Investor-grade real estate · Thailand
Find. Underwrite. Manage.
You buy and own Thai property with institutional rigor. We do the underwriting incumbents skip, then manage the asset post-sale so projected ROI becomes actual ROI.
Direct
Developer access
Foreign
Quota guidance
Tax + FET
Repatriation included
Underwritten
By us, before you sign
A second life · Bangkok
An investment that becomes a life.
Most clients buy for the numbers. Many discover the second reason later · spend a quarter of the year in Bangkok, then half, then most of it. DTV and LTR visas were built for this trajectory. The property pays for itself while you decide.
Bangkok · the most visited city in the world · they keep coming back
Track record · Maison Siam ops
What we manage delivers what we underwrite.
Maison Siam, our operations arm, runs a managed portfolio of central Bangkok full-service condos with consistently high occupancy and yields that match or beat what we project at the underwriting stage. Numbers refresh quarterly.
47
Properties under management
Active across central Bangkok corridors
6.1%
Average net yield
12 months trailing, foreign owners
92%
Average occupancy
Consistent through 2024 to 2026
11d
Average time-to-let
Vacancy between tenants
How we work
Two service tracks. Pick the one that fits your situation.
Track 1 · new build and off-plan
Free for you
You buy at developer pricing · we wrap the operations stack around it.
Same headline unit price as any other channel. Khorna earns from the developer side, then sponsors a complete onboarding-to-rental pipeline so your unit is generating yield from day one · without the typical setup costs and friction.
- · Developer-direct access · Alexandre's relationships earn launch / phase-1 pricing and foreign-quota allocations not on the public list. This is the access the verdict system measures.
- · Free full due diligence · developer financials, title, foreign-quota verification, juristic-person condition, building aging trajectory, our 12-question vetting checklist · all done before you sign.
- · 6 months free Maison Siam management · Khorna sponsors your first 6 months of full-service rental ops via Maison Siam (20% condo / 25% house tier value). Yield starts immediately, zero setup-to-cash drag. After 6 months, standard Maison Siam fees apply if you keep us on.
- · Interior design + furnishing included · for empty-handover units, Maison Siam Cat-4 setup (THB 65K+ value) sponsored by Khorna · curated furniture pack built for your target rental tenant pool. Goods at cost, no markup, full receipts. Unit rental-ready at handover.
Track 2 · resale property hunter (turnkey or refurb)
3% commission
You hire us as your property hunter (chasseur immobilier) for Bangkok resale · turnkey or with full refurb.
For investors and personal residences. We act on your side of the table · negotiate price, stress-test the unit, run the due diligence, close on your behalf. 3% on the transaction value.
- · Proprietary off-market sourcing · our tech surfaces deals before they reach foreign-facing portals. Owner-direct supply nobody else has access to.
- · Negotiation on your side · most Bangkok brokers work for the seller. We work for you · leveraged price discovery, not lipstick.
- · Same due-diligence stack · juristic, sinking fund, building aging, owner-occupier ratio, in-place lease verification. The 12-question checklist applied to resales.
- · Optional refurb mode · for older prime-area buildings with 50-100% more space than new builds, we run the complete redesign + refurbishment + refurnishing through Maison Siam · architecture-grade design, vetted contractors, proprietary product-sourcing tech (15-35% off retail on furniture). End-to-end. see the space play.
- · Optional Maison Siam ops hand-off · post-close, rental management at standard tiers (15% / 20% / 25%). No 6mo sponsorship on resale (developer-funded incentive is new-investment only). full terms.
Most Bangkok agencies operate on the seller side and disappear at handover. We built Khorna on the other side · buyer-aligned, ops-coordinated, off-market access. Maison Siam handles everything after the keys land in your hand · transparent fees, no hidden retainers.
Free download
The Khorna Bangkok investment model · the deck
Free · 28 pages · the underwriting framework, area-by-area yield maps, foreign-quota tracker, and our top-ten shortlist for May 2026. Sent instantly to your inbox + downloadable below.
- · How we underwrite Bangkok yields · the formulas, not the slogans
- · Area-by-area heatmap · Phrom Phong / Thonglor / Sathorn / Silom / Riverside
- · Foreign quota tracker · which buildings have inventory
- · DTV · LTR · retirement decision tree tied to property profile
- · Our top-10 shortlist for May 2026, with full Khorna Score breakdowns
01 · Find
Curated new-build projects, off-plans, and vetted resales in central Bangkok and across Thailand. Sourced direct from developers and verified owners.
02 · Underwrite
Net yield, capital appreciation, occupancy, BTS / MRT premium, total cost of ownership for foreign owners. Audited before you sign.
03 · Manage
Tenant placement, rental management, furnishing, owner reporting, tax filing. Real performance, not projections.
On record
“We do not earn from the buyer side. The developer commission funds the underwriting, the operations, and the six-month Maison Siam sponsorship. Same headline price, fully buyer-aligned process.”
Alexandre Beaumont · co-founder
ex-Société Générale Hong Kong · top-ranked at FazWaz Thailand
Why investors trust Khorna
Investment-grade rigour · investor-side alignment · live market data.
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.
About the team →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.
See the methodology →Talk to us
Let's look at your numbers.
Tell us what you're looking for. We'll come back with a shortlist and full underwriting. No pressure, no spam.
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