What a multiple-listing service actually is, how co-broking and commission splits work in Thailand, and how ListSiam turns both into one shared pipeline.
A multiple-listing service is a simple pact with powerful consequences: agents pool their listings into one shared database, and any member agent may sell any member listing for a pre-agreed share of the commission. The listing agent gets maximum exposure without lifting another finger; the selling agent gets inventory without prospecting for it; the seller gets every agent in the market working the property; and the buyer gets one honest picture of what's for sale. This is how the United States, Canada and much of the developed world trades property — and it is exactly what Thailand has never had.
In Thailand today, each agency guards its own stock. The result is familiar to anyone who has shopped here: the same house on five portals at three prices, half the market invisible unless you know the right agent, and no reliable record of what anything actually sold for. ListSiam's premise is that the first real shared network wins — because sharing is simply better economics for everyone in the chain.
Thai sale commissions are conventionally paid by the seller and typically run 3% of the sale price in Bangkok and most provinces, rising to around 5% in tourist markets like Phuket, Samui and Pattaya — with variations by agency and property (published agency guidance as of mid-2026; there is no legally fixed rate). Exclusive listings sometimes carry an extra point in exchange for a defined marketing commitment. Rental commissions conventionally run about one month's rent per year of lease.
Co-broking is two agents closing one deal: the listing agent (who holds the seller relationship) and the selling agent (who brings the buyer). The commission is shared between them — in Thailand, as in most markets, a 50/50 split is the common convention, though the exact share is whatever the two agents agree in writing before the buyer is introduced. That written co-broke agreement matters: it should name the property, the client, the total commission and the split, and it protects both sides when the deal closes months later.
An owner lists direct, or a member agent enters an exclusive — one entry, in baht, with tenure (freehold/leasehold), title type and the foreign-quota position stated up front.
Every member agent can present the listing to their buyers immediately, on the standard split declared with the listing. No begging for inventory, no duplicate ads at conflicting prices.
The selling agent registers the client against the listing, and the standard written co-broke agreement locks the split before introductions are made.
The deal closes at the Land Office as usual (see fees & taxes for who pays what); the commission splits per the agreement. The sale price feeds the network's data layer — the comps Thailand has never had.
| Scenario | Typical commission | How it divides |
|---|---|---|
| Agent-listed sale, one agent does both sides | 3% (Bangkok) – 5% (resort markets), paid by seller | Listing agency keeps the whole fee |
| Co-broked sale through the network | Same 3–5%, paid by seller | Commonly 50/50 between listing and selling agent, per the written co-broke agreement |
| Owner-direct sale (FSBO via the network) | 0% — no agent engaged | Owner keeps it; buyer and owner deal directly |
| Owner-direct listing, network agent brings the buyer | Declared buyer-side fee on the listing | Selling agent earns it; owner still saves the listing side |
Conventions as of mid-2026 — Thailand has no statutory commission rates; every figure is negotiable and should be documented in writing.
Candidly: the network is in its founding phase. The live rails exist — OFS Thailand carries 1,250+ owner-direct listings today and feeds the founding inventory — and the co-broking layer, agent dashboard and data products are being built with founding members. Joining now means early access, founding pricing for life, and a voice in how the standard co-broke terms are set. That happens at the founding-member page.
The network is being shaped now — agents, developers and owners who join early set the standards everyone else inherits.
Claim a founding spot The agent's case