Invest in Thailand's property market Successfully invest in Thailand's property market

Module 1: Real estate laws in Thailand

• What can you buy as a foreigner?
• What can’t you buy?
• (Land, houses, apartments, condos)
• Leasehold vs. freehold
• Creating a company to “own” land (a bad idea in disguise)
• What about the BOI?

Module 2: Why Thailand?

• Why Thailand is (in my opinion) one of the best countries ; both to live in and to invest in
• My second favorite country, if Thailand didn’t exist

Module 3: Buy vs. Rent?

• Why bother buying if renting is actually more suitable for your profile?
• The pros and cons of buying
• The pros and cons of renting
• When buying is definitely not a good idea
• The solution if you’re not sure whether buying fits your profile

Module 4: How the Thai real estate market works

• The Thai real estate market is completely different from the western one
• By understanding how it works, you’ll be able to better predict how a property’s value will evolve over time
• Some properties can gain 30% in value within 5 years, while others in the same neighborhood lose 10% over the same period
• The mechanism of new property depreciation: why your “premium” condo can lose value after a few years (3 detailed examples of value loss and appreciation)
• The concept of “fake luxury”
• The only cases where a new condo won’t lose value over time (3 specific points to check)
• “Ghost buildings”: why you can find beautiful new condos with 60–70% of units empty

Module 5: What kind of profitability to expect

• The 7 buying scenarios: from 2.5% to 12% net return (with real examples)
• Why your agent says “6% return” but you’ll only end up with 3%!
• The key factor that makes ALL the difference between 3% and 12% profitability
• The magic of compound interest: why even 1–2% more yield makes tens of thousands of euros difference after 10 or 20 years

Module 6: Specifics when buying for yourself

• Completely different criteria when buying to live in (vs. to invest)
• The criterion that 90% of people overlook ; and that ruins their quality of life
• The mistake I made four times (and that cost me a lot), but thanks to this video you won’t make it
• My 14-point checklist to make sure you don’t get it wrong with your future home

Module 7: Specifics when buying for investment

• The 3 goals of a good investment (the 3rd one is ignored by 80% of investors — yet it has the biggest impact on whether their project succeeds or fails)
• The 9 types of properties to absolutely avoid if you want good profitability
• The #1 red flag that guarantees a property will never be profitable (even “pros” fall into this trap)
• Why buying with your emotions will cost you thousands — and how to avoid it

Module 8: Budget planning

• Typical price ranges by city (Chiang Mai, Bangkok, Pattaya, Hua Hin, Phuket, Koh Samui)
• The optimal surface size to maximize profitability
• My recommended budget for a first purchase

Module 9: Property types to target and to avoid

• The 9 red flags that can turn a “good deal” into a trap
• Why properties that look “luxurious” are often the worst investments
• The simple test to know if your property will be easy to rent and resell
• “Ghost buildings”: how to spot them before buying (even with an 80% discount, I wouldn’t buy)

Module 10: Simple method to find your property

• The 2 simple methods to find properties with 6% net yield (without spending weeks searching)
• My trusted contacts in agencies across each city (contacts shared under certain conditions)
• How to make agencies show you their best listings and actually want to work with you

Module 11: Quick overview of the IBAPRO method

• My advanced method for finding properties with 8–12% net yield
• Why this method takes several weeks (but may be worth it depending on your profile and goals)
• The 6 precise steps of the IBAPRO method
• Who this method is for — and who it’s not for
• Note: this training does not include the full IBAPRO method. It’s a general training aimed at beginners who want to buy easily and safely. By applying what you learn here, you’ll outperform 90% of investors. The IBAPRO program helps you outperform 99% and reach 12% net yield — just like I do.

Module 12: Old building or new building?

• Choosing the building’s age is one of the biggest decisions you’ll make
• The pros & cons of buying new
• The pros & cons of buying old
• My personal advice when choosing between new and old ; especially if you’re buying as an investment

Module 13: Administrative steps to buy in Thailand

• The exact process at the Land Office (step by step)
• How to save on legal fees (this tip alone can pay back the course)
• The 3 mandatory documents to check before signing
• The common “transfer fee” trap that no one explains

Module 14: Taxes when buying and reselling a property

• How property taxes work and what amounts to expect
• How most people manage to cut their taxes almost in half
• The extra tax if the previous owner held the property for less than 5 years
• The Withholding Tax you’ll pay when selling, based on years of ownership ; a cost that agencies never mention

Module 15: The 3 ways to rent out your apartment

• How agencies work when it comes to renting your property
• Property management or not ; which option is best for you?
• How to make your apartment a top priority for agencies and get tenants 3x faster than other owners (a powerful tip I’ve never heard anywhere else — this hack alone will earn you far more than the price of the training)
• The TM30: who’s responsible, and how to do it properly

Module 16: How to manage your property remotely

• 70% of owners who aren’t on-site end up giving up on renting their apartment and leave it empty — simply because they don’t have the right methods...
• I spend 4 to 6 months a year in South America (with a 12-hour time difference), and my 16 apartments are always rented out. It’s proof that managing remotely is possible when you’re well organized.
• My parents’ property (in Hua Hin) is also rented remotely for 6 months every year.
• I’ll show you my method for renting out properties remotely and reducing the risk of problems by 10× (unfortunately, 70% of investors don’t know these tips, which makes their projects much harder).

Module 17: Is short-term rental legal in Thailand?

• Yes, it’s allowed ; but only under specific conditions
• The issue is that managing short-term rentals is basically like taking on a part-time job
• Make sure you fully understand what it involves before setting up this activity — or buying properties with that goal in mind

Module 18: Taxes on rental income

• How much are the taxes on rental income?
• Why 95% of foreign property owners don’t pay taxes — and why that’s generally acceptable
• Google Spreadsheet provided to calculate exactly how much tax you’ll owe

Module 19: How to resell your apartment

• If you buy an apartment one day, you’ll inevitably sell it another day

Bonus 1: How to avoid scams

Scams are very rare in Thai real estate ; as long as you follow the laws and apply the basic rules to avoid getting tricked.
By following the principles explained in this module, absolutely none of my students have ever been scammed.

Bonus 2: Renovations

• How to find a reliable contractor (vetting method)
• The real costs: 1.000$, 5.000$ or 10.000$ renovation ; and the ROI (return on investment) for each
• My exact strategy for renovating an apartment
• The 5 renovations that bring the best returns vs. the ones that aren’t worth doing

Bonus 3: Getting a loan in Thailand

• The very specific conditions for getting a mortgage as a foreigner (it’s possible, but quite rare ; don’t buy the training just for this module!)
• Why I DON’T recommend using credit in 95% of cases
• The only situation where it can make sense (a very particular case)