Bangkok Real Estate Advisor – guiding foreign investors in Sukhumvit income property
360° assistance with search, acquisition, management, and ownership structuring of properties from 15 million THB ($ 500k+) in Bangkok’s top 1% neighbourhoods
Battle-Tested Business Partner
We Are On Your Side with Fast Execution, Attention to Details and Strong Work Ethic.
No Buyer Commission
Our property advisors are fluent in English, Chinese, and Russian.
Personalised 1-on-1 Approach
Results-Driven Solutions Tailored to Your Financial Goals and Schedule.
Why Invest in Bangkok Property with Us?
Boutique Real Estate M&A Advisory Firm combining private equity expertise with a personalised 1-on-1 approach.
- Top 1% Bangkok Locations – We focus exclusively on Sukhumvit's most profitable neighbourhoods.
- Data-Driven Sourcing – Every property is selected using market research and yield modelling.
- AI-Enhanced Analysis – We apply advanced AI tools to identify undervalued, high-return assets.
- High-Yield Focus – Only properties with strong rental yields and resale potential.
- Off-Market Deals – Access rare listings through our private network before they ever go public.
- Foreign Ownership Solutions – We structure your purchase legally and securely.
- 360° Assistance – From acquisition to renovation, and full-service management.
We specialise in trophy assets:
- Residential: Off-plan condos, branded residences and serviced apartments.
- Pre-owned: Resale condos and shophouses for renovation and resale.
- Commercial: Hotels, apartment blocks, mixed-use shophouses, and boutique office space.
360° Assistance for Foreign Property Investors
Specialising in Bangkok's premium residential and commercial property starting from 15 million THB ($500,000)
-
Buying
propertyWe offer one-stop Buy-side M&A:- Investment Asset Sourcing
- Valuation & Due Diligence
- Seller Screening & Verification
- Negotiation & Deal Structuring
- Capital Transfer to Thailand
- Transaction Completion
-
MAnaging
propertyWe offer Setup & Management:- 100% Foreign Ownership
- Legal Structure Planning & Setup
- Visa, Work Permit, Bank
- Inheritance Optimisation
- Renovation Project Management
- Ongoing Property Management
-
Selling
propertyWe offer one-stop Sell-side M&A:- Exit Strategy
- Property Listing
- Marketing & Buyer Outreach
- Buyer Screening & Qualification
- Deal Negotiation
- Deal Closing
About Unglin – Boutique Real Estate M&A Advisory Firm
About Unglin – Boutique Real Estate M&A Advisory Firm
Den Unglin — the founder of Unglin Co,. Ltd,.
Bangkok’s property market is booming, yet many firms still offer subpar properties that lose value due to poor location and high entry prices. Their fragmented services are slow, risky, and lack strategic foresight. As a result, you waste time and lose money navigating unreliable advice, with no clear accountability for results, deadlines, or success.
At UNGLIN, we do things differently. Our long-term approach focuses on providing responsible 360° assistance to foreign investors, with a strong emphasis on efficiency and meticulous attention to detail.
We combine M&A strategy, deep market knowledge, and advanced AI analysis to identify and acquire high-yield properties and land in Bangkok’s Top 1% neighbourhoods.
If you're exploring investment opportunities, let’s talk.
At UNGLIN, we do things differently. Our long-term approach focuses on providing responsible 360° assistance to foreign investors, with a strong emphasis on efficiency and meticulous attention to detail.
We combine M&A strategy, deep market knowledge, and advanced AI analysis to identify and acquire high-yield properties and land in Bangkok’s Top 1% neighbourhoods.
If you're exploring investment opportunities, let’s talk.
Discover
A 2025 CATALOGUE OF 40+ NEW BANGKOK EXCLUSIVE PROPERTY DEVELOPMENTS FOR LIVING AND INVESTING
BENEFITS
of work with
UNGLIN
UNGLIN
Access to the best masterpiece properties for living and investing.
Thai Visa for real estate investors purchasing a new property of 10,000,000 THB | $ 300,000.
360° pre- and post-sales support. Property selection, leasing and management.
We work without the buyer's commission.
You always receive the developer's best price.
Our agents are fluent in English, Thai, Chinese, and Russian.
Safe and legally correct deal guarantee.
Here’s how the process Works…
We optimise every step for maximum profit, security, and long-term stability.
- Set up Goals – Define investment goals and property criteria.
- Property Sourcing – Identify ideal investment assets.
- Negotiate the Best Price – Secure the best deal.
- Structure Ownership – Set up the correct legal structure.
- Make the Deal – Finalise the purchase with all necessary legal processes.
- Renovate – Oversee property renovations to increase value.
- Make It Profitable – Implement strategies to generate income from your property.
- Manage – ongoing property management for optimal performance and returns.
- Resell after 5+ years – optimise financial returns and property presentation.
M&A Services
Our M&A service fees: consultations are hourly, projects follow a hybrid monthly and success fee model.
Buying The property
- Set Investment Goals – Define your budget and property type.
- Find Property – Identify qualified projects with clean land titles.
- Initial Review – Check ownership documents, building permits, and legal status.
- Structure Ownership – Choose between Thai company setup, long-term lease, or BOI route.
- Negotiate Terms – Agree on price, deposit, timeline, and due diligence conditions.
- Due Diligence – Verify title, check legal risks, debts, permits, and compliance.
- Legal Contracts – Draft/review the Sale & Purchase Agreement and ownership documents.
- Close the Deal – Final payment, land office transfer, and ownership registration.
Selling the property
- Valuation – Assess fair market value.
- Preparation of Documents – Compile key materials: title deed, building permits, land use certificates, and renovation history.
- Marketing Strategy – Create a discreet, targeted campaign to reach qualified buyers.
- Buyer Screening – Vet buyers for financial capacity, investment intent, and eligibility for ownership structures.
- Negotiation – Handle offers and counteroffers to achieve favourable terms.
- Due Diligence – Support buyer review of legal, technical, and financial aspects.
- Sale Agreement – Draft and agree on terms, payment structure, and transfer details.
- Closing the Deal – Finalise the transaction and complete ownership transfer at the Land Office.
Managing the property
- Foreign Land Ownership – Guiding foreign investors on land ownership and leasing options in Thailand.
- Legal Structure Planning & Setup – Establishing compliant ownership structures, including Thai companies or lease agreements.
- Visa, Work Permit, Tax ID, VAT – Assisting with visa, work permit, tax registration, and VAT compliance for foreign investors.
- Local Director & Shareholding – Providing local directors and structuring shareholding to meet legal requirements.
- Legal, Tax, Accounting – Offering legal, tax, and accounting services for efficient property management.
- Renovation Project Management – Overseeing renovation projects to maximise property value and returns.
- Ongoing Property Management – Managing property operations, including maintenance, tenant relations, and financial reporting.
Buying The property
- Set Investment Goals – Define your budget and property type.
- Find Property – Identify qualified projects with clean land titles.
- Initial Review – Check ownership documents, building permits, and legal status.
- Structure Ownership – Choose between Thai company setup, long-term lease, or BOI route.
- Negotiate Terms – Agree on price, deposit, timeline, and due diligence conditions.
- Due Diligence – Verify title, check legal risks, debts, permits, and compliance.
- Legal Contracts – Draft/review the Sale & Purchase Agreement and ownership documents.
- Close the Deal – Final payment, land office transfer, and ownership registration.
Selling the property
Managing the property
Buying The property
Selling the property
- Valuation – Assess fair market value.
- Preparation of Documents – Compile key materials: title deed, building permits, land use certificates, and renovation history.
- Marketing Strategy – Create a discreet, targeted campaign to reach qualified buyers.
- Buyer Screening – Vet buyers for financial capacity, investment intent, and eligibility for ownership structures.
- Negotiation – Handle offers and counteroffers to achieve favourable terms.
- Due Diligence – Support buyer review of legal, technical, and financial aspects.
- Sale Agreement – Draft and agree on terms, payment structure, and transfer details.
- Closing the Deal – Finalise the transaction and complete ownership transfer at the Land Office.
Managing the property
Buying The property
Selling the Business
Managing the property
- Foreign Land Ownership – Guiding foreign investors on land ownership and leasing options in Thailand.
- Legal Structure Planning & Setup – Establishing compliant ownership structures, including Thai companies or lease agreements.
- Visa, Work Permit, Tax ID, VAT – Assisting with visa, work permit, tax registration, and VAT compliance for foreign investors.
- Local Director & Shareholding – Providing local directors and structuring shareholding to meet legal requirements.
- Legal, Tax, Accounting – Offering legal, tax, and accounting services for efficient property management.
- Renovation Project Management – Overseeing renovation projects to maximise property value and returns.
- Ongoing Property Management – Managing property operations, including maintenance, tenant relations, and financial reporting.
How does it work?
Leave Request
We will schedule a consultation where we'll discuss your goals.
Get access to projects
Request detailed information and get online or live property inspections.
Close the deal
Get 360° pre and post-sales support: property selection, leasing, management.
To achieve your business goals, we ensure every step is optimised for maximum security and long-term stability.
Buying Commercial Property in Bangkok?
What makes us different?
- Entrepreneurs to Entrepreneurs— You work with seasoned professionals, not talking heads.
- Local Market Insights — A rare mix of international experience and on-the-ground knowledge in Thailand.
- Tailored 1-to-1 Advisory— Custom solutions aligned with your specific goals and operations.
- Confidential & Discreet— Secure, off-market service that protects your privacy and business interests.
- End-to-End Support — From valuation and deal structuring to legal, tax, and closing.
- Full Transparency— You’ll understand every step & cost.
Bangkok's High-income Property Blog
Advantages
The Advantages of Collaborating with Us as a Boutique M&A Firm in Thailand.
Loyalty
We prioritise building long-term partnerships based on trust, commitment, and mutual success, standing by our clients' best interests.
Hard Work Ethic
We are hardworking professionals who handle the complexities of business process management—allowing you to focus on what matters most.
Responsibility
We take full ownership of every deal, ensuring transparency, accountability, and precision in execution.
More products
Case Study
Case Study: Overcoming Challenges in Bangkok’s Property Landscape.
Challenge:
- A Foreign investor wanted to acquire a shophouse in Sukhumvit but was concerned about ownership restrictions.
- We structured the purchase through a Thai majority partnership and utilised a long-term leasehold arrangement to comply with the 49% foreign ownership cap.
- The investor gained full control of the property, with legal and tax benefits from the arrangement, securing a prime commercial asset in one of Bangkok’s busiest areas.
Challenge:
Solution:
Result:
- An overseas investor was seeking a high-return, foreign-friendly property in Bangkok, with a focus on the Sukhumvit area. The client needed a property with strong short-term rent demand from expatriates and tourists, along with solid potential for capital appreciation over the next few years.
Solution:
- We identified a 200 m2 condominium in a prime location along Sukhumvit Road, one of the most sought-after areas for both long-term expatriates and short-term tourists. After thorough market analysis, we selected a unit that offered 6% net rental yield, well above the market average. We also ensured the property complied with Thailand’s foreign ownership laws, securing full legal foreign ownership rights via the condo’s available foreign quota.
Result:
- The unit attracted a steady stream of expatriate tenants, achieving a 6% net yield consistently over the first year.
- 18% capital appreciation within two years due to the area’s increasing infrastructure and development.
Property Investment Opportunities in Bangkok – FAQ
If you can't find an answer to your question about property investment opportunities in Bangkok, please don't hesitate to contact us directly.
We specialise in high-value property assets across Bangkok’s prime districts, particularly Sukhumvit.
Our focus includes:
Our focus includes:
- Trophy properties – Landmark penthouses, branded residences, and rare freehold assets.
- High-yield resale units – Carefully selected second-hand condominiums with strong rental returns.
- Commercial properties with land – Apartments, shophouses, office buildings, and mixed-use assets with land value appreciation potential.
- Development-ready plots – Strategic land parcels suited for residential or commercial projects.
- Renovation opportunities – Undervalued properties ideal for upgrade, repositioning, or resale.
- Foreign investor–friendly assets – Properties with clear ownership structures and high legal transparency.
M&A fees typically consist of three parts:
I. Fixed hourly rate for a consultation session (online or in-person).
II. Monthly payments: May vary depending on the scope of services provided and the duration of the engagement.
III. Seller commission: Based on a percentage of the final deal price, typically ranging from 2% to 10%.
This fee structure is designed to incentivise us to achieve the best possible outcome for our clients.
I. Fixed hourly rate for a consultation session (online or in-person).
II. Monthly payments: May vary depending on the scope of services provided and the duration of the engagement.
III. Seller commission: Based on a percentage of the final deal price, typically ranging from 2% to 10%.
This fee structure is designed to incentivise us to achieve the best possible outcome for our clients.
Typically, buying investment-grade property in Bangkok takes 2 to 16 weeks, depending on the asset type and deal structure. Here's a rough timeline:
🏙️ Condominiums (Foreign Quota) 2–6 weeks: If the unit is ready, ownership is straightforward, and the buyer pays in full from abroad (under foreign quota).
🏙️ Condominiums (Foreign Quota) 2–6 weeks: If the unit is ready, ownership is straightforward, and the buyer pays in full from abroad (under foreign quota).
- Includes due diligence, contract signing, money transfer, and land office transfer.
- Legal setup (e.g. Thai company, BOI approval, lease structuring)
- Due diligence (land titles, permits, zoning, encumbrances)
- Corporate structuring and transfer (if through a share sale)
- Renovation planning starts post-transfer and adds months depending on project scope.
We go beyond standard real estate agencies by offering investors comprehensive 360° assistance with search, acquisition, management, renovation, and ownership structuring of the highest-yield potential properties and land valued at $ 1 M+ in Bangkok's top 1% neighbourhoods, particularly in the Sukhumvit area.
Our key differentiators include:
Our key differentiators include:
- Exclusive Market Insights – In-depth understanding of Bangkok’s property landscape, regulatory environment, and prime investment opportunities.
- Bespoke Deal Structuring – Customised solutions tailored to meet each client’s financial and operational goals, ensuring the best possible outcomes.
- Confidential & Discreet Transactions – A secure, off-market approach that prioritises client privacy and protects business interests.
- End-to-End Advisory – We oversee the entire process, from property valuation and negotiations to legal structuring and deal closure, ensuring a seamless experience.
Yes. To meet the high expectations of our investors, our primary focus is on trophy and high-yield property assets located in the top 1% neighbourhoods of Bangkok, particularly the Sukhumvit area.
Yes, you can buy property in Bangkok without visiting.
Here’s how we can help:
Here’s how we can help:
- Legal Representation – We provide a trusted local lawyer to handle all legal processes for you.
- Property Selection – View properties online or through virtual tours, curated by our expert agents.
- Power of Attorney – Grant us power of attorney to manage the purchase on your behalf.
- Due Diligence – We handle all checks to ensure the property is clear of issues.
- Payment & Transfer – We facilitate secure international payments to complete the deal.
- Ownership Structure – We set up the right ownership structure for foreign investors.
- Management – We can manage renovations and ongoing property maintenance for you.
Yes, foreigners can buy land or a house in Thailand by setting up a Thai Limited Company or, in some cases, through the Board of Investment (BOI).
Yes, we offer property management services, including renovation and ongoing maintenance, to ensure your property performs well.
Foreign property owners in Thailand may face several taxes depending on the type of property and income generated. Here’s an overview of the tax implications for a property worth $1M USD:
Property Transfer Taxes:
Property Transfer Taxes:
- Transfer Fee: 2% of the property’s registered sale price or appraised value (whichever is higher).
- Stamp Duty: 0.5% on the sale price or appraised value. Note: Stamp Duty is waived if Specific Business Tax (SBT) applies.
- Specific Business Tax (SBT): 3.3% of the sale price/appraised value if the seller is a company or an individual selling within 5 years of purchase. SBT replaces Stamp Duty in such cases.
- Effective 2020, tax rates depend on property use:
- Owner-occupied residential: 0.02%–0.3% of the appraised value.
- Rented-out residential/commercial: 0.3%–0.7%.
- Vacant/Unused land: Up to 1.2%.
- Applies to all properties, with foreign owners subject to the same rates.
- Individuals: Profit from sale is taxed as personal income (progressive rates: 5%–35%). No separate Capital Gains Tax.
- Withholding Tax: Buyer withholds 1% (if owned >5 years) or a higher rate (if <5 years) of the sale price/appraised value as prepayment. Final liability is reconciled upon annual tax filing.
- Companies: 20% corporate tax on net profit (sale price minus costs).
- Individuals:
- Taxable income = 70% of gross rent (after 30% standard deduction).
- Progressive rates (5%–35%) apply to the taxable amount.
- Withholding Tax: Tenants/agents withhold 15% of gross rent as prepayment.
- Companies: 20% corporate tax on net profit (rental income minus expenses).
- Deductions: Claim expenses (maintenance, mortgage interest, depreciation) and property improvements to reduce taxable income.
- Ownership Structure:
- Thai Limited Company: May lower taxes but requires ≥51% Thai ownership (consult legal experts for BOI exceptions).
- Tax Treaties: Mitigate double taxation on rental income (e.g., reduced withholding rates for residents of treaty countries).
- Timing Sales: Hold property >5 years to avoid SBT and reduce withholding tax.
Yes, foreigners can buy land or a house in Thailand by setting up a Thai Limited Company or, in some cases, through the Board of Investment (BOI).
Referral
Do you know a foreign investor considering buying property in Bangkok?
Refer them to us, and earn a 15% commission on every deal you refer that is successfully listed and sold by the Unglin Team!
Refer them to us, and earn a 15% commission on every deal you refer that is successfully listed and sold by the Unglin Team!
If you have any questions, feel free to ask!
UNGLIN CO LTD
Boutique M&A Advisory Firm Thailand
Disclaimer
«The result may differ in each case and depends on a number of factors»
Questions?
WeChat: denunglin
- Foreign Ownership
- Investment Structuring
- Inheritance Optimisation
- Renovation Project
- Property Management
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