From discovery to title in seven stages.

Discovery call

30 minutes

We learn what you want to do with the property: live, hold, build, divide. Without this context, every property is just numbers. With it, we know which 10 of our 60 listings actually fit.

Shortlist

Within 5 business days

We send a written shortlist of three to seven properties with full data: location, document type, tenure, area in Thai units and m², and our honest read on each one — including drawbacks.

On-site tour

One full day

We arrange and accompany visits to the shortlisted properties — typically three to five properties in a single day. We bring district context, owner history, and our notes from previous due diligence.

Offer and negotiation

Once you choose a property, we structure the offer and negotiate on your behalf. This includes payment schedule, contingencies (financing, due diligence completion), and any seller-side commitments (existing structures, utilities, fencing).

Due diligence

1–3 weeks

A documented, written process: title verification at the Land Office, boundary reconciliation against survey records, encumbrance and mortgage check, zoning compliance, access rights, and water and electricity availability. Deliverable: a single PDF report you review before signing the Sale and Purchase Agreement.

Sale and Purchase Agreement

A bilingual agreement (English–Thai) drafted by our partner law firm. We review every clause with you and explain Thai-specific provisions in plain language. Your deposit is held by the law firm in a dedicated client account — never paid to the seller up front — and released only at closing.

Closing at the Land Office

We represent you at the Land Office for title transfer, tax payment, and registration. You receive originals of all documents, our final transaction report, and contacts for ongoing matters — utilities, local authorities, tax.