Are real estate agents licensed in Thailand?Not in the way architects, engineers or lawyers are. There is no unified, mandatory national licensing regime for real estate brokers or agents in Thailand — unlike the Architect Council of Thailand or Council of Engineers Thailand, no single body issues a broker license you can check. What does exist is ordinary company registration with the Department of Business Development (DBD) for any brokerage operating as a business, plus optional membership in industry associations. That gap is exactly why independent verification of a broker's company registration, track record and references matters more in Thailand than in markets with mandatory licensing.
What commission do real estate agents charge in Thailand?Sale-side commission is customarily around 3% of the sale price, though it can run higher on lower-value or rural properties and is sometimes split between a listing agent and a buyer's agent when both are involved. Rental commission is typically one month's rent, paid by the landlord, though arrangements vary and some agents charge the tenant instead or in addition — always confirm who pays before you engage anyone. None of this is fixed by law; it's market custom, so get the percentage or fee in writing before signing anything.
Can a foreigner legally run a real estate brokerage in Thailand?Real estate brokerage is a restricted activity under Thailand's Foreign Business Act, meaning a majority-foreign-owned company generally needs a Foreign Business License (or an applicable exemption, such as US-linked Treaty of Amity companies) to operate one. Most brokerages foreign buyers deal with are Thai-majority companies with foreign staff, or foreign-owned firms that hold the relevant license. Asking directly whether a brokerage holds a Foreign Business License, or operates within a Thai-majority structure, is a reasonable and increasingly common question.
Should I use a buyer's agent, or just deal with the seller's or developer's agent?You can do either, but understand who the agent represents first. An agent introduced by the seller or a new-build project is typically paid by, and loyal to, the seller — their job is to get the seller the best deal, not you. A dedicated buyer's agent (sometimes paid a portion of the standard commission, sometimes a separate flat fee) works for you specifically, which matters most on negotiated resale purchases, off-market deals, or anything where you want someone checking the seller's side of the numbers rather than presenting them.
What should I ask a broker before signing anything?At minimum: who is the client (are they representing me, the seller, or both)? What exactly is the commission and who pays it? Can they provide two verifiable references from recent, similar transactions? Is their company actually registered with the DBD, and can they show that registration? For a foreign-owned brokerage, do they hold a Foreign Business License or operate through a Thai-majority structure? Get answers in writing before any exclusivity agreement or deposit changes hands.
What red flags suggest I should walk away from an agent?Reluctance to disclose who they represent, refusal to put commission terms in writing, no verifiable past transactions in the specific area or property type you're targeting, pressure to sign an exclusivity agreement or pay a deposit before you've seen a written contract, and an inability to explain basic foreign-ownership mechanics (condo quota, leasehold, company structures) are all signals to pause and verify independently, ideally with a property lawyer, before proceeding.