For serious investors
You don't need to relocate to capture the demand wave that's pulling premium foreign tenants into central Bangkok and Phuket. Set up correctly, Thai property is a yield-and-appreciation asset class you manage from anywhere.
The thesis
Demand pull is structural
DTV (5-year, 14k searches/mo global) and LTR (10-year, premium) launched in 2024 and 2022. They are converting transient foreigners into 6 to 24 month tenants. Full-service inventory in central Bangkok is the matching supply.
Yields beat developed markets
Net yields of 5.5 to 7% on full-service condos in central Bangkok versus 3 to 4% in Singapore, Hong Kong, London, Sydney. Capital appreciation 6 to 9% p.a. for new-build full-service over the last 7 years.
Foreign ownership works
Condos can be freehold (49% quota per building). Title deed (Chanote) is registered to your name. Repatriation is unrestricted with proper FET documentation. The mechanics are clean if you set them up correctly.
Capital relocation pathway
Investors from capital-control jurisdictions (China, Russia, Argentina, Lebanon) and high-tax jurisdictions (France, Germany, Italy) use Thai property as a clean, FET-documented way to convert home-currency wealth into a hard freehold asset that is fully resaleable in any major currency.
Tax structure flexibility
Personal freehold for most. Foreign holding company (BVI / Cayman / SG / HK) for multi-property portfolios or estate planning. DTA network covers 60+ countries. LTR visa offers 17% flat tax for highly-skilled professionals on Thai-source employment.
Risk management
Foreign quota tracking
We confirm quota status and pricing differential per building before recommending. No surprises at handover.
Currency & repatriation
FET certificate is mandatory for inbound transfer above $50k. We handle paperwork end to end and document the inflow correctly so exit is clean.
Exit liquidity
We track time-to-sale for managed inventory. Standard hold horizon we underwrite for is 5 to 10 years. Foreign-quota units have a global resale pool across HK, SG, China, Japan, Europe, US.
Operational risk
Maison Siam (our ops arm) manages the asset post-sale. Our underwriting projection becomes our operational target. We carry the quality risk, not you.
Underwritten for cash-flow + appreciation
Phrom Phong · Off-plan · foreign quota available · Q3 2027
The Estelle Phrom Phong
6.4% net yield · 8.2% p.a.
Thonglor · New build · 7 foreign units · move-in ready
Tela Thonglor
6.1% net yield · 7.5% p.a.
Asok · Resale · in-place lease · day-one yield
Ashton Asoke · 2-bed resale (Soi 21)
5.9% net yield · 6% p.a.
Thonglor · Boutique · low-density · Thonglor lifestyle
Noble Form Thonglor
6.2% net yield · 7.2% p.a.
Riverside · Off-plan · branded ultra-luxury · 2027
The Residences at Mandarin Oriental
5.4% net yield · 8.5% p.a.
Thonglor · Off-plan · iconic design · 2026
The Monument Thong Lo
6% net yield · 7.5% p.a.
Phrom Phong · Off-plan · BTS 200m · 2027
Life Phrom Phong
5.9% net yield · 7.8% p.a.
Asok · New build · BTS 100m · 12 foreign units
Rhythm Asoke
6% net yield · 7% p.a.
Phrom Phong · Off-plan · embassy district · 2027
Noble Around Sukhumvit 33
5.8% net yield · 7.6% p.a.
Asok · New build · pet-friendly · 9 foreign units
The Esse Asoke
6.1% net yield · 6.8% p.a.
Sathorn · Off-plan · value-Sathorn · 2028
Lumpini Suite Sathorn
5.6% net yield · 6.5% p.a.
Silom · Off-plan · Sansiri · Silom 2027
Silom Edge
5.7% net yield · 6.8% p.a.
Silom · Resale · branded ultra-luxury · MahaNakhon
Ritz-Carlton Residences MahaNakhon
5.5% net yield · 6.5% p.a.
Sathorn · Off-plan · branded wellness luxury · 2027
Banyan Tree Residences
5.4% net yield · 7.5% p.a.
Lumpini · Resale · trophy asset · Wireless Road
98 Wireless
4.8% net yield · 6% p.a.
Riverside · Resale · ICONSIAM riverside · trophy
Magnolias Waterfront Residences (ICONSIAM)
5% net yield · 6.5% p.a.
Thonglor · Off-plan · Park Hyatt branded · 2027
Park Hyatt Residences Bangkok
5.5% net yield · 7.8% p.a.
Phayathai · New build · ARL access · value entry
XT Phayathai
5.6% net yield · 6.5% p.a.
Rama 4 · Off-plan · rising Rama 4 corridor · 2027
Knightsbridge Space Sukhumvit-Rama 4
5.8% net yield · 7.5% p.a.
Rama 9 · Resale · CBD-East · day-one yield
Belle Grand Rama 9
6.5% net yield · 6.8% p.a.
Rama 9 · Resale · 3M-baht entry · 7%+ net yield
Lumpini Park Rama 9 · Ratchada
7.2% net yield · 5.5% p.a.
Rama 9 · Off-plan · phase 1 pricing · pet-friendly
The Niche Pride Rama 9
6% net yield · 7.8% p.a.
Rama 4 · New build · Chula corridor · 91% occupancy
Ideo Q Chula-Samyan
5.8% net yield · 7% p.a.
Silom · New build · MRT-direct · CBD corridor
Ashton Chula-Silom
5.7% net yield · 6.8% p.a.
Silom · Resale · loft format · creative-industry tenant
The Lofts Silom
5.5% net yield · 6.5% p.a.
Lumpini · Resale · entry tier · 6.8% net
Lumpini Place Rama 4-Ratchadaphisek
6.8% net yield · 5% p.a.
Lumpini · Resale · CBD interchange · sticky tenants
Saladaeng One
5.8% net yield · 6.5% p.a.
Phayathai · Resale · ARL-direct · airport in 25min
Ideo Mobi Phayathai
6.4% net yield · 6% p.a.
Thonglor · Off-plan · Thonglor 13 · pet-friendly
Culture Thonglor
6% net yield · 7.5% p.a.
Thonglor · New build · luxury · Thonglor lifestyle
Hyde Heritage Thonglor
5.6% net yield · 7% p.a.
Thonglor · Off-plan · phase 1 · Thonglor entry
Park Origin Thonglor
5.9% net yield · 7.8% p.a.
Phra Khanong · Resale · BTS-direct · Cloud-11 corridor
Ideo Sukhumvit 93
6.7% net yield · 8% p.a.
Phrom Phong · Off-plan · pre-launch · Sukhumvit 30 corner
Noble Emmerse Phrom Phong
5.9% net yield · 7.8% p.a.
Phrom Phong · Off-plan · ultra-luxury · 72 units only
Raimon Sukhumvit 38 Residences
5.4% net yield · 8% p.a.
Thonglor · Off-plan · phase 1 · 24/7 co-sharing brand
XT 10 Ekkamai
6.1% net yield · 7.5% p.a.
Asok · New build · CBD-East · AP Thailand quality
Life Asoke Hype
6.2% net yield · 6.8% p.a.
Underwriting deck
Comp set, model, three project shortlists by yield / growth / balanced. We send a tailored package within 48 hours.