Just-launched · the scoop pipeline
What we spotted first.
Bangkok off-plan and pre-launch projects we sourced through Thai-language channels before mainstream foreign-facing distribution picked them up. The information edge is structural · most foreign buyers see launches one to three months after Thai investors do.
Pipeline runs every Tuesday across five Thai property channels on Facebook , plus daily monitoring of SET news disclosures, developer announcement pages, Knight Frank / CBRE / Colliers / JLL quarterly reports, and Bangkok Post / Property Report Asia / Thinkofliving editorial. Each surface is cross-referenced against our existing portfolio · only genuinely new projects make it through.
What you see below is post-vetting · we visit, verify foreign-quota availability, run pricing-per-sqm against the area comp set, and apply the Khorna due-diligence checklist before listing. Phase-1 access at phase-1 pricing happens here.
Pipeline coverage
5 sources
Thai-language Facebook + property news + SET filings + institutional reports + developer-direct relationships. ~250 posts per week sampled, plus daily SET monitoring across the top 8 listed developers.
Surfaced this quarter
20 projects
All passed due-diligence + foreign-quota verification + pricing audit. Shown here ranked by freshness · the most recent surfaces are at the top.
Lead time advantage
30 to 90 days
Typical lag between a Thai-language launch announcement and the same project appearing on foreign-facing English-language listing portals · the window in which phase-1 pricing is still open and foreign-quota inventory is uncommitted.
Why being early matters
Phase-1 pricing is the alpha · phase-4 pricing is what your retail-broker friend will quote.
15 to 25%
Average phase-1 to phase-4 price uplift on the same unit type
Bangkok off-plan launches in 4-6 phases. Each phase carries a 3-7% uplift. By the time public marketing scales (and foreign portals list), the easy pricing has compressed.
First foreign-quota allocation
The 49% foreign quota fills before public listing
Foreign-quota units are allocated by the developer, not on first-come-first-served. The best units (corner, view, floor) go to the buyers who arrived during phase-1 private viewing · not the retail crowd.
SPA negotiation room
Phase-1 buyers can negotiate SPA terms · phase-4 buyers cannot
Transfer fees, sinking fund, common-area pre-payment, parking, signage rights · all 30-50 SPA line items are negotiable when the developer wants to land the early phase. By phase 4 the contract is take-it-or-leave-it.
Recent surfaces · sort and filter
20 projects · spotted, vetted, underwritten.
Sort + filter · 20 projects
Thonglor · Off-plan
Via 61
Spotted 2026-04-30 · via Thai property channels
Phase-1 Private Viewing announced May 2026 · Sansiri Aesthetic Collection
Net yield
5.6%
Apprec p.a.
7.8%
From
12.9M
Thonglor · Off-plan
Curva Ekkamai
Spotted 2026-04-21 · via Thai property channels
The Creators HQ niche luxury · pet-friendly large units · 82-350 sqm
Net yield
5.4%
Apprec p.a.
7.2%
From
16M
Phrom Phong · Off-plan
Via 34
Spotted 2026-04-15 · via Thai property channels + Sansiri
Sansiri's third Aesthetic Collection · Sukhumvit Soi 34 boutique low-rise
Net yield
5.5%
Apprec p.a.
7.6%
From
14M
Lumpini · Off-plan
Upper House Residences Bangkok
Spotted 2026-04-10 · via Thai property channels
City Dynamic + HK Upper House branded residence import · UHNW tier
Net yield
4.8%
Apprec p.a.
8.6%
From
45M
Lumpini · Off-plan
The Wireless Residences by Upper House
Spotted 2026-04-10 · via Thai property channels
Sister project to Upper House Bangkok · Wireless / Ploenchit · BTS-direct
Net yield
5%
Apprec p.a.
8.4%
From
32M
Sathorn · Off-plan
The Monument Sathon
Spotted 2026-04-08 · via Thai property channels
Sansiri Legacy brand returning to Sathorn CBD after 10 years · pre-launch
Net yield
5.2%
Apprec p.a.
8.4%
From
18M
Thonglor · Off-plan
Niche Pride Ekkamai
Spotted 2026-04-04 · via Thai property channels + SENA
SENA × Hankyu Hanshin JV · Japanese-construction quality, Japanese tenant pool
Net yield
5.9%
Apprec p.a.
7.2%
From
9.8M
Thonglor · Off-plan
EDEN Ekkamai
Spotted 2026-04-02 · via Thai property channels
The Creators HQ flagship · garden-led design · Soi Ekkamai 12
Net yield
5.6%
Apprec p.a.
7.4%
From
11M
Thonglor · Off-plan
XT 10 Ekkamai
Spotted 2026-03-28 · via Thai property channels
XT brand return · Sansiri lifestyle co-sharing condo · 24/7 facilities
Net yield
6.1%
Apprec p.a.
7.5%
From
8.5M
Phra Khanong · Off-plan
Project O · Lotus Onnut Mixed-Use
Spotted 2026-03-22 · via Thai property channels + Lotus's
187m / 39-floor mixed-use mega-project · BTS On Nut · 2030 delivery
Net yield
5.4%
Apprec p.a.
7%
From
5.8M
Phrom Phong · Off-plan
Noble Emmerse Phrom Phong
Spotted 2026-03-15 · via Thai property channels + dev site
Noble flagship · Phrom Phong family corridor
Net yield
5.9%
Apprec p.a.
7.8%
From
12M
Phrom Phong · Off-plan
Raimon Sukhumvit 38 Residences
Spotted 2026-03-12 · via Thai property channels + Raimon Land
Raimon Land mid-Sukhumvit luxury
Net yield
5.4%
Apprec p.a.
8%
From
32M
Phayathai · Off-plan
Park Origin Phayathai
Spotted 2026-03-08 · via Thai property channels + Origin
Origin's Phayathai-corridor flagship · ARL-direct + BTS · phase 1
Net yield
6.4%
Apprec p.a.
6.8%
From
5.4M
Asok · Off-plan
Knightsbridge Prime Asoke
Spotted 2026-03-04 · via Thai property channels + Origin
Origin · Asok BTS-MRT interchange · phase 2 pricing 8-12% below new-build comp
Net yield
6%
Apprec p.a.
7.8%
From
7.8M
Lumpini · Off-plan
Saladaeng One
Spotted 2026-02-26 · via Thai property channels + Sansiri
Sansiri's Lumpini-Park-adjacent flagship · branded-tier · phase 3
Net yield
5.4%
Apprec p.a.
8%
From
14M
Phra Khanong · Off-plan
Cloud Eleven Residences
Spotted 2026-02-20 · via MQDC + Cloud 11 announcement
MQDC flagship · Cloud 11 catalyst corridor · creative-class tenant base
Net yield
5.9%
Apprec p.a.
9.2%
From
8.2M
Sathorn · New build
The Diplomat Sathorn
Spotted 2026-02-14 · via Thai property channels + KPN
KPN Land's Sathorn corporate-corridor · 6 foreign-quota units at handover pricing
Net yield
5.6%
Apprec p.a.
7.4%
From
14M
Riverside · New build
Magnolias Waterfront Residences ICONSIAM
Spotted 2026-02-08 · via MQDC
MQDC's flagship Chao Phraya river-fronting · ICONSIAM-integrated UHNW tier
Net yield
4.8%
Apprec p.a.
7.2%
From
32M
Rama 9 · New build
Belle Avenue Ratchada-Rama 9
Spotted 2026-02-02 · via Thai property channels + Belle
Belle Development · Ratchada-Rama 9 CBD-East · 8 foreign-quota units
Net yield
6.6%
Apprec p.a.
7.8%
From
3.8M
Phra Khanong · New build
Whizdom Avenue
Spotted 2026-01-28 · via Thai property channels + MQDC
MQDC tech-forward mixed-use · Phra Khanong / Cloud 11 corridor
Net yield
6.5%
Apprec p.a.
8.4%
From
4.8M
How the scoop pipeline works
Why most foreign buyers are one to three months behind.
01 · Thai-language sources first
Bangkok developers announce launches in Thai · on Thai property Facebook pages, Thai property news sites, and at Thai broker events. Foreign-facing portals translate and republish later, often weeks after the original Thai-language post.
02 · Daily + weekly monitoring
Our cron pulls 250+ posts every Tuesday across five Thai property channels, plus daily SET news monitoring for the top 8 listed developers (SIRI / AP / ORI / NOBLE / ANAN / PSH / RML / LPN), plus monthly institutional reports from Knight Frank / CBRE / Colliers / JLL.
03 · Vetting + listing
Each candidate is cross-referenced against the existing portfolio. Genuinely-new ones get verified against developer sales offices, validated for foreign-quota availability, priced against the area comp set, and underwritten for Khorna Score and Verdict. Listed here only after vetting passes.
Where the rest of the market goes wrong
Most foreign-buyer brokers run sell-side · we run buy-side.
The standard model
A retail Bangkok broker takes the projects on their list-of-the-month · the ones developers are pushing because they have inventory to move. Brokerage commissions are paid by the developer per closed unit. Nobody pays the broker to find new projects faster · they pay the broker to close existing inventory.
Result · most retail brokers show foreign buyers the same 15-20 projects each, regardless of fit. Phase-4 pricing. Public-list units. By the time these projects reach an English-speaking buyer, the developer has already sold the upside.
Our model
We earn from the developer commission on new-build / off-plan and from a 3% buyer-side mandate on resale. Either way, we work for the buyer. Finding projects faster IS the value · the discovery edge translates directly into phase-1 pricing, foreign-quota allocation, and SPA negotiation room.
The pipeline is the discovery edge. Building it is expensive (research-feed compute costs, daily SET monitoring, weekly Thai-language research syncs, monthly institutional report processing). Maintaining it requires consistent ops attention. Most retail brokers don't build it because they don't need to · their inventory comes from developers, not from the wider market.
Get pre-listing access · before the next surface lands here
The most-recent surfaces don't always make it onto this page first.
We send a curated weekly digest to a small list of investor leads · the freshest spotted projects, with the Khorna Score, area thesis, and (where the developer permits) Phase-1 access codes. Public listing on this page lags the digest by 7 to 14 days.
To join the digest, send us a short message about your situation · budget, area preference, target yield. We respond within an hour and add you to the next Tuesday issue. No fee, no obligation, opt out one click. Currently < 200 subscribers · we plan to keep it small to preserve phase-1 access quality.
What you get in the Tuesday digest
- · 3-5 newly-surfaced projects with thumbnail + area + price band + Khorna Score
- · One paragraph per project · why it matters, what stage, what's negotiable
- · Phase-1 access codes where the developer permits (we negotiate these per project)
- · Khorna Verdict for each · BUY NOW / MODEST EDGE / GOOD ENTRY / FAIR PRICE / WAIT / SKIP
- · Direct WhatsApp line to Alexandre for any project · no SDR queue
Why investors trust Khorna
Investment-grade rigour · investor-side alignment · live market data.
Projects underwritten
50+
Across 11 prime Bangkok corridors
Data refreshed
Weekly
Live market data · weekly refresh
Net yield audited
5 to 7%
Per project, not portfolio average
Buyer-side alignment
100%
We earn from developer side, not from you
Founder credential
Built by ex-Société Générale Hong Kong investment banker, top-ranked at foreign portals Thailand.
Alexandre Beaumont leads Khorna's underwriting and developer-relationship work. Twelve years of cross-border investment-banking discipline applied to Bangkok property. Etienne Alcouffe builds the data + product layer · live FX, live market data, proprietary scoring.
About the team →Methodology
Every data table on this site cites its source. Bangkok prime pricing refreshed weekly from public listings + verified against CBRE Thailand + JLL quarterly reports. FX from Frankfurter API. Sovereign and macro from S&P / Fitch / Moody's published ratings. School and hospital data from registries (JCI, AEFE, Auslandsschulwesen, British Schools Overseas, Ookla Speedtest).
Khorna Score is published openly · 6-component breakdown on every project page. Khorna Verdict reasoning is published openly. We disclose where the convergence-thesis math has uncertainty.
See the methodology →First-look access
Want pre-listing access to next month's surfaces?
Get the curated short-list of newly-spotted projects in your inbox before they appear on this page. Phase-1 access · phase-1 pricing · before the foreign-portal lag closes.
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