Choosing a Property Agent in Phuket: Licensing, Commissions and Red Flags

Licensing

Several sources say Thailand has no mandatory licensing system for real estate agents. One article reports that about 80,000 people call themselves agents and fewer than 8,000 hold voluntary certification from an industry association, but that source also promotes agent referral programmes, so treat the numbers as indicative. A Phuket expat guide says experience and verifiable client references matter more than any certificate.

Commissions

• Sales commission is commonly quoted at 3 to 5 percent, and resale commission up to about 5 to 6 percent, usually paid by the seller or developer rather than the buyer.
• A Phuket hotel-consulting note describes 6 percent split 3 and 3 between buyer's and seller's agents, though splits are not widely used because one agent often acts for both sides.
• For rentals, one source says the fee is about one month's rent, which is not universal.
• Confirm in writing who pays and how much before viewing.

Red flags

• Promises of 70 to 80 percent capital gains over a build period, which one Phuket property firm calls a symptom of an unregulated market.
• Suggesting a Thai nominee to hold land, which a Phuket law firm says is illegal and risky for the buyer.
• Pressure to pay deposits quickly or unclear fees.
• No contract, no company details or reluctance to let a lawyer review documents.

An independent legal due diligence review is quoted at roughly 15,000 to 40,000 baht by one source. See the legal help guide.

Viewing and checking

Visit properties in person, ask for title documents and check building rules. For buying options see the condo guide and the leasehold guide, for rentals see the renting guide and for renovation costs the renovation guide.