Thai Real Estate: 5 Signs of a Quality Agency

Published on September 29, 2025 and written by Cyril Jarnias

Investing in real estate in Thailand can be an exciting adventure, but navigating the local market requires the expertise of a trustworthy agency. To ensure your experience is both safe and fruitful, it’s crucial to identify certain indicators that demonstrate the competence and integrity of your real estate partner.

From transparency to experience, along with solid client testimonials, it’s essential to know the distinctive signs that characterize a good agency and secure a worry-free investment.

Identifying a Reputable Agency in Thailand

To verify the legitimacy of a real estate agency in Thailand, several steps and criteria are essential to secure your investment and avoid risks associated with unregistered or unscrupulous agencies.

Official Documents Required to Prove Legal Registration:

Document	Description
Agency License	Issued by the Ministry of Commerce or relevant local authority.
Company Registration Certificate	Confirms the business is legally established in Thailand.
Chanote (Land Title Deed)	Official document proving ownership of the offered property.
Sales Contract	Must comply with local regulations and be verifiable at the Land Office.

Steps to Verify an Agency:

• Request to see official licenses and registration certificates.
• Verify with Thai authorities (Ministry of Commerce, Land Office).
• Ensure the business name matches the legally registered name.
• Review official plans, foreign quota in the condominium, and the legal status of the property in question.

Transparency of Provided Information:

A reputable agency should easily provide:

• A clear history of its operations (year established, evolution).
• Concrete examples of successfully completed transactions.
• Authentic testimonials or verifiable client references.

Recognized Professional Affiliations:

Established real estate agencies are often members:

• Of associations such as Thai Real Estate Brokers Association (TREBA) or Real Estate Sales and Marketing Association (RESAM).
• Of international organizations like FIABCI.

These affiliations typically indicate adherence to local/international ethical and professional standards.

Strong References from Previous Clients:

1. Direct contacts of previous buyers/sellers willing to share their experience.
2. Reviews on independent specialized platforms
3. Detailed case studies on certain operations

Established Physical Presence and Competent Staff:

An identified office should exist in a known location, with:

• Official signage matching the registered name
• English/Thai speaking staff capable of answering specific questions about the local market
• The ability to organize a physical visit without unreasonable delay

Recommended additional verification:

• Hire an independent lawyer to review all provided documents
• Cross-check all obtained information with that available in Thai public records

Checklist Summary:

Always verify before any signing:

• Valid official licenses
• Recognized professional affiliation
• Transparent history and proven success
• Direct client references
• Actual physical presence

Never rely solely on commercial appearances or verbal promises; always demand complete official documentation before any financial commitment.

How to Detect Real Estate Agent “Red Flags”

Typical Characteristics of Unscrupulous Real Estate Agents in Thailand:

• Reluctance to provide clear legal documents (sales contract, property titles, property history).
• Insistence on immediate or cash payments, often without official receipts.
• Refusal or difficulty in showing their professional license or registration with recognized government agencies.
• Apparent ignorance of local real estate laws or inability to explain ownership rules for foreigners (especially regarding land ownership or lease limitations).
• Unprofessional practices during visits (absence of the owner, inability to answer specific questions, visits to properties where the seller lacks legitimacy).
• Impersonation of a real estate agent or lawyer without competence or legitimacy.

Table: Signs of an Unreliable Real Estate Agent

Observed Signs	Potential Consequences
Refusal to provide official documents	Risk of purchasing non-compliant property
Payment demanded in cash without written trace	Loss of money with no possible recourse
Absence of license or official registration	Inability to seek recourse in case of dispute
Ignorance of local laws	Purchase of non-transferable/illegal property
Organization of suspicious visits	Risk of scam or fake seller

Consequences for the Potential Buyer:

• Invalidation of the purchase (the property is not legally transferable).
• Risk of costly and lengthy legal disputes.
• Permanent legal insecurity (risk of property seizure or sale to multiple parties).
• No recourse in case of problems, especially if the agent is not legally recognized.
• Loss of peace of mind and constant anxiety about the investment’s legitimacy.

Practical Tips to Verify a Real Estate Agent’s Credibility in Thailand:

• Always ask to see the agent’s professional license and verify their registration with the Department of Business Development (DBD) or a recognized association.
• Demand copies of legal documents: land title deed, transaction history, reservation and sales contracts, etc.
• Never make cash payments without an official receipt; prefer traceable bank transfers.
• Engage an independent local lawyer specialized in real estate law to verify property titles and draft contracts.
• Ensure that any contract or deed is duly registered with the Land Department.
• Inquire about the agency’s or agent’s reputation through client reviews or the local expatriate community.

Recommended Verification Steps:

1. Check the agent’s identity and license.
2. Verify the authenticity and validity of the property documents at the Land Department.
3. Consult an independent local lawyer for a comprehensive legal analysis.
4. Prefer official and traceable transactions.
5. Search for reviews or testimonials about the agent or agency.

Important Tip:

Engaging a professional or independent local lawyer is an essential step to secure any real estate investment in Thailand.

Considerations on the Power of Attorney Contract in Thailand

The power of attorney contract in Thailand is governed by the Civil and Commercial Code, which requires that a contract be based on an offer, acceptance, mutual consent, and the legal capacity of the parties. This contract allows one person (the principal) to authorize another (the agent) to act on their behalf for specific or general acts. The legal nature of the power of attorney implies that the agent acts in the name and on behalf of the principal, with the effects of their actions directly attributed to the principal.

Common Types of Power of Attorney Contracts Used in Real Estate Transactions:

• General Power of Attorney (GPA): Grants the agent broad authority to manage various aspects related to real estate properties or other operations.
• Special Power of Attorney (SPA): Limited to specific operations (e.g., sale of a particular apartment), often following an official template required by local authorities.

Legal Obligations and Rights of the Parties:

• The agent must act with loyalty, diligence, and in accordance with the principal’s instructions.
• The principal has the right to obtain a detailed account of the actions taken by the agent.
• Both parties are bound to respect the legal framework; any act performed outside the mandate may be void or engage the agent’s personal liability.

Precautions When Signing with a Real Estate Agency:

1. Verify that the agency holds all required professional licenses according to Thai regulations.
2. Demand the official Thai version of the contract along with a certified translation in your language.
3. Specify in the contract all details related to the property in question (exact address, cadastral number).
4. Clearly indicate the competent jurisdiction in case of dispute (prefer the one where the property is located).
5. Avoid arbitration clauses as much as possible unless specifically advised; instead prefer local courts known for effectively protecting your rights.

Practical Tips to Verify the Agency’s Legitimacy:

1. Request copies of professional licenses issued by the relevant local department.
2. Publicly consult any potential legal or disciplinary history with official Thai organizations.
3. Ensure all signed documents include the official stamp and complete contact details of the agency.

Concrete Examples of Common Clauses in These Contracts:

Clause	Example
Object	“The Agent is authorized to sell the property located at , cadastral number X”
Duration	“This power of attorney is valid until “
Remuneration	“The Agent will receive X% on any completed transaction”
Jurisdiction	“In case of dispute arising from this contract, only the competent local court shall have jurisdiction.”
Information Obligation	“The Agent commits to report monthly to the Principal on any steps taken.”

The Thai version always takes legal precedence in case of discrepancies between language versions.

A special power of attorney used in a real estate sale must generally strictly follow an official form approved by the local Land Office.

The usual maximum validity of a power of attorney in Thailand is three months unless otherwise officially stipulated.

Tips for Choosing a Reliable Real Estate Partner

Essential Criteria for Choosing a Reliable Real Estate Agency in Thailand:

• Verification of the license and registration with the relevant ministry, ensuring the agency’s legitimacy.
• Strong reputation confirmed by authentic client reviews and testimonials from previous buyers.
• Transparency about fees, transaction costs, and commissions. Always request a detailed quote before any commitment.
• In-depth knowledge of the local market, enabling the agency to offer advice tailored to desired neighborhoods or property types.
• Proven history of successful transactions, ideally demonstrated through a reviewable portfolio or verifiable references.

Criterion	Why is it Important?	What to Check Concretely
Official License	Guarantees legality and compliance	Registration number
Reviews & Testimonials	Attests experience and client satisfaction	Independent review platforms
Fee Transparency	Avoids financial surprises	Detailed written quote
Local Knowledge	Precise advice according to areas	Questions about targeted neighborhoods
Past Success	Proven reliability through closed transactions	Portfolio or references

Signs that demonstrate a real estate agency’s reliability:

• Clear presentation of the process (from visit to transaction)
• Regular and accessible communication in French or English
• Ability to answer specific legal questions related to the Thai context (e.g., absence of local notary)
• Complete administrative support (bank account opening, tax procedures…)

Essential Points During Final Selection:

• List your specific needs before any contact.
• Always request:
  • A copy of the official register
  • A written contract with all conditions
  • Concrete examples of previous support

Communication should be clear, quick, professional, with no ambiguities about timelines or administrative procedures. It’s recommended that the agency offers specialized legal support to ensure all steps comply with the Thai legal framework. Local administrative expertise is indispensable for anticipating taxes, local bank transfers, and regulatory specifics.