We find the properties worth pursuing, screen out the problems, and walk you through the bid. You don't need to speak Thai or navigate the court system alone.
The discounts are real. So are the obstacles.
LED auctions, title deeds, Land Department records, zoning maps — all in Thai. Without a trusted intermediary you're navigating blind.
LED, BAM, GHB, GSB — four separate systems, provincial sub-offices, no aggregation. Finding the right property takes days of searching.
Foreigners cannot bid directly on land. If you win without a proper structure in place, you can't complete. Getting this wrong is expensive.
Title searches, physical inspection, flood checks, occupant status — each requires someone on the ground with the right knowledge.
We search LED, BAM, GHB, and GSB against your criteria (location, size, price, property type). We monitor for new listings weekly and alert you when matches appear.
We filter out properties with red flags — bad title types, no road access, occupied, problematic zoning, or poor fail-count trajectory. You only see viable candidates.
We arrange physical inspection, commission a title search at the Land Department, and provide a written due diligence report in English before you commit a baht.
We connect you with a qualified Thai property lawyer to establish the right ownership structure (leasehold, company, usufruct) before you register to bid.
We attend the auction with you (or on your behalf with power of attorney), manage registration and deposit logistics, and advise on bid strategy based on fail count history.
We coordinate the Land Department transfer, ensure all fees are correct, and confirm the title deed is correctly issued. You receive a complete transaction record in English.
All prices in Thai Baht. Legal fees, Land Department transfer fees, and lawyer costs are separate. See full cost breakdown.
Not directly on land — Thai law restricts foreign land ownership. But with the right structure (Thai company, leasehold, or usufruct) it is entirely possible and routinely done. Condominiums (up to 49% foreign quota) can be purchased directly. We'll advise on the right structure for your situation before you bid.
Our advisory fee is ฿65,000. For deals under ฿500,000 that's a high percentage, so it's mainly viable for purchases of ฿800,000 and above. LED land auctions often have properties in the ฿800k–฿3M range that represent genuine value — these are the sweet spot.
Every listing shows the appraised value set by a licensed Thai valuer, the current floor price, and the fail count (number of previously failed auction rounds). The price history chart shows the price progression. A 3-fail property at 25% below appraisal is measurably cheaper than the assessed market value — and the appraised value itself is typically conservative.
We check occupant status as part of due diligence. If occupied, we'll tell you before you bid. Eviction through Thai courts typically takes 3–6 months and costs ฿20,000–฿50,000 in legal fees. We factor this into our assessment of whether the property is worth pursuing.
We source properties from all 77 provinces. Due diligence coordination and auction attendance are primarily in the Eastern Seaboard region (Chonburi, Rayong, Pattaya, Sattahip) and Bangkok. For other provinces we coordinate via trusted local partners — timelines may be slightly longer.
Minimum 4–6 weeks from initial brief to auction day — this allows time for due diligence, legal structure, and registration. LED auction dates are fixed (you can't rush them). BAM/GHB/GSB sales can sometimes close faster — 2–4 weeks is possible once you've identified your property.
We'll come back to you within 24 hours with initial availability and next steps.
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