Our Methodology — The 10-Step Investment Framework
OUR METHODOLOGY
10 stages. Same playbook. Every client.
A disciplined framework refined across ฿2.8B+ and 300+ units. Built by investors, for investors. No shortcuts, no exceptions — because exceptions are how portfolios break.
01 · DISCOVERY
Map the full wealth picture.
Before a single property is discussed, we spend 2-3 sessions mapping your wealth structure, liquidity needs, currency exposure, tax residency, family context, and 10-year goals. Property is one instrument — it has to fit the portfolio, not the other way around.
OUTPUT
- Wealth structure diagram
- Risk tolerance score
- Liquidity runway map
- Investment thesis draft
Typical duration: 1-2 weeks
OUTPUT
- Written thesis document
- Currency + cycle stance
- Target cohort definition
- Geography + asset mix
Reviewed: Quarterly
02 · THESIS
Build the investment thesis.
We write — literally write — a 3-5 page investment thesis unique to your situation. It states explicitly what cohort of Thai property we believe fits, what currency assumption, what market phase we expect, and what disqualifies. This is the compass that keeps decisions honest when markets get emotional.
03 · SCREENING
47-point scorecard. 200+ projects a year.
We maintain an active screening desk. Every new project launched in Bangkok core, Phuket, Samui, and Pattaya gets scored against 47 dimensions — developer balance sheet, legal title, unit layout quality, projected yield, resale liquidity, competitor supply, macro conditions. Projects scoring below threshold never reach client review.
OUTPUT
- Full scorecard per candidate
- Pass/reject rationale
- Quarterly market map
- Rejection report to you
Acceptance rate: ~5%
04-10: Shortlist · Due Diligence · Negotiation · Legal & Tax · Closing · Operations · Exit Planning
Steps 4-10 unfold over 8-12 weeks per placement. Each has its own document trail, sign-offs, and responsible partner. Full breakdowns available under engagement — the short version is: every step is written down, reviewed by two partners, and auditable.
04 · SHORTLIST
Top 5% reach client review.
From ~200 annual candidates, roughly 10 make it to client presentation. Each comes with full scorecard and our honest read.
05 · DUE DILIGENCE
Title, finances, litigation.
Land Department verification, developer SEC filings review, litigation search, completion-record audit. Done independently of developer.
06 · NEGOTIATION
First-hand, pre-launch.
Prices locked before public launch via Tier-1 developer relationships. No resale inventory. No middleman markup.
07 · LEGAL & TAX
FET, ownership, tax efficiency.
Foreign Exchange Transaction documentation, ownership structure (freehold/leasehold/Thai Co.), tax-efficient holding across 6 jurisdictions.
08 · CLOSING
Transfer & handover.
Funds transfer, title registration, 47-point handover checklist. Any defect is contested before final sign-off — not after.
09 · OPERATIONS
Tenants, rent, compliance.
Tenant sourcing, lease drafting, rent collection, maintenance, quarterly condition reports. You receive monthly statements.
10 · EXIT PLANNING
Hold. Refinance. Sell.
Every asset reviewed annually: keep, refinance, or sell. Model updated against current market. No “set and forget” — markets move.
SEE IT IN ACTION
Ready to see the 47-point scorecard applied to your situation?
A 45-minute consultation walks you through a real scorecard example, shares 2-3 current market views, and determines whether we’re a fit. No sales. No pressure.