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Posted on 13 Apr 2025
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In just a few days, it will be the end of the year.
Let me briefly summarize everything that has happened.
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Real estate
It’s still the only thing I can stick with every single day.
Out on-site every day.
Collecting data endlessly without getting bored.
This kind of thing takes time and commitment.
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I look at the overall direction first.
I’ve seen developers expanding their projects further and further out.
It shows where our city is growing.
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The new city planning set to be implemented in 2025 —
overall, it’ll be good for the public for sure.
But for landowners — don’t set your prices like it’s on Mars.
We’re selling to earthlings… not aliens.
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Land plots in city centers —
if any lease expires or a plot opens for sale,
prices are sky-high,
but there are still some companies willing to pay.
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Developing purely for residential use —
may no longer be worth the investment.
Mixed-use developments are becoming the solution —
more practical and worthwhile.
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Or the new extended BTS/MRT lines going way out —
I’m actually happy to see urban growth spreading out.
I don’t want everything packed into the city core.
Traffic is already horrible.
Walking around, you rarely see Thai people anymore —
just full of tourists.
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Will these extended lines boom or flop?
We’ll have to wait and see.
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All of this is something I’ve been quietly observing,
gathering data little by little,
then figuring out how to make use of it,
how to turn it into income for myself.
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From an agent’s perspective
This is the main point of this piece.
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Remember this:
This job is easier if you keep building good connections.
The more people know you, the more they trust you,
the easier your work becomes.
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But co-agency nowadays?
People are basically stepping on each other’s heads,
not caring about relationships at all.
All they want is to get the full commission,
not sharing a dime with anyone.
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But while you’re fighting for these crumbs,
know that the real meat is somewhere else.
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While you’re clawing for scraps,
the juicy, tender prime cuts —
they’re already in the hands of foreign agents.
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The real estate market today?
Foreign agents have taken more than 70% of the market share.
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I believe everyone is hoping that
the real estate agent profession will become a protected occupation in Thailand —
regulated, with mandatory licenses.
So not just anyone can call themselves an agent.
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I always emphasize:
This isn’t a profession for “easy money with no capital”
as many coaches lure people into believing.
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This job requires a strong service mindset
and a very high level of patience
to deal with the craziness of clients in each case.
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Marketing costs have tripled for nearly every agency.
Agents with limited resources need to completely rethink their strategies.
If you don’t have an existing client base
or a stable income source,
I believe that within 3 years,
these agents will struggle to survive.
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Because foreign companies are pouring money in
to seize market share before anyone realizes.
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Today, if you unite,
stop fighting each other,
stick to correct practices,
and don’t support or tolerate unethical work —
those people won’t be able to operate easily anymore.
The benefits will come back to you eventually.
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The group I’m most worried about?
In my opinion,
the lower-end condo rental segment.
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That means units renting under 12,000 baht (usually studios or 1-bedrooms),
or resale units priced 2–3 million baht.
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This segment is a bloodbath.
They fight like gladiators.
Anyone who stumbles gets pushed down and stomped on.
No real “true friends” among agents here.
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They come up with ways to undercut owners,
steal clients in every form possible.
If you’re not tough or assertive,
you won’t survive.
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Another scary group?
Land brokers in upcountry provinces,
especially those handling large land plots.
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It’s like an unspoken culture —
they can’t work transparently on the table.
They have to undercut, intercept, and bypass each other.
If your client relationships aren’t solid,
expect plenty of backstabs.
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The seemingly safest group?
The high-end market.
(100k+ monthly rentals, or sales over 20 million baht.)
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This group tends to be more professional.
They respect each other,
as these deals rely heavily on relationships —
between agents and owners,
and between agents and clients.
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So although deals here take more time,
they’re generally smoother and more peaceful.
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I’m not saying the lower segment has no good people,
or that the upper segment is free of betrayal.
Nothing is purely black or white.
But in my experience,
it usually skews that way.
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If you speak Chinese, you have a big advantage.
English alone may no longer be enough.
You can build wealth, pay off debts, buy a car and house within a year.
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Chinese buying power is huge.
Their currency is strong.
Many Chinese are interested in Thai real estate.
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Because in China,
they can’t own freehold property.
The government can reclaim it anytime.
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There are many more angles to talk about in the agency world,
but I’ll stop here for now,
otherwise this will get way too long.
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And one thing we cannot skip this year:
Scammers.
Oh man!
They’ve become so creative.
Their fraud schemes have evolved beyond imagination.
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If AI develops further,
we’ll become even more vulnerable.
They can now fake images, voices, and faces.
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We need to stay extra mindful when consuming information,
and when talking to others.
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The biggest scam trend of the year?
The yuan exchange scam.
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Buying houses without viewing,
offering full price without negotiation,
can’t speak Thai or English,
profile pics full of supercars, big bikes, luxury houses, cute pets.
Main topic: currency exchange.
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Mark my words — these are Chinese scammers.
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I’m still curious what their ultimate goal is.
I’ve already compiled articles about various scams.
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https://www.facebook.com/Ex.state/posts/10162891544863696
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Other scam tactics include:
Pretty girl profiles adding you,
chatting with Google Translate.
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Head hunters inviting you to jobs on JobDB,
promising six-figure salaries.
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Or Thai scammers posing as owners,
posting rooms at ridiculously low prices,
rushing you to transfer a deposit.
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Our country’s laws are so weak and slow —
slower than a turtle teaming up with a snail.
That’s why scammers thrive in our market.
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All we can do now is:
Stick together.
Hold on tight.
If you see anything suspicious,
share and consult others.
Inbox me anytime,
or talk in the Blacklist Real Estate group.
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Don’t be greedy. Don’t be impulsive.
Don’t daydream that someone will hand over a giant lump sum instantly,
without any due diligence.
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Running in a lavender field,
waiting for million-baht commissions to fall from the sky?
Hilarious.
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Stay mindful.
Work professionally.
Move step by step carefully and thoroughly.
Keep massaging the deal slowly.
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Then you’ll see whether the person you’re dealing with
is a true ally or a real scammer.
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Nowadays, I often tell my close friends:
I almost feel like "หนุ่ม กรรชัย" (a famous Thai talk-show host) in the real estate world.
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Many cases come to consult me —
all headache-inducing.
Most cases only come to me after it’s too late.
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You can always consult me (if I’m free).
But please tell it clearly and logically.
Explain step by step: 1-2-3-4.
Don’t jump around.
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If your emotions are still unstable,
calm down first, then come talk.
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Those who’ve worked with me will notice:
If there’s no serious issue,
I stay quiet and read only.
As if I’m not in the group chat at all.
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But if there’s a dispute between two parties,
I don’t like solving it via LINE chats or calls.
I’m always ready to drive and resolve things on-site.
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When you see me in shorts and flip-flops at the site —
that’s the day I wasn’t prepared at all,
but happy to show up to help,
to ensure everything gets resolved
and has a path forward.
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I always believe:
If two people have a problem,
and there’s a neutral mediator,
talking calmly with reason,
there’s always a good solution.
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I haven’t even talked yet about investors —
flipping, renovating, mortgage sales, investing and developing.
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Or breaking it down even further:
Land, condos, houses, shophouses, home offices, rental spaces, offices, warehouses, dorms, hotels, factories, and industrial sectors in each province.
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Because nowadays I do everything,
so I have all the data.
But I have to tell it slowly,
otherwise it’ll be super long.
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Next year, we still have to fight on.
The war is far from over.
I wish everyone survives and stays safe in this industry.
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Whether you’re a buyer, seller, or renter —
agents, investors, or developers.
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I won’t give you false hope,
but I’ll tell you straight:
Next year will be even tougher.
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Happy New Year.
I’m Ex, "Kanchai" of real estate —
one day, a thousand stories.
CEO, Matching Property Co., Ltd.
Doing everything in real estate.
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