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
Phrom Phong · Resale · full-service · 2019
The Estelle Phrom Phong
6.4% net yield · 8.2% p.a.
Thonglor · New build · 7 foreign units · move-in ready
Tela Thonglor
6.1% net yield · 7.5% p.a.
Asok · Resale · in-place lease · day-one yield
Ashton Asoke · 2-bed resale (Soi 21)
5.9% net yield · 6% p.a.
Thonglor · Boutique · low-density · Thonglor lifestyle
Noble Form Thonglor
6.2% net yield · 7.2% p.a.
Riverside · Off-plan · branded ultra-luxury · 2027
The Residences at Mandarin Oriental
5.4% net yield · 8.5% p.a.
Thonglor · Off-plan · iconic design · 2026
The Monument Thong Lo
6% net yield · 7.5% p.a.
Phrom Phong · Off-plan · BTS 200m · 2027
Life Phrom Phong
5.9% net yield · 7.8% p.a.
Asok · New build · BTS 100m · 12 foreign units
Rhythm Asoke
6% net yield · 7% p.a.
Phrom Phong · Off-plan · embassy district · 2027
Noble Around Sukhumvit 33
5.8% net yield · 7.6% p.a.
Asok · New build · pet-friendly · 9 foreign units
The Esse Asoke
6.1% net yield · 6.8% p.a.
Sathorn · Off-plan · value-Sathorn · 2028
Lumpini Suite Sathorn
5.6% net yield · 6.5% p.a.
Silom · Resale · Sansiri · Silom 2020
Silom Edge
5.7% net yield · 6.8% p.a.
Silom · Resale · branded ultra-luxury · MahaNakhon
Ritz-Carlton Residences MahaNakhon
5.5% net yield · 6.5% p.a.
Sathorn · Resale · branded wellness luxury · 2008
Banyan Tree Residences
5.4% net yield · 7.5% p.a.
Lumpini · Resale · trophy asset · Wireless Road
98 Wireless
4.8% net yield · 6% p.a.
Riverside · Resale · ICONSIAM riverside · trophy
Magnolias Waterfront Residences (ICONSIAM)
5% net yield · 6.5% p.a.
Thonglor · Resale · Park Hyatt branded · 2017
Park Hyatt Residences Bangkok
5.5% net yield · 7.8% p.a.
Phayathai · New build · ARL access · value entry
XT Phayathai
5.6% net yield · 6.5% p.a.
Rama 4 · Off-plan · rising Rama 4 corridor · 2027
Knightsbridge Space Sukhumvit-Rama 4
5.8% net yield · 7.5% p.a.
Rama 9 · Resale · CBD-East · day-one yield
Belle Grand Rama 9
6.5% net yield · 6.8% p.a.
Rama 9 · Resale · 3M-baht entry · 7%+ net yield
Lumpini Park Rama 9 · Ratchada
7.2% net yield · 5.5% p.a.
Rama 9 · Resale · pet-friendly · 2020
The Niche Pride Rama 9
6% net yield · 7.8% p.a.
Rama 4 · New build · Chula corridor · 91% occupancy
Ideo Q Chula-Samyan
5.8% net yield · 7% p.a.
Silom · New build · MRT-direct · CBD corridor
Ashton Chula-Silom
5.7% net yield · 6.8% p.a.
Silom · Resale · loft format · creative-industry tenant
The Lofts Silom
5.5% net yield · 6.5% p.a.
Lumpini · Resale · entry tier · 6.8% net
Lumpini Place Rama 4-Ratchadaphisek
6.8% net yield · 5% p.a.
Lumpini · Resale · CBD interchange · sticky tenants
Saladaeng One
5.8% net yield · 6.5% p.a.
Phayathai · Resale · ARL-direct · airport in 25min
Ideo Mobi Phayathai
6.4% net yield · 6% p.a.
Thonglor · Off-plan · Thonglor 13 · pet-friendly
Culture Thonglor
6% net yield · 7.5% p.a.
Thonglor · New build · luxury · Thonglor lifestyle
Hyde Heritage Thonglor
5.6% net yield · 7% p.a.
Thonglor · Off-plan · phase 1 · Thonglor entry
Park Origin Thonglor
5.9% net yield · 7.8% p.a.
Phra Khanong · Resale · BTS-direct · Cloud-11 corridor
Ideo Sukhumvit 93
6.7% net yield · 8% p.a.
Phrom Phong · Off-plan · pre-launch · Sukhumvit 30 corner
Noble Emmerse Phrom Phong
5.9% net yield · 7.8% p.a.
Phrom Phong · Off-plan · ultra-luxury · 72 units only
Raimon Sukhumvit 38 Residences
5.4% net yield · 8% p.a.
Thonglor · Off-plan · phase 1 · 24/7 co-sharing brand
XT 10 Ekkamai
6.1% net yield · 7.5% p.a.
Asok · New build · CBD-East · AP Thailand quality
Life Asoke Hype
6.2% net yield · 6.8% p.a.
Asok · Off-plan · phase 2 · Asok interchange
Knightsbridge Prime Asoke
6% net yield · 7.8% p.a.
Lumpini · Off-plan · phase 3 · Lumpini-Park-adjacent
Saladaeng One
5.4% net yield · 8% p.a.
Lumpini · New build · 4 foreign units · Lumpini-Park-adjacent
Saladaeng Residences
5.7% net yield · 6.5% p.a.
Phayathai · Off-plan · phase 1 · ARL-direct
Park Origin Phayathai
6.4% net yield · 6.8% p.a.
Phra Khanong · Off-plan · Cloud 11 catalyst · 2028 delivery
Cloud Eleven Residences
5.9% net yield · 9.2% p.a.
Phra Khanong · New build · 6 foreign units · Cloud 11 corridor
Whizdom Avenue
6.5% net yield · 8.4% p.a.
Phrom Phong · New build · 5 foreign units · Phrom Phong
Q Sukhumvit
5.8% net yield · 7.6% p.a.
Phrom Phong · Resale · in-place lease · Phrom Phong family-size
The Pano · 2-bed resale
5.6% net yield · 5.8% p.a.
Rama 4 · Resale · 95 sqm · refurb candidate
The Aguston Sukhumvit 22 · 2-bed resale
5.6% net yield · 4.5% p.a.
Rama 9 · New build · 8 foreign units · CBD-East
Belle Avenue Ratchada-Rama 9
6.6% net yield · 7.8% p.a.
Riverside · New build · 3 foreign units · ICONSIAM riverfront
Magnolias Waterfront Residences ICONSIAM
4.8% net yield · 7.2% p.a.
Sathorn · New build · 6 foreign units · Sathorn corporate corridor
The Diplomat Sathorn
5.6% net yield · 7.4% p.a.
Sathorn · Resale · 95 sqm · in-place lease · refurb candidate
The Empire Place · 2-bed resale
5.5% net yield · 4.8% p.a.
Thonglor · Off-plan · phase 1 private viewing · Aesthetic Collection
Via 61
5.6% net yield · 7.8% p.a.
Thonglor · Off-plan · 34 units · 82-350 sqm · pet-friendly
Curva Ekkamai
5.4% net yield · 7.2% p.a.
Sathorn · Off-plan · pre-launch · Sathorn Legacy comeback
The Monument Sathon
5.2% net yield · 8.4% p.a.
Lumpini · Off-plan · branded · UHNW · Wireless / Lumpini
Upper House Residences Bangkok
4.8% net yield · 8.6% p.a.
Phrom Phong · Off-plan · phase 1 · Aesthetic Collection 3rd entry
Via 34
5.5% net yield · 7.6% p.a.
Lumpini · Off-plan · branded · Wireless / Ploenchit
The Wireless Residences by Upper House
5% net yield · 8.4% p.a.
Thonglor · Off-plan · SENA × Hankyu JV · pet-friendly
Niche Pride Ekkamai
5.9% net yield · 7.2% p.a.
Thonglor · Off-plan · phase 1 · garden-led design
EDEN Ekkamai
5.6% net yield · 7.4% p.a.
Phra Khanong · Off-plan · mixed-use 39-floor · 187m tall · 2030 delivery
Project O · Lotus Onnut Mixed-Use
5.4% net yield · 7% p.a.
Thonglor · New build · 3 foreign units · Ekkamai-direct
C Ekkamai
5.8% net yield · 6.8% p.a.
Sathorn · New build · 5 foreign units · Sathorn niche-luxury
CIRA Residences
5.7% net yield · 7% p.a.
Phayathai · Resale · in-place lease · ARL-direct
Conner Ratchathewi
5.7% net yield · 6.2% p.a.
Thonglor · Resale · in-place lease · Sukhumvit 13
Hyde Sukhumvit 13 · 1-bed resale
5.6% net yield · 5.4% 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.
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 →Underwriting deck
Comp set, model, three project shortlists by yield / growth / balanced. We send a tailored package within 48 hours.