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Chapter one
There is a moment when Thailand stops being a destination.
Usually around the third visit. The evening heat no longer surprises you, you know the fruit seller by name, and the thought settles in: what if you didn't go back?
Trusted by investors from
- France
- Belgium
- Switzerland
- Thailand
Verified projects
6,766
Units tracked
85,242
Years on the ground
15+
Data refresh
Nightly
Live data
Why Thailand
The premium is measurable. So we measured it.
These are not estimates. They are medians computed across the whole catalogue, and every city story traces back to them.
The BTS premium, Bangkok
Within 400 m of a BTS station against beyond 800 m — measured across 1,923 projects.
≤400 m135,047 ฿/m²
>800 m83,799 ฿/m²
+61%uplift
The beach premium, Phuket
Within 300 m of the sea against beyond a kilometre.
≤300 m144,682 ฿/m²
>1 km75,970 ฿/m²
+90%uplift
Rental yields
Gross yields that still clear European levels in the right band.
Tourism rebound
Arrivals driving short-let demand in Phuket, Samui and coastal Chonburi.
Digital economy
The LTR visa opened a ten-year path for remote professionals and their families.
Infrastructure
Mass transit keeps extending — and the price gradient follows the track.
Tax treatment
No inheritance tax below the threshold; remittance rules that reward planning.
Foreign ownership
Freehold condominium ownership up to the 49% building quota, in your own name.
The problem
Buying abroad is where good money meets bad information.
Every one of these has cost a foreign buyer in Thailand real money. None of them is visible in a listing.
- 01
Language
The contract, the land title and the condominium act are in Thai. The brochure is not.
- 02
Legal complexity
Freehold, leasehold, the 49% foreign quota, company structures — each with a different exit.
- 03
Developer risk
Off-plan means trusting a balance sheet you have never seen. Some projects never complete.
- 04
Hidden costs
Transfer fees, sinking fund, common area charges, withholding tax on resale, FX spread.
- 05
Advice paid by the seller
The agent showing you the unit is compensated by the developer. That is not analysis.
The system
Seven products, one intelligence layer.
The map is one view of the data, not the product. The decision comes first.
Two ways in
Who is reading?
The platform answers a private investor and a real estate business with the same data — but not the same questions.
Start with a gesture
One card. No form, no account.
Swipe it and the questions begin — they adapt to what you just said. Three of them and we show you what matches, out of 6,766 developments.
How it works
Four steps, and the evidence at every one.
- 01
Discover
Tell the system your situation — budget, horizon, whether you intend to live there.
- 02
Analyse
PalanthAI scores the market against the brief: districts, yields, developers, risk.
- 03
Invest
Due diligence, lawyer, visa, transfer and escrow — coordinated in one timeline.
- 04
Manage
Rental, yield, tax and maintenance in the owner portal, with AI reports.
The engine
PalanthAI™
The AI brain underneath Reflexion.
It reads the whole graph — projects, units, developers, districts, transport, legal status — and turns a question in plain language into a defensible recommendation.
- Property analysis
- Market prediction
- Investment scoring
- Risk assessment
- Personal recommendations
Ask it anything
What visa do I need for six months a year?
Compare Bangkok and Pattaya on net yield.
Find me a condo under €250k near a BTS station.
Is this developer safe for an off-plan purchase?
Investment terminal
Live
>
I'm French. €500k. I want yield, and six months a year in Thailand.
Reading the market…
Budget mapped
EUR → THB, today's rate
≈ ฿19.4M
Market scanned
412 match the brief
6,766 projects
Best yield band
฿135,047/m² · +61% vs >800 m
≤400 m from BTS
Risk filter
Developer track record, legal, delivery
Trust score ≥ 75
Visa path
Both fit a six-month residence
LTR / Elite
Verdict
3 districts · 12 projects · one report
Illustrative run on real platform data.
Who we work with
Investors who wanted the analysis first.
I had been sent the same four brochures by three agencies. Reflexion was the first to tell me which of them would not resell.
F.M.
First purchase, Bangkok
Lyon, France
The developer score changed my shortlist completely. Two projects I liked dropped off, and I understood exactly why.
A.D.
Second investment, Phuket
Brussels, Belgium
What I needed was the visa and the tax picture next to the yield — not on three different websites.
J-P.R.
Retirement plan, Koh Samui
Geneva, Switzerland
Next step
Ready to invest on evidence?
A strategy session goes through your budget, horizon and residence plan, then produces a written thesis with the projects that fit — and the ones that do not.
45 minutes · No obligation · In French, English or Thai