01 / 06
Chapter one
Often on the third stay. The evening heat no longer surprises you, you know the fruit seller by name, and the idea of staying settles in. Reflexion follows six destinations, development by development.
02 / 06
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).
03 / 06
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).
04 / 06
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 run. Days set by the heat: the market early, dinner outdoors. And a visa chosen before the property: buying gives no right to stay, while the LTR visa runs for ten years.
05 / 06
Chapter five
Because a badly informed plan is expensive. 6,766 developments tracked, a Trust Score for each, price gaps measured rather than estimated. The advisor reads all of it from what you have told it, not from a grid of filters.
06 / 06
Last chapter
Three questions in pictures: city or coast, then your daily life, then your pace. Your email then opens the advisor, which picks up where you left off and proposes three reasoned developments.
Advice in your language
Developments tracked
6,766
Units for sale
85,200
Years on the ground
15+
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 problem
None of these appears in a listing. In 2023, Thailand's Supreme Court voided the promised renewals of a 30-year lease signed in Phuket (judgment No. 4655/2566).
The land title, the contract and the Condominium Act are written in Thai. What gets translated for you is the brochure.
Freehold, leases capped at 30 years, a foreign quota of 49% of a building's floor area, Thai companies: each status has its own exit.
Buying off-plan means betting on a developer whose accounts you have never read. Some developments are never delivered.
Transfer fees, sinking fund, common area charges, withholding tax on resale, currency spread.
The agent showing you around is often paid on commission by the seller. Ask who pays them.
What you open
The map, the catalogue, the developer ranking and every page are open without an account. The advisor, your shortlist and comparisons open with your email, free and without a password.
No account needed
In each destination, from the top quarter of the market by entry price, the two completed developments with the highest Trust Score, one per developer. Every page opens without an account.
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.
Start with a gesture
Swipe it towards the city or the coast: your gesture counts as your answer, and you will not be asked again. Two questions follow; your email then opens the advisor and its selection from 6,766 developments.
The journey
Where would you rather have your morning coffee? In the city, the international school and walking to the metro follow; by the sea, villa or flat, then how much of the year you will spend there.
Your three answers form a first portrait of your plans, shown before any email is asked for.
Your email is enough: a link signs you in, with no password. Access is free.
It already knows your answers: it proposes three reasoned developments, puts figures on the alternatives and answers on law, tax and visas, with sources.
The advisor
Reflexion's advisor, and what it reads.
The same database as these pages: developments, units for sale, developers, districts, distances to transport and to the beach, dated rules. You write to it as you would to an adviser; it answers with figures it can justify, and 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
6,766 developments
Price near the metro
฿121,642/m² median · +57% vs >800 m · September 2026
≤400 m from a station
Trust 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
Three agencies had sent me the same brochures. Here I read the price per square metre, the units for sale and the Trust Score of every development, on a single page.
F.M.
First purchase, Bangkok
Lyon, France
Two developments I liked dropped off my list once I read their Trust 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? Two more questions follow, then a first portrait of your plans. Your email then opens the advisor: it picks up where you left off, proposes three reasoned developments and puts figures on the alternatives.
Free · No password · In English, French, Thai or Chinese
