly. Tell us whether you are buying, investing, or renting and we will respond with a personalised shortlist or arrange a meeting. You can also browse our catalogue of Phuket properties for sale.