The questions buyers actually ask.

Because the two jobs are not the same size. Developer stock is public. Every agent can reach it, nothing is split, and the work is mostly analysis, so on a new build you usually pay us nothing. Finding a good resale is a different job. It takes real hunting, and there is far less attached to the property to cover it. The top-up on a resale is not paying twice for the same work. It is paying for the harder search.

3% of the purchase price plus VAT, with a THB 100,000 minimum. Where a commission is already attached to the property, it goes against that first. On a new build it usually means you pay us nothing at all. On a resale it depends who is selling. Either way, the proposal shows one all-in figure for the purchase with every line itemised underneath it, including the costs that are not ours, and everything we are paid is set out in writing before you commit.

Our fee is the same either way, so the honest answer is that it makes no difference to what we earn. What changes is who covers it. On some purchases part or all of our fee is already attached to the property. On others you cover it yourself. Everything we are paid on your purchase is set out in writing before you commit, so there is nothing to find out later. What actually keeps the recommendation straight is not a promise, it is the structure. We are still managing the unit in year three, and a unit that does not rent is a management client we lose. That costs us far more than any single purchase is worth.

We earn the same whichever route you take, so there is no deal on our side worth more than another. Beyond that, we are the ones who have to rent the unit afterwards, and we hand you the numbers on every candidate we rejected, new builds included. Ask for them. That is what the shortlist is for.

At least three that tick every box you set. That is a commitment in the mandate, not a target, and if we cannot get there we have not finished. We visit and underwrite far more than we show you, and you get the numbers on the ones that did not make it. You are not seeing fewer properties than you would find on your own. You are seeing fewer bad ones.

No, and this is the thing worth knowing before you call. We are an underwriting firm, not a viewing service. We will not send you fifteen listings and wait to see which one you like the look of. If being shown the market is what you want, a traditional agency does that well, and we will say so on the first call rather than take a month of your time finding out.

Not during the search. We agree objectives and a timeline, and for that window we are your buyer's agent and your only one. The search is real work done before anything is earned, and exclusivity is what makes it possible to do properly. In return we commit to at least three solid options that tick every box you set. Before we start, tell us what you have already been shown. If another agent has already introduced you to a specific unit, that one is theirs, and we will say so rather than spend your time on it.

Yes. We take buy-side clients who will rent the unit out with us afterwards, and it is written into the mandate rather than raised at the end. It is a filter, not small print. The reason we can underwrite honestly is that we are the ones who then have to make the number happen. If you want to buy and manage it yourself, or live in it, we are the wrong firm. It does not run the other way, though. Plenty of the units we manage were bought long before the owners met us, and buying through us is never a condition of us running your property.

Bangkok, freehold condos inside the foreign quota, bought to rent out. Not Phuket, not Samui, not houses, not leasehold, not company structures. The reason is simple. We only recommend buildings we can also run, and our team is in Bangkok.

Yes, when an owner decides to move on. Those are the only units where we are not underwriting an estimate, because we have been running them and the numbers come out of our own reporting. They arrive furnished, listed and already earning, and the same team keeps running them the day after you buy. The price comes from the income rather than from a negotiation: we take what the unit actually earns and price it at a yield that clears the same 5% bar as everything else, so the seller sees the number their own reports produce and you see the number you are buying. On these we act for both sides and we say so in writing to both, which is precisely why the price is set by method. Our fee is already attached to the property, so you pay us nothing.

Yes, freehold, in your own name. Up to 49% of a condominium building's floor area can be held by foreign owners, and units inside that quota can be bought outright by a foreign buyer. We only work on units inside the quota. We do not do leasehold, houses or company structures, because those are where foreign buyers in Thailand tend to run into trouble.

It happens, and it is a real risk. A juristic committee can raise the minimum stay and end the short-let case for a building overnight. One did exactly that in 2026, in a building we know well. So we read the rules before we recommend anywhere: minimum stay, short-let policy, pets. What we cannot do is promise a committee will never change its mind. It is why some buyers ask us for a unit that works on both routes, short stays and a long tenant. That is a much harder test and it cuts the list hard, but if the risk would keep you up at night it is the right thing to ask for, and we will tell you honestly how much smaller the list gets.

We will not give you a number before we have seen the unit, and you should be wary of anyone who does. What we will give you is the bar. We do not bring you anything that nets under 5%, on either route. That is the test a unit has to pass to reach your shortlist, not a forecast of what you will earn. On a real deal you see the actual numbers, built from what our own units in comparable buildings actually collect.