1. Why this page exists
Property listings summarise a complex asset in a short page. Some facts come from us, some from an owner, some from a developer's brochure. We think you should know which is which, rather than treat every number on a listing as verified fact.
2. Where listing information comes from
Listings are compiled from information supplied by property owners, developers and partner agencies, and from our own inspections and market records. We check what we reasonably can before publishing, but we cannot independently verify every figure on every listing at every moment.
A listing is an invitation to enquire. It is not an offer, and it does not form part of any contract you may later sign.
3. Prices, currency and costs
Prices are shown as supplied by the seller or landlord and can change or be withdrawn without notice. Where you view a price in a currency other than Thai baht, that figure is an indicative conversion for convenience only; the transaction currency is THB unless we tell you otherwise in writing.
Unless a listing says so explicitly, the displayed price excludes transfer fees, specific business tax, stamp duty, withholding tax, sinking fund and common area fees, agency fees payable by the buyer where applicable, legal fees and furniture packages. Ask us for a written cost breakdown before you budget.
4. Measurements, layouts and floor plans
Floor areas, land areas, room dimensions, ceiling heights and plot boundaries are approximate and are provided as a guide. Floor plans are illustrative and are not to scale unless stated. Land measurements may be expressed in rai, ngan and wah as well as square metres, and rounding between units introduces small differences. If a measurement is material to your decision, commission your own survey.
5. Availability and status
Availability changes faster than any website can update. A property shown as available may already be reserved, under offer or sold. We remove and update listings as soon as we are told, but there is always a lag. Confirm current status with us before you travel to a viewing or transfer a deposit.
6. Photography, renders and virtual tours
Photographs show the property at the time they were taken and may not reflect its current condition, furnishing or decoration. Computer-generated images, artist's impressions and show-unit photography for new developments are indicative of the intended design only, and the finished unit may differ in layout, finish, fittings, outlook and landscaping.
7. Ownership structures and foreign buyers
Thai law restricts how non-Thai nationals may own real property, and the structure available for a given unit materially affects value, resale and financing. This is the single most common source of misunderstanding for overseas buyers.
Nothing on this website confirms that a particular structure is available or lawful for you. Take advice from an independent Thai lawyer before you commit.
- Condominium freehold is available to foreign buyers only within the foreign ownership quota for that building. Where a listing indicates freehold availability, that reflects the position reported to us at the time of publication and must be reconfirmed with the juristic person before you proceed.
- Leasehold arrangements are subject to statutory limits on term and on renewal. Renewal options are contractual promises, not guaranteed rights, and their enforceability depends on the drafting.
- Land and landed houses are subject to separate restrictions for foreign nationals.
- Company and nominee structures carry legal and tax risk. We do not recommend, arrange or advise on them.
8. New developments and off-plan
Completion dates, phasing, unit mixes, facilities, management arrangements and payment schedules for projects under development are supplied by the developer and are subject to change. Marketing material may show facilities that are planned rather than built. Rental yield or return figures quoted by a developer are projections, not commitments, and we do not verify or endorse them.
9. Rental listings
Rental terms, minimum tenancy periods, deposits, utility arrangements, management fees, pet policies and what is included in a furnished let vary between properties and are confirmed only in the tenancy agreement. Short-term letting is regulated in Thailand, and not every property may lawfully be let on a short-term basis.
10. Maps and location
Map pins, district labels and travel times are approximate and are provided for orientation. Distances to beaches, schools, transit stations and amenities are estimates. Views and outlooks can be changed by later construction on neighbouring plots.
11. Guides and market content
Our city guides, buying and renting guides, developer pages and market insight articles are general background written at a point in time. Market conditions, regulations, tax rates and visa rules change. Content is not personalised advice and should not be relied on as the basis for a transaction.
12. What you should verify independently
- Title, encumbrances and the seller's right to sell
- Foreign ownership quota position for the specific unit
- Building permits, licences and completion certificates
- Outstanding common area fees, sinking fund and utility arrears
- Structural condition, damp, wiring and water supply
- All taxes and transfer costs applicable to your situation
- Visa and tax residency consequences of your purchase
13. Reporting an error
If you find something on a listing that looks wrong or out of date, tell us at privateofficeth@gmail.com with the listing URL. We check every report and correct or withdraw the listing where needed. Our process and response times are on the Complaints and corrections page.
14. Relationship to our other terms
This disclaimer forms part of our Terms of Use and is subject to the limitations of liability set out there.