Justine Tondeur
December 22, 2025 · 5 min read
Shocking scam case from December 2025: More than 10 buyers, Thai and foreign, lose over 100 million baht in a luxury villa project in Phuket. Agent Chaiwat (Alicha Grand) promises “ready to move in” villas (5 to 20 million baht per unit) → unfinished construction sites, land linked to local political interests, 3.3 million baht deposit gone (including a pregnant Canadian woman).
In Thailand, anyone can call themselves a real estate agent (no mandatory license). This guide gives you the tools to identify professionals, avoid traps and maximize your returns. And if you haven’t yet decided on the type of property to acquire, consult our villa or condo comparison for Phuket.
The 8 Warning Signs of a Real Estate Scam
| Warning Sign | Typical Example | Professional Agent |
|---|---|---|
| Facebook Marketplace listings only | Personal profile ad → deposit to personal account | Website + physical office |
| Free email address (Gmail/Yahoo) | Personal Gmail-type email | Professional email @agency.com |
| 12-20% “guaranteed” yield | ”15% net assured!” | Realistic 7-9% forecast table |
| Recently created developer | Company created 6 months ago | Proven track record (Assetworld/Sansiri) |
| Urgent deposit | ”Payment today!” | Contract with notary |
| 1-page contract in Thai | No exit clauses | Bilingual + lawyer |
| Only one project offered | ONLY their project | 3-5 comparable properties |
| Hidden commissions | 5-10% concealed | Written in contract (2-3%) |
Agent Verification: 5-Minute Checklist
1. Legal Verifications
✅ DBD registration (dbd.go.th): company capital >2M baht
✅ TREBA card (treba.or.th): training + 3 years experience
✅ Foreign work permits (Non-B visa + company sponsor)
✅ Physical office: Google Maps + call
2. Competence Test
Questions to ask:
❓ “3 similar projects delivered recently?”
✅ Portfolio + site visits
❓ “Detailed yield forecasts?”
✅ Table: 75% occupancy, 25% fees, 7-9% net
❓ “Independent lawyer for titles?”
✅ Name + phone number
3. Online Presence
✅ Google reviews + business Facebook page
✅ Website dated >2 years
✅ Company LinkedIn profile
Legal Criteria: Thai vs Foreign Agents
Professional Thai Agents
- Qualified TREBA member: bachelor’s degree, exam, 3 years experience
- DBD registered company: minimum capital 2 million baht
- Verifiable physical office in Phuket
Legitimate Foreign Agents
- Valid work permit: Non-B visa + Thai company sponsor
- Management role only (not field agent)
- Thai company: 2M baht capital per permit
Contracts: Warning Signs to Absolutely Avoid
❌ One-sided contract: developer modifies freely
❌ Thai only: translation has no legal value
❌ Not registered at Land Office: invalid lease
❌ Registration refusal: hidden debts/charges
Professional contract: specialized lawyer (staged payments, late penalties, clear exit, bilingual).
The Palmora Process: Complete Due Diligence
At Palmora Property, we perform substantial verification work upstream to avoid bad surprises and wasted time, both for our clients and our team.
Our 5-Step Verification Method
Step 1: Profile Study (15 min)
→ Objectives, budget, duration, taxation, risk tolerance
Step 2: Pre-selection of 3-5 Properties
→ Market comparison, verified yield
Step 3: Complete Verification (100 points)
→ Physical property visit and detailed inspection
→ Title verification at Land Office + lawyer
→ Developer history and references
→ Neighborhood and infrastructure analysis
→ Personalized and secured contracts
Step 4: Secure Closing
→ Notary, fund transfer, LTR visa
Step 5: Complete Follow-up
→ Property management, compliance, resale
Our Quality Commitment
✅ Zero scams: systematic verification of ALL projects
✅ Realistic yield: prudent forecast tables based on real data
✅ Secured contracts: international + Thai lawyers
✅ Complete follow-up: support from purchase to resale
Client testimonial: “The Palmora team verified the title and 49% quota before purchase → Rawai villa +25% appreciation in 18 months” - Pierre M., French investor
Specific Risks for Foreign Investors
- 49% condominium quota: buy before saturation
- LTR Visa: minimum investment 10 million baht
- Thai company: minimum capital 2 million baht/work permit
Expert Advice
“Due diligence is not an option, it’s a necessity. We personally visit each property, verify each document and analyze each contract before presenting it to our clients. This approach has allowed us to avoid many disappointments and maintain a 100% client satisfaction rate.”
— Justine Tondeur, Founder Palmora Property
Contact Palmora Property: Protect Your 2026 Investment
Our services:
✅ Free profile study (15 min)
✅ Complete verification of any project
✅ Pre-selection of 3-5 adapted properties
✅ Secured contracts + post-purchase follow-up
To choose your investment zone wisely, consult our guide to the best zones in Phuket in 2026.
Book an appointment: Contact us
Palmora Property – Your secure real estate partner in Phuket
