The network, the money, the law — the quick version, with links to the long one.
The network
What is ListSiam?
Thailand's shared listing and co-broking network — the MLS analogue this market has never had. One shared database where agents co-broke on standard splits, developers launch to every agent at once, and owners can sell direct. Full picture: how it works.
Is it live?
The founding inventory is — via our sister marketplace ofsthai.com, with 1,250+ owner-direct listings. The co-broking layer and agent tools are being built with founding members now; joining early locks preferential terms for life.
Who is behind it?
ListSiam is part of a family of owner-direct Thai property networks that includes OFS Thailand (owner-direct sales) and Thai Villa Exchange (owner-direct villa stays).
How do I join?
Reserve a founding-member spot at /join.html — agents, developers, owners and early backers each have a track.
Money & co-broking
What's a normal commission in Thailand?
Convention, not law: typically 3% of the sale price in Bangkok and most provinces, around 5% in resort markets like Phuket and Pattaya, paid by the seller. Rentals: about one month's rent per lease year.
How does a co-broke split work?
The listing agent and the agent who brings the buyer share the commission — most commonly 50/50 — under a written agreement made before the introduction. Details: how it works.
What does a sale cost in taxes?
Transfer fee 2%, then either 3.3% specific business tax (under 5 years' ownership, with exemptions) or 0.5% stamp duty, plus withholding tax. A stimulus cuts transfer and mortgage fees to 0.01% for Thai individual buyers up to 7M baht through 30 June 2027. Full table: fees & taxes.
Foreign buyers
Can foreigners buy property in Thailand?
Condos, yes — freehold, within the 49% foreign quota per building, with purchase funds remitted from abroad (FET form). Land, generally no — villas are held via registered 30-year leases, usufructs or superficies. The full rules, as of mid-2026: the foreign buyer's guide.
Are 30+30+30 lease renewals guaranteed?
No. Only the first registered 30 years bind a future landowner; renewal clauses are contractual promises. Value the certain term, treat renewals as upside.
Are nominee company structures OK?
No — holding land through Thai nominees is illegal, and scrutiny has tightened through the mid-2020s. Use registered leases, usufructs or superficies instead, and independent legal advice always.
Ready to go deeper?
The guides carry the full, dated detail — or skip ahead and claim a founding spot.