For serious investors
You don't need to relocate to capture the demand wave that's pulling premium foreign tenants into central Bangkok and Phuket. Set up correctly, Thai property is a yield-and-appreciation asset class you manage from anywhere.
The thesis
Demand pull is structural
DTV (5-year, 14k searches/mo global) and LTR (10-year, premium) launched in 2024 and 2022. They are converting transient foreigners into 6 to 24 month tenants. Full-service inventory in central Bangkok is the matching supply.
Yields beat developed markets
Net yields of 5.5 to 7% on full-service condos in central Bangkok versus 3 to 4% in Singapore, Hong Kong, London, Sydney. Capital appreciation 6 to 9% p.a. for new-build full-service over the last 7 years.
Foreign ownership works
Condos can be freehold (49% quota per building). Title deed (Chanote) is registered to your name. Repatriation is unrestricted with proper FET documentation. The mechanics are clean if you set them up correctly.
Capital relocation pathway
Investors from capital-control jurisdictions (China, Russia, Argentina, Lebanon) and high-tax jurisdictions (France, Germany, Italy) use Thai property as a clean, FET-documented way to convert home-currency wealth into a hard freehold asset that is fully resaleable in any major currency.
Tax structure flexibility
Personal freehold for most. Foreign holding company (BVI / Cayman / SG / HK) for multi-property portfolios or estate planning. DTA network covers 60+ countries. LTR visa offers 17% flat tax for highly-skilled professionals on Thai-source employment.
Risk management
Foreign quota tracking
We confirm quota status and pricing differential per building before recommending. No surprises at handover.
Currency & repatriation
FET certificate is mandatory for inbound transfer above $50k. We handle paperwork end to end and document the inflow correctly so exit is clean.
Exit liquidity
We track time-to-sale for managed inventory. Standard hold horizon we underwrite for is 5 to 10 years. Foreign-quota units have a global resale pool across HK, SG, China, Japan, Europe, US.
Operational risk
Maison Siam (our ops arm) manages the asset post-sale. Our underwriting projection becomes our operational target. We carry the quality risk, not you.
Underwritten for cash-flow + appreciation
Bangkok · Resale · trophy asset · Wireless Road
98 Wireless
4.8% net yield · 6% p.a.
Bangkok · Resale · in-place lease · day-one yield
Ashton Asoke · 2-bed resale (Soi 21)
5.9% net yield · 6% p.a.
Bangkok · New build · MRT-direct · CBD corridor
Ashton Chula-Silom
5.7% net yield · 6.8% p.a.
Bangkok · Resale · branded wellness luxury · 2008
Banyan Tree Residences
5.4% net yield · 7.5% p.a.
Why investors trust Khorna
Projects underwritten
50+
Across 11 prime Bangkok corridors
Data refreshed
Weekly
Live market data · weekly refresh
Net yield audited
5 to 7%
Per project, not portfolio average
Buyer-side alignment
100%
We earn from developer side, not from you
Founder credential
Built by ex-Société Générale Hong Kong investment banker, top-ranked at foreign portals Thailand.
Alexandre Beaumont leads Khorna's underwriting and developer-relationship work. Twelve years of cross-border investment-banking discipline applied to Bangkok property. Etienne Alcouffe builds the data + product layer · live FX, live market data, proprietary scoring.
Methodology
Every data table on this site cites its source. Bangkok prime pricing refreshed weekly from public listings + verified against CBRE Thailand + JLL quarterly reports. FX from Frankfurter API. Sovereign and macro from S&P / Fitch / Moody's published ratings. School and hospital data from registries (JCI, AEFE, Auslandsschulwesen, British Schools Overseas, Ookla Speedtest).
Khorna Score is published openly · 6-component breakdown on every project page. Khorna Verdict reasoning is published openly. We disclose where the convergence-thesis math has uncertainty.
Underwriting deck
Comp set, model, three project shortlists by yield / growth / balanced. We send a tailored package within 48 hours.
Bangkok · New build · 8 foreign units · CBD-East
Belle Avenue Ratchada-Rama 9
6.6% net yield · 7.8% p.a.
Bangkok · New build · CBD-East · AP Thailand quality
Life Asoke Hype
6.2% net yield · 6.8% p.a.