About Us
Your reliable partner in the Thai property market since 2011
Страна Улыбок может стать your home, так же как когда-то стала домом для нас
The Land of Smile real estate agency was founded on 25 July 2011. We can confidently say that we are professionals in our field and know everything about real estate in Thailand. The hallmark of our work is happy clients from all over the world who have already connected their lives with Thailand and recommend us to their friends.
Transparency
When buying property abroad, buyers are always anxious. We will explain all the legal nuances, walk you through every step. You can ask any questions and receive full, detailed answers.
Personalised Approach
Property selection is carried out exclusively based on the purpose of your purchase and your preferences. We are equally attentive to clients, whether you are buying a home or investing in commercial real estate.
Friendly Relations
Most of our clients become close friends. Having lived in Thailand for many years, we know all the nuances and serve as your reliable assistants and representatives throughout the entire period of property ownership.
People You Can Trust
Professionals with years of experience in the Thai property market
Olga
Property selection specialist and investment consultant. Professionalism and attention to detail.
Alexandra
Real estate expert in Pattaya since 2017. Personalised approach and full transaction support.
Full Transaction Support
Land Department
- Chanote verification (owner, encumbrances, foreign quota, taxes and fees)
- Purchase agreement drafting (Russian / English / Thai)
- Purchase agreement registration at the Land Office
- Restoring a lost chanote, correcting errors, dividing plots
Purchase Services
- Preparation of all required documents
- Legal support for the transaction
- Opening an account at a local bank
- Assistance with rental management
- Free consultations on the hotline
We Will Help You Choose
Apartments & Studios
From budget studios to luxury penthouses with ocean views.
Commercial
Hotels, restaurants, bars, shops — turnkey businesses in Thailand.
Questions & Answers
Answers to the most common questions about buying property in Thailand
Foreigners can purchase apartments in a condominium as freehold. According to the 1974 Condominium Act, foreign nationals may own up to 49% of units in a condominium. The buyer receives a Chanote — a title deed guaranteeing the right to inherit, own, and sell the property.
A condominium is a form of property ownership where the owner holds a residential unit and the right to use shared amenities: swimming pool, gym, parking, security, etc. When purchasing a condo, you buy not only the unit but also a share in the entire complex.
In Thailand, the agency fee is always paid by the seller — both on the resale market and from developers. Developer prices remain the same whether you buy directly or through an agency. If someone asks you to pay for a viewing or other purchase services, that is a red flag.
For investment, buying from a developer at the early construction stage is more profitable — the price difference from the start of construction to completion reaches 30–50%. Resale is cheaper if the building is not new, but construction quality may vary. The choice depends on your goal: investment, residence, or rental.
Maintenance fees average 15–35 THB per sq.m per month (excluding water and electricity). Water and electricity in a 30–40 sq.m apartment with air conditioning cost around 1,500 THB per month. The amount depends on the complex level and available amenities.
Instalments are available when buying new builds — each developer offers their own terms. A mortgage from a Thai bank is possible with a work visa and banking history (rate ~8% per year). Resale properties typically do not offer instalments.
Funds are sent by bank transfer with mandatory indication of purpose — 'investment'. We also help clients exchange roubles to Thai baht at a favourable rate — a fast and convenient method, especially given the cash export limit ($10,000).
Yes, a condominium apartment owner can pass it on by inheritance. Heir details can be specified in the Chanote document. The property can be registered to one, two, or more persons. A will can also be drawn up at a law office.
Of course! We offer property management services. Commission is 10–15% depending on the terms. Studio rental in Pattaya ranges from 8,000 to 30,000 THB per month depending on location, size, and condition.
Покупка недвижимости с нами — reliable & fast
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