Off-plan · why us
Pick a building, sign a contract · that's the public version. The reality · phase pricing shifts weekly, foreign quota fills fast, the "best" unit is rarely the one on the brochure, and the SPA you sign has 30-50 line items most buyers never read. We work in this layer full-time. Here's how.
01 · Pipeline · we catch projects before public marketing
01 · 2-4 weeks ahead of public marketing
Alexandre's network at SIRI / AP / ORI / NOBLE / ANAN / RML earns him pre-launch foreign-quota allocations. The first phase opens to his clients before public marketing kicks in. By the time public listings lists the project, the best units are already moving.
02 · 2-6 weeks ahead
SET-listed developers must announce material project launches via news disclosure. We monitor SET filings daily for SIRI / AP / ORI / NOBLE / ANAN / PSH / RML / LPN · catch every announcement the same day it's published.
03 · 1-3 weeks ahead
Developer /projects pages get updated when phase 1 launches (and before public ad campaigns spin up). We data feed these weekly across all top-8 developers.
04 · 0-2 weeks ahead
Bangkok Post property section, Property Report Asia, Thai property channels, Real-estate trade journals. Tracked via daily Perplexity Sonar queries with citations. Catches what the news cycle picks up next.
05 · 60-90 day lag · institutional grade
Quarterly Bangkok condo market reports. Lag the daily news but provide structured pipeline data we cross-reference against our weekly research syncs. Free PDFs.
06 · 0 lead time · public listings
Where retail buyers find off-plan. We use this as a sanity check · if a project hits public listings, we should already have it in our pipeline from the upstream sources.
By the time a project hits public listings / foreign portals / foreign portals in volume, we've usually been tracking it for 3 to 8 weeks · and Alexandre's clients have already received the shortlist + foreign-quota allocation request.
02 · Unit-level depth · what most buyers miss
01
Same unit type, two floors apart, can have a 5-10% price spread and a 30% view-quality difference. We map every available unit's view geometry against adjacent-plot zoning + future tower risk. Sometimes the floor 12 unit is the buy · not floor 25 with the wall risk.
02
North-facing in Bangkok = lower humidity damage, less HVAC cost, better rental. South-east = harshest sun. We surface this at unit level, not building level.
03
The foreign quota in a building isn't a flat 49% spread evenly · it's specific units. We know which units in each building are foreign-quota inventory and what's still allocatable to a foreign buyer. Prevents the 'we found you a unit but it's not foreign quota' surprise.
04
Phase 1 pricing differs from phase 4 pricing by 15-25% on the same unit type. We track which phase the project is in and time the entry. Sometimes waiting 3 months is the right call. Sometimes Friday is the deadline.
05
Pre-handover, the building's juristic-person fees are a developer estimate. Post-handover, they often climb 20-40% in year 2 once real ops kicks in. We flag developers known for under-stating juristic fees pre-launch.
06
Empty plots within 200m of your unit · what's their zoning, who owns them, are there active EIA filings? We pull all three for every shortlist. Your view at handover doesn't matter if a 35-storey tower opens 18 months later. Read the deep-dive.
07
Transfer fee, sinking fund, common-area pre-payment, parking allocation, signage rights · the SPA contract has 30-50 line items where 1-3% of the unit value can disappear. We negotiate the right ones to delete or reduce.
08
Some developers restrict resale before completion. Some waive transfer fees if you flip pre-handover via them. Some have specific assignment terms. We pull the SPA before you sign and explain what you can and cannot do at exit.
03 · The difference, line by line
What you'd do alone (or with a typical broker)
What we do for you
04 · What this costs you
Same headline price as walking into the sales office direct · we earn commission from the developer side. You also get our underwriting, our access to phase-1 pricing where it applies, our SPA review, and the Maison Siam handover-to-rental pipeline (6 months sponsored, interior styling included on Cat-4 setup).
We get paid only when you sign · so we have one job · find you a unit you'll be happy with for the next 10 years. Unlike a sales rep tied to one developer's inventory, we work the entire universe and recommend what fits, not what's commission-aligned.
We're not a listing service. We're an underwriting + access + ops layer wrapped around the unit you're buying. Most foreign buyers don't know they need this until they've already paid the friction cost of not having it.
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 →Talk to us
We send the active off-plan shortlist for your budget · including projects that haven't hit public listings yet. Or use the 4-step intake for a tailored auto-shortlist.