Sell direct, or put the whole network to work

The owner's arithmetic

Thai sale commissions conventionally run 3% in Bangkok and most provinces, and around 5% in resort markets like Phuket and Samui, paid by the seller. On a 10-million-baht condo that is 300,000–500,000 baht — real money, and worth paying when an agent genuinely earns it. The trouble with today's fragmented market is that owners often pay full commission for partial exposure: one agency's buyers, one portal's traffic, while the rest of the market never learns the property exists.

ListSiam gives owners both options, honestly priced:

• For sale by owner (FSBO). List direct and deal with buyers yourself — live today through our sister marketplace OFS Thailand, which carries 1,250+ owner-direct listings. No commission; you do the showings and the negotiating.
• One listing, every agent. Put the property into the network on a declared fee, and every member agent can bring you a buyer on standard co-broke terms — the exposure of many agencies for the price of one commission. How the splits work: the co-broking guide.

You can also mix them: stay FSBO but declare a buyer-side fee, so agents with matching clients still have a reason to bring them.

Pricing: the one decision that matters most

Two numbers exist for every Thai property: the Treasury Department's official appraised value (used by the Land Office to compute transfer taxes — see fees & taxes) and the market price, which is whatever a real buyer will pay. The appraised value is usually well below market and is not a pricing guide. Price instead against what comparable units have actually sold for — hard to learn in Thailand, which is precisely the data gap the network is built to close. Until then: study asking prices for true comparables, then remember that in the soft market of the mid-2020s, sold prices in many segments sit meaningfully below asks, and overpriced listings simply age.

Paperwork to have ready

• Title deed (chanote / Nor Sor 4 Jor) — the strongest Thai title; buyers and their lawyers will want to see it early. Lesser titles (Nor Sor 3 Gor, etc.) sell too, but disclose up front.
• House registration book (tabien baan) — and note that a seller registered in the property for a year or more may be exempt from the 3.3% specific business tax; the tax page explains.
• For condos: the juristic person's debt-free letter and — decisive for foreign buyers — the building's foreign-quota position, since only 49% of a building's area can be foreign-owned (the buyer's guide).
• Costs agreement: who pays transfer fee, SBT/stamp duty and withholding tax is negotiable in Thailand — state your position in the listing and settle it in the sale contract, not at the Land Office counter.