How we work
Who does what, how we are paid, and what we do not do
This is the page a careful foreign buyer looks for and rarely finds. It sets out, in one place, the roles behind this service, how listings are sourced and checked, what our trust badges do and do not mean, how we are compensated, the things we deliberately do not do, and how to raise a complaint.
Three roles, kept separate
Property and legal work are separate businesses under separate engagements. Keeping them distinct is a protection for you, not an inconvenience.
About the firm behind this service
A law practice stands behind this site.
Suwanvara Property is the property arm of an established Thai legal practice. That is the reason this site answers ownership questions a portal will not touch — and the reason it is careful about the ones it cannot answer.
The practice
Suwanvara Law Firm
www.suwanvaralaw.comVisit the firm's own site
Listed by Suwanvara Property · in partnership with DDCondo
Who does what
Suwanvara Property
Marketing & coordination
Curates the residences shown here and coordinates your enquiry from first message to handover, in English, Thai and Chinese.
DDCondo
Brokerage partnership
Listing access, availability checks, viewings and transaction coordination may be carried out in partnership with DDCondo.
Suwanvara Law Firm
Separate legal engagement
Due diligence, contract review and transfer support, engaged directly with the firm under its own agreement and its own fee.
How we source and check listings
Every residence on the site comes from a developer or seller price sheet we hold, not from an aggregated feed. What we do — and, as importantly, what publication does not prove:
Each listing is transcribed from a named developer or seller price sheet, with the sheet's date recorded, so a residence and the building's own page cannot disagree.
Availability is confirmed against that sheet and dated. When a sheet lapses, the date travels with everything computed from it, and the availability badge degrades rather than pretends.
Internal fields — a complete unit number, the sheet's pricing-gap column — are never published. A residence is identified by a public reference and a floor range.
Publication is not legal verification. It says nothing about the title, the condition, or whether the seller is free to transfer — those are confirmed under a separate legal engagement, if you commission one.
The buying process
Two buyers, two journeys
The firm acts as the buyer's agent and the buyer's lawyer, from the first brief through to the handover of the keys. A Thai buyer and a foreign buyer do not walk the same road: the foreign purchase adds eligibility to hold title, the building's foreign quota, funds remitted from abroad with the bank evidence the Land Office needs, a power of attorney where you cannot travel, and documents in two languages. Choose the track that is yours.
15 steps
I am buying as a Thai buyer
A purchase in Thai baht, with Thai identity documents, and — where you are borrowing — a Thai bank in the transaction.
16 steps
I am buying as a foreigner
Everything the Thai track covers, plus eligibility to hold title, the building's foreign quota, funds remitted from abroad, power of attorney and bilingual documents.
What the badges mean
A listing can carry up to three badges, and each answers a different, narrow question. Every badge is paired with what it does not mean, because an availability check is not an ownership check.
Identity Verified
The company responsible for the listing is identified on the listing itself. Every residence on this site is offered by Suwanvara Property, sourced from developer inventory and coordinated in partnership with DDCondo — there are no anonymous private listers and no unverified third-party uploads.
✕It says nothing about the property itself — not its title, not its condition, and not whether the seller is free to transfer it.
Availability Confirmed
The unit appeared as available on the developer's own price list, and the badge carries the date of that list. Where the list we hold is older than the site's current as-of month, the badge degrades to “Last confirmed …” with the real date rather than implying freshness it does not have.
✕Availability is not ownership verification. It is not a check of title, encumbrances, mortgages or the project's foreign quota position, and it is not a reservation — a unit can be taken between the price list and your enquiry, which is why we reconfirm every unit before a viewing.
Legal Documents Reviewed
A lawyer has examined defined documents for that residence under a written scope, and the scope and date are recorded against the listing.
✕No residence on this site currently carries this badge, and publication of a property is never legal verification of it. Where you see the tier explained but not awarded, no document review has taken place.
How we are paid
Stated plainly, because a buyer is entitled to know where the incentives sit.
Suwanvara Property may receive brokerage compensation when a transaction is completed. Legal services, where requested, are separately provided by Suwanvara Law Firm under a separate engagement. Clients remain free to appoint another legal adviser.
Property listings, enquiries, viewings and brokerage coordination may be handled in partnership with DDCondo. Separate legal services are provided by Suwanvara Law Firm under an independent service agreement with the client.
What we do not do
The absences are deliberate. They are the difference between a specialist and a portal that will say anything to close.
- We do not claim that a listed property has been legally verified, and we do not use the words “lawyer approved”, “legally guaranteed” or “100% safe”.
- We do not guarantee a return, a yield, an occupancy or capital growth, and we do not project them.
- We do not compete on listing volume; we do not carry stock we cannot source to a sheet.
- We do not make legal services a condition of buying, and we do not bundle a legal fee into brokerage.
- We do not request passports, financial documents or contracts through the public enquiry forms.
- We do not publish invented testimonials, awards, certifications or transaction counts.
If something goes wrong
If you are unhappy with the service, here is how to raise it and what to expect. A complaint is answered, not deflected.
- 01
Tell your advisor first
Raise it directly with the advisor you have been dealing with, by email or LINE, describing what happened and what you would like put right. Most matters are resolved here.
- 02
Escalate in writing
If it is not resolved, put it in writing to the property enquiries address. We acknowledge a written complaint and set out who is handling it and by when.
- 03
Legal matters go to the firm
A complaint about legal work engaged separately is handled by Suwanvara Law Firm under that engagement, and you remain free to appoint another adviser at any time.
Still deciding whether to get in touch?