Professional DirectoryThe real estate professionals you'll need in Thailand — chosen wisely.
Brokers and agents, architects, engineers, land surveyors, property lawyers, appraisers and contractors: this is BAANLYY's directory of what to look for, what to ask, and the credentials that actually matter before you hire. No paid placement, no ranked ads.
How to use this directory
Every real estate transaction in Thailand touches several of these professionals, often at once — a lawyer reviewing a contract while a surveyor confirms boundaries and a broker negotiates price. Unlike architects, engineers and lawyers, brokers are not centrally licensed in Thailand, which makes independent verification of credentials and track record more important, not less. This is a how-to-choose guide for each category, not a pay-to-list ad; specific verified professional listings will populate each category over time.
Seven professions, one directory
Professional Directory
Real Estate Brokers & Agents
Buyer's and seller's agents, rental leasing agents and project sales teams. Important context: Thailand has no unified, mandatory licensing regime for real estate brokers — unlike architects, engineers or lawyers, anyone can call themselves an agent.
What to look for- A registered company (check its status on the Department of Business Development registry) rather than an unregistered individual
- A verifiable track record — real closed transactions in the specific area/property type you care about, not just active listings
- Membership in a recognized industry body (e.g. a Thai real estate association or an international franchise's local office) as a soft signal, not a legal requirement
- Written, itemized commission terms before you sign anything
Questions to ask- Who is the client — are you representing me, the seller/landlord, or both?
- What is your commission and who pays it?
- Can you provide references from two recent clients?
- Do you have a Foreign Business License or are you operating within a Thai-majority company structure, as required for foreign-owned brokerages?
Professional Directory
Architects
Design and construction-documentation professionals for new builds, renovations and interior architecture.
What to look for- An active license from the Architect Council of Thailand (ACT) for any project requiring a permit-stamped design
- A portfolio of completed, permitted projects similar in scale to yours
- Clear scope split between design, permit drawings and construction-administration services
Questions to ask- Can you show your current ACT license number and registration class?
- Who is responsible for permit submissions and how long do you expect approval to take?
- What is included versus billed as a variation once construction starts?
Professional Directory
Engineers
Structural, civil, mechanical and electrical engineers responsible for the technical safety and permit compliance of a building.
What to look for- An active license from the Council of Engineers Thailand (COE), matched to the correct discipline and grade for your project's size
- Experience with the specific structure type (high-rise condo, villa, commercial shell, renovation of an existing structure)
- A clear professional-indemnity or liability arrangement for signed-and-sealed drawings
Questions to ask- What is your COE license number and grade, and does it cover a building of this size?
- Will you conduct site inspections during construction, and how often?
- Who signs off structural changes requested mid-project?
Professional Directory
Land Surveyors
Land measurement, boundary verification and subdivision professionals working with the Land Department (Kromthidin) system of title deeds.
What to look for- Authorization to work with the Land Department's official survey and boundary-marking process for your title type
- A clear, written explanation of which title deed class applies (Chanote, Nor Sor 3 Gor, etc.) and what that means for your boundaries
- Willingness to physically walk the boundary with you and flag any encroachment or discrepancy before you commit to a purchase
Questions to ask- Will the survey be lodged with the local Land Office, and can I have a copy of the official result?
- Have you checked for boundary disputes, easements or access-road issues on this specific parcel?
- How long has this title's boundary data been on file, and has anything changed since the last survey?
Professional Directory
Property Lawyers
Due diligence, contract review, foreign-ownership structuring and dispute-related legal work for property transactions.
What to look for- Membership in good standing with the Lawyers Council of Thailand
- Specific, demonstrable experience with foreign-buyer transactions (condo foreign-ownership quota, leasehold structures, company structures) rather than general practice only
- Independence from the seller/developer/agent — a lawyer recommended and paid indirectly by the seller's side is a conflict of interest
Questions to ask- Can you confirm your Lawyers Council of Thailand membership number?
- Have you acted for the seller, developer or agent on this deal, and if so how is that conflict managed?
- What does your due-diligence report cover, and can I see a sample from a prior (anonymized) deal?
Professional Directory
Appraisers & Valuers
Independent valuation professionals used for financing, insurance, tax and dispute purposes.
What to look for- Accreditation recognized by Thai banks or the relevant regulator for the purpose of your valuation (mortgage, insurance, probate, dispute)
- No financial relationship with the seller, agent or developer whose property is being valued
- A written valuation report with comparable-sales methodology, not just a headline number
Questions to ask- Which accreditation(s) do you hold, and is this valuation acceptable to my bank or insurer for its intended purpose?
- What comparable transactions did you use, and can I see them?
- Is your fee flat, or does it vary with the valuation figure? (A fee tied to the outcome is a red flag.)
Professional Directory
Contractors & Builders
General contractors and builders for new construction, renovation and fit-out work.
What to look for- An active, verifiable company registration with the Department of Business Development
- Recent, visitable completed projects of similar scope — not just renderings or a portfolio website
- A detailed, itemized contract (scope, materials specification, payment milestones tied to inspection sign-off, defects-liability period) rather than a lump-sum verbal quote
Questions to ask- Can I visit two of your completed projects and speak with those owners directly?
- What is your defects-liability / warranty period after handover?
- How are payment milestones tied to independently verified progress, not just the calendar?
Real Estate Professional Services — Living Summary
Editorial analysis compiled and periodically refreshed by BAANLYY’s research team — not a live data feed.
Is Thailand moving toward licensing real estate brokers?
Not yet. Despite periodic industry calls for a unified brokerage license — similar to what already exists for architects (ACT) and engineers (COE) — Thailand has no nationwide mandatory licensing regime for real estate agents as of 2026. Buyer-side verification of a broker's company registration and track record remains the primary safeguard.
Is demand for property lawyers and due-diligence specialists growing?
Yes. Sustained foreign buyer interest in condos and, increasingly, land and commercial property has kept demand strong for lawyers experienced specifically in foreign-ownership structures rather than general practice — this specialization gap is widening, not closing.
Are engineering and architectural licensing requirements getting stricter?
Broadly stable. ACT and COE licensing remains the gatekeeper for permit-stamped drawings on new builds, and enforcement around high-rise and mixed-use projects has, if anything, tightened as more mega-projects reach completion.
Who benefits most from this directory right now?
Foreign buyers and investors are the biggest beneficiaries — they face the steepest information gap, since brokerage credentials aren't centrally verifiable the way legal, engineering and architectural licenses are.
Analysis last reviewed July 2026.
Growth TrajectoryThailand's Real Estate Professional Services Timeline
2000s
Professional licensing bodies formalize
Architect Council of Thailand (ACT) and Council of Engineers Thailand (COE) licensing became the mandatory gatekeepers for permit-stamped drawings on new construction, standardizing who can legally design and certify a building.
2010s
Foreign-buyer boom raises the stakes on due diligence
As condo purchases by foreign buyers accelerated across Bangkok, Phuket and Pattaya, demand grew for property lawyers experienced specifically in foreign-ownership quota structures, leasehold contracts and Thai-majority company setups — not just general practice law.
2020s
Digitization of land records
Ongoing digitization of Land Department (Kromthidin) title records has made boundary and ownership verification faster for surveyors and lawyers conducting due diligence, though paper title deeds and in-person land office visits remain common outside major cities.
2026
Brokerage remains the one unlicensed gap
Real estate brokerage is still the only major transaction profession in Thailand without a unified mandatory license, keeping buyer-side verification of a broker's company registration and track record the most important independent check in any deal.
Frequently askedIs this a paid listing directory?No. BAANLYY doesn't sell placement or rank professionals for money. Each category gives you the credentials to check and the questions to ask so you can evaluate any provider yourself, before we later add specific verified listings.
How is this different from the Expat Services Directory?The Expat Services Directory (/directory) covers day-to-day relocation services — visa agents, movers, international schools, insurance. This Professional Directory is specifically real-estate transaction professionals: brokers, architects, engineers, surveyors, lawyers, appraisers and contractors.
Does Thailand license real estate brokers the way it licenses architects or engineers?Not currently. Architects and engineers must hold a license from their respective professional council (ACT and COE) to stamp permit drawings, and lawyers must belong to the Lawyers Council of Thailand. Real estate brokerage has no equivalent mandatory national license, so buyer due diligence on an agent's track record and company registration matters more than it would elsewhere.
Can BAANLYY recommend a specific professional?Not yet in editorial content — we don't take paid placement and won't push named vendors here. As BAANLYY's verified listings grow, professionals who meet our credential checks will be added directly to each category.
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Sources & References
General information only — not legal, financial or professional advice, and not a recommendation or endorsement of any individual or firm. Licensing bodies, requirements and contact details change over time; always verify a professional's current license or registration status directly with the relevant Thai authority (Architect Council of Thailand, Council of Engineers Thailand, Lawyers Council of Thailand, Department of Business Development, or the local Land Office) before engaging them, and confirm fees and scope in writing.
BAANLYY is a data-and-tools platform and knowledge hub, not a broker, law firm or professional-services provider, and never takes paid placement in editorial content.