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Acquisition advisory · Thailand
Often on the third stay. The evening heat no longer surprises you, you know the fruit seller by name, and the idea of settling takes shape. Reflexion follows 7,968 developments across six destinations, measures prices and clarifies the rules in force, so you can choose with discernment.
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Chapter two
A city that has been rising for forty years. Within 400 metres of a metro station you live without a car and dine outside. That comfort has a price: the square metre is worth 57% more than beyond 800 metres, on our medians across 1,953 developments (September 2026).
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Chapter three
Phuket for a life that never stops, Samui for one that slows down. Villas on the hillsides, warm water all year. Within 300 metres of the beach, the square metre is worth 98% more than beyond a kilometre in Phuket, and 50% more on Samui (September 2026).
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Chapter four
It is a hospital accredited by Joint Commission International, such as Bumrungrad in Bangkok or Bangkok Hospital Phuket. An international school on the morning route. Days set to the heat: the market early, dinner outdoors. And the right visa chosen before the walls: the LTR runs for ten years, and buying alone grants no right of residence.
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Chapter five
Here, the figures confirm the intuition: 7,968 developments followed every night, a Reflexion Score for each, price gaps measured rather than estimated. The advisor reads them from what you tell it, not from a grid of filters.
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Last chapter
The city or the coast, your daily life, your rhythm: the advisor gathers your expectations, composes a reasoned selection and picks up where you left off.
Advice in your language
Developments tracked
7,968
Units for sale
87,805
Destinations followed
6
Catalogue updated
Nightly
Why Thailand
Medians of the price per square metre, computed across our catalogue in September 2026: measurements, not estimates.
Under 400 m from a metro station (BTS, MRT, Airport Rail Link or Gold Line), against over 800 m. Medians across 1,953 developments, recorded in September 2026.
Under 300 m from the beach, against over a kilometre. Medians across 1,158 developments, recorded in September 2026.
As of 13 September 2026, buying property gives no right to stay. The visa is a separate choice: LTR for ten years, DTV for five, retirement visas from age 50.
As of 13 September 2026: a condominium in your own name, within 49% of the building's floor area. The land under a villa cannot be yours, and its lease is capped at 30 years.
180 days in a calendar year make you a Thai tax resident. Since 1 January 2024, foreign income brought into Thailand is taxable in the year it is remitted.
Bumrungrad, Samitivej and Bangkok Hospital in Bangkok, Bangkok Hospital Phuket on the island: hospitals accredited by Joint Commission International.
In Bangkok, the walk to the BTS or MRT shows in the price: we measure it in metres, not in listing minutes.
Bangkok, Phuket, Pattaya, Koh Samui, Hua Hin and Chiang Mai: condominiums, villas and mixed-use developments, tracked every night.
Fly over the six markets on the map →The essentials
A successful move or investment in Thailand looks beyond the visuals to the fundamentals. The advisor goes through them with you, development by development.
The title deed, the contract and the condominium rules are written in Thai: they are read beyond the brochure.
Freehold within a building's 49% foreign quota, a lease capped at 30 years, a Thai company: each status has its own rules, and its own exit.
Developments delivered, sites completed, share of off-plan stock: a developer's track record reads in what it has built.
Transfer fees, sinking fund, common charges, tax on resale, currency exchange: built in from day one.
A recommendation grounded in measured data and in your project, one your own advisers can review with you.
What you open
The map, the catalogue, the developer ranking and every listing are open to browse; the advisor and your selection then stay with you, visit after visit.
The observatory
In each destination, from the top quarter of the market by entry price, the two completed developments with the highest Reflexion Score, one per developer. Every page is open to browse.
The Royal Maneeya
Pathum Wan · by Maneeya Development Co.,LTD.
BTS Chit Lom, 245 m away
Park Ploenchit
Watthana · by Infinite Real Estate
BTS Phloen Chit, 542 m away
Andara Resort and Villas
Kathu · by Princess Villa Ltd.
Nearest beach: Kamala Beach Estate Apartments, 254 m away
L Orchidee Residences
Kathu · by L'Orchidée Residences
Nearest beach: Patong Beach, 192 m away
DAO Villas
By IO LANTA CO.LTD.
Nearest beach: Plai Leam Beach, 1,136 m away
Windy Pool Villa
By Windy Pool Villa
Nearest beach: Ban Po Beach, 694 m away
Sansiri
218 developments tracked, 190 delivered, across 5 provinces
First development on record: 1994
AP (Thailand)
144 developments tracked, 128 delivered, across 1 province
First development on record: 2000
Pruksa Real Estate
123 developments tracked, 120 delivered, across 4 provinces
First development on record: 2007
SC ASSET Corporation Public Company Limited
87 developments tracked, 72 delivered, across 3 provinces
First development on record: 2004
Supalai Public Company Limited
84 developments tracked, 80 delivered, across 5 provinces
First development on record: 1994
Land and Houses
83 developments tracked, 76 delivered, across 4 provinces
First development on record: 2000
Entry price: the cheapest unit for sale, recorded by Reflexion from public listings on September 23, 2026. It may have changed since; the development's page is the reference. Developers are ordered by the number of developments tracked: no rating, no judgement.
Begin with an image
The city or the coast, your daily life, your rhythm: a first portrait takes shape, and the advisor composes its selection among 7,968 developments.
How we accompany you
Where would you rather have your morning coffee? The city or the sea, the school or the beach, a season or the whole year: a first portrait of your plans takes shape, in images.
Your answers sketch your project's direction: the city or the coast, a daily life, a rhythm.
Your answers, your selection and your conversations with the advisor are waiting for you each time you return.
It already knows your answers: it composes a reasoned selection, prices the alternatives and answers on law, tax and visas, with sources.
The advisor
An intelligence devoted to your project.
You talk in your own language about your aspirations, your timeline and your requirements. The advisor draws on every development we follow to compose a reasoned selection, price the alternatives and clarify the legal framework of each property, with sources; it also says when a piece of data is missing.
Sample questions
A one-bedroom flat in Bangkok, walking distance to the BTS, under ฿5M: what would you suggest?
The second one: can a foreigner buy it in their own name?
Which visa lets me live in Thailand six months a year?
What are the monthly fees on the first one?
Advisor · example
>
We're Dutch. €500,000, a flat in Bangkok within walking distance of the BTS, to live there six months a year.
Reading the database…
Budget converted
€1 = ฿38.374, rate of 13 September 2026
≈ ฿19.2M
Database read
Bangkok · condominiums · units for sale
7,968 developments
Price near the metro
฿121,642/m² median · +57% vs >800 m · September 2026
≤400 m from a station
Developer score
Developer, liquidity, access, advertised yield: the breakdown is on the page
Read for every development
Residence
Buying gives no right to stay: the possible visas are set out, with sources
Six months a year
Answer
Three reasoned developments · alternatives in figures
Sample conversation. Figures come from the Reflexion database; the metro premium dates from September 2026.
Who it is for
For each development I read the price per square metre, the units for sale and the Reflexion Score, on a single page: I could compare with peace of mind.
F.M.
First purchase, Bangkok
Lyon, France
Two developments I liked dropped off my list once I read their Reflexion Score, and I knew exactly why.
A.D.
Second purchase, Phuket
Brussels, Belgium
I needed the visa and the tax picture next to the property, not on three different websites.
J-P.R.
Retirement plan, Koh Samui
Geneva, Switzerland
Next step
Where would you rather have your morning coffee? A first portrait of your plans, then an advisor who picks up where you left off, proposes well-argued developments and prices the alternatives.
In English, French, Thai, Chinese or Russian
