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For property owners · Chiang Mai

Take the parts you need. Leave the parts you do not.

Six services, chosen against your property rather than sold as a package. Some owners need the numbers first. Some already hold a licence. Some just want the day-to-day run properly. We will tell you which ones actually apply to you.

Tell us about your propertyCheck if yours qualifies

Where owners like you usually start

Nobody buys all six. What you need depends on whether the property is already earning, and whether it is already licensed. These are the four routes we see most.

Already listed, and it is doing well

Management. Permission too, if you do not hold one.

Your own occupancy and rate history is better evidence than anything we could model, so there is nothing for a study to tell you. We read your numbers instead, and it costs you nothing.

Listed, but the bookings are not coming

Start with the study, then management.

The question here is diagnostic rather than whether to begin: is it the listing, the pricing, the photographs — or the property. The study answers that against real local comparables instead of guessing, and it is the cheapest thing on this page.

Not listed yet

Study, then permission, then management.

There is no history to read, so the numbers have to be modelled before anyone should commit money to it. This is the route the study was built for, and the one where a No-Go saves you the most.

Already with another manager

Bring us your numbers. Management when you are ready.

We will look at what the property is actually doing before suggesting anything. If the study would not tell you more than your own statements already do, we will say so rather than sell it to you.

The menu

Six services, taken in whatever combination your property needs. Most owners take two or three. Nobody takes all six.

Feasibility and ROI study

When there is no track record to read

One site visit, a written analysis and an hour on a call going through it with you. We model your property against real local comparables and give you a straight recommendation at the end. Worth taking when there is no occupancy record to read — an unlisted property, or one whose numbers are not telling you what you need to know.

What you get

  • ·Market and demand analysis — location, competition, achievable nightly rate, seasonality
  • ·Property assessment and positioning, including which feature to lead on
  • ·Operating cost modelling
  • ·Business case across up to three scenarios: rate, occupancy, revenue, NOI, breakeven, ROI
  • ·A direct comparison against simply renting it long-term
  • ·A written Go or No-Go recommendation

Not included, so there are no surprises

A projection is not a promise. Occupancy moves with the season, the economy and the platforms, so we show you the conservative case and judge on that one.

Vacation rental permission

For owners who do not hold one yet

Short-stay letting in Thailand is governed by the Hotel Act and the non-hotel accommodation framework, and the rules are specific enough that most owners have never been told which ones apply to them. We work out what your property is actually allowed to do, prepare the documents, and file under power of attorney so you do not have to deal with the office yourself.

What you get

  • ·Legal feasibility assessment against the Hotel Act framework
  • ·Building and safety equipment requirements review
  • ·Full document preparation
  • ·Submission and follow-up under power of attorney

Not included, so there are no surprises

Government fees, and any fire safety remediation the inspection turns up, are not included. And we handle the application — we cannot guarantee the government's decision.

Vacation rental management

The day-to-day, no lock-in

Listings, pricing, guests and compliance, run by the team here in Chiang Mai. This is the service most owners come for, and the only one that runs continuously.

What you get

  • ·Listing creation and management across the main OTA channels
  • ·A direct booking website, so not every night pays platform commission
  • ·Channel and rate management in Beds24
  • ·Guest communication across the whole stay
  • ·Review, Superhost and Guest Favourite management
  • ·Compliance upkeep, and TM30 guest reporting

Not included, so there are no surprises

Insurance is outside the fee. We will help you find a policy but we do not arrange or advise on one. Housekeeping, photography and interior work are separate services rather than exclusions — they are below.

Alongside the management

Take any of these with management, or on their own. Each is quoted for the property rather than sold at a standard rate.

Housekeeping and upkeep

When you would rather not run suppliers

The turnover, the laundry and the upkeep, handled end to end so you are not managing suppliers from another country. Take it and the day-to-day stops being your problem; leave it and we still arrange and supervise the work, you just pay the suppliers yourself.

What you get

  • ·Turnover cleaning to a written checklist, scheduled around arrivals
  • ·Laundry on every turnover and mid-stay
  • ·Consumables kept stocked
  • ·Maintenance and vendor visits arranged, supervised and documented

Interior photography

Before the listing goes live

Photography is the single biggest lever on how a listing performs, and most owner-supplied photographs cost bookings rather than win them. We brief the shoot, direct it, and edit the set to the standard the channels reward.

What you get

  • ·Interior and exterior shoot, styled and lit for short-stay listings
  • ·Editing and colour work to a consistent house standard
  • ·A set sized and cropped for every channel, plus the direct site
  • ·Reshoots when the property changes

Interior design and upgrades

When the property could earn more than it does

What a property earns is decided partly by what it is like to stay in. Where the numbers are held back by the house rather than the listing, we work out what to change, what it would cost, and whether the return justifies it — with the costing done properly rather than guessed.

What you get

  • ·Advice on look, feel and the details guests actually book for
  • ·What to add, what to replace, and what to leave alone
  • ·Investment cost estimates against real supplier pricing
  • ·The return on the spend, modelled the same way the study models the property

What the report actually looks like

Six sections, with the recommendation last rather than first. The figures below are hidden because inventing them would be worse than showing nothing. The real figures are calculated for your property.

AgentSiam

Feasibility & ROI study · Chiang Mai

Sample — not a client reportThe structure and format of the report a client receives. Figures are illustrative, not a forecast for any property.

Is short-let worth it
for this property?

Property
2-bed townhouse
Neighbourhood
Chang Khlan
Site visit
Completed
Verdict
Section 6

What is in this report

  • 1. Market and demand analysisp. 3
  • 4. Business case, three scenariosp. 14
  • 2. Property assessment and positioningp. 8
  • 5. Against a long-term tenantp. 19
  • 3. Operating cost modelp. 11
  • 6. Recommendation: Go or No-Gop. 22

4 · Business case

Three scenarios. The verdict is judged on the conservative column, never the optimistic one.

ConservativeBaseOptimistic
Average nightly rate
Occupancy, annual52%61%68%
Gross revenue
Operating cost
Net operating income
Breakeven occupancy41%41%41%
5 · The alternative we test against
  • A real long-term rental comparable, pulled in this street at the time of the study
  • Net of the costs a tenant does not create: turnover, laundry, utilities, platform fees
  • Short-let has to beat it on the conservative column to pass
What moves the answer most
  • Bedroom count, then off-street parking in the outer ring
  • Seasonality: burning season is modelled, not averaged away
  • Owner use — every blocked week is priced

6 · Recommendation

Go — on the conservative case, with two conditions.

Short-let clears the long-term comparable with margin at 52% occupancy. Conditional on the non-hotel exemption being filed before listing, and on the fire safety items in section 2 being remedied. A projection is not a promise: occupancy moves with the season, the economy and the platforms, which is why the conservative column is the one that decides.

AgentSiam Co., Ltd. · Chiang MaiSample document · illustrative figures

What the fee actually buys

Legal, not just listed

We assess your property against the Hotel Act and the non-hotel framework, prepare the documents and file under power of attorney. Most managers skip this step entirely and leave the risk with you.

A team in Chiang Mai

We live here. We visit the properties, we meet the guests, and we know which buildings permit short stays. When something breaks at 11pm, someone local reads the message.

Numbers before contracts

The feasibility study is paid, and it can end in a No-Go. We judge on the conservative case against a real local long-term comparable, not on the optimistic column.

Channels, plus your own

Listings and rates managed across the main OTAs through Beds24, and a direct booking site so not every night pays platform commission. TM30 guest reporting is included.

Tell us about your property →

The people who do it

  • Paul, co-founder of AgentSiam

    Paul

    Co-founder

  • Nils, co-founder of AgentSiam

    Nils

    Co-founder

  • Patthanapong, appraisal and real estate specialist at AgentSiam

    Patthanapong

    Appraisal & real estate

  • Jen, digital and creative consultant at AgentSiam

    Jen

    Digital & creative

  • Thicha, project coordinator at AgentSiam

    Thicha

    Project coordination

The study has to be able to say no.

Otherwise it is a sales document with a fee attached. Two things have to be true before we will manage a property, and they are different questions. A property that is already earning well answers both of them without a study:

Gate one · your side

At cautious occupancy, short-let has to beat renting it long-term.

Not at the optimistic case — at the conservative one. We pull a real local long-term comparable at the time of the study rather than assuming one, because that number is what decides the verdict.

Gate two · our side

The property has to be worth managing properly.

Our fee is a share of what the property earns, so below a certain level of revenue it does not fund the attention the property needs — and doing it badly helps nobody. A property with a real booking record answers this on its own numbers. This gate applies to management only.

If your case works but we are not the right size of manager for it, we will say that too, and point you somewhere better.

Is your property a fit?

Four questions. This is the same shape as our intake, so you get the honest answer now rather than after a site visit.

1 · What kind of property
2 · Bedrooms
3 · Where in Chiang Mai
Does it have a private pool?

Answer the questions

We will give you a straight read.

Property type and bedroom count move the answer more than anything else, so start there.

Indicative only. The study prices your property against real local comparables rather than a rule of thumb.

What management actually means

We arrange the work and supervise it. You pay the suppliers directly. That is a different product from fully hands-off, and it is better that you know which one you are buying now.

We do this

  • Listings across the main OTA channels, plus testing secondary ones
  • A direct booking website
  • Channel and rate management in Beds24
  • Guest communication for the full stay, with automation behind it
  • Review, Superhost and Guest Favourite management
  • Arranging cleaning and turnover — scheduling and quality control
  • Arranging maintenance and vendor visits
  • Compliance upkeep once the permission is granted
  • TM30 foreign guest reporting to Immigration

We do not

  • The cost of cleaning, laundry, maintenance and vendors, unless you take housekeeping — you pay the supplier either way
  • Insurance. We will help you find a policy but we do not arrange or advise on one
  • The building work itself. We advise on it and cost it; we do not carry it out
  • Long-term tenancy, and property sale or valuation
  • Legal representation — we coordinate with counsel rather than advising
  • Your tax filing
  • Your own personal-use admin and your own guests

The bit most managers leave with you

TM30 reporting is included.

Every foreign guest has to be reported to Immigration. It is a legal obligation on the property, it is tedious, and most management contracts quietly hand it back to the owner. Ours does not. Keeping the permission compliant once it is granted is part of the same job.

The questions everyone asks

What do you charge?+

A percentage of booking revenue for management, plus fixed fees for the services you choose. The percentage depends on how much of the work you want us to carry — it is lower when we handle the housekeeping too. Exact figures are quoted against your property rather than read off a rate card.

Do I have to take the study first?+

No. It is one service on the menu, not a gate. If your property is already listed and earning, your own numbers tell us more than a model would, and we will start from those instead. Where we think the study genuinely would change your decision, we will say so.

What if I do not have a licence, and do not want to apply for one?+

Tell us and we will talk it through properly. The permission service exists because most owners have never been told which rules apply to their property, and a lot of them turn out to be straightforward. What we will not do is make the decision for you or pretend the question does not exist.

Am I locked into a contract?+

No minimum term on management. You give notice, we hand over the listings and calendars, and we do not hold your channel accounts hostage.

What happens if a guest damages something?+

Every booking carries a deposit held through the channel. We inspect after checkout, document anything found, and pursue the claim ourselves. Above the deposit ceiling it becomes an insurance question, which is why the feasibility study asks what your policy covers.

Can I still use the property myself?+

Yes. You block the dates and we work around them. Frequent owner use lowers projected revenue, and the feasibility report will show you by how much.

Do you handle tax?+

We provide the revenue reporting your accountant needs. We are not tax advisers and will not file on your behalf.

My condo says short lets are not allowed. Is that final?+

Usually, yes. Most Thai condo buildings prohibit stays under 30 days and the juristic person has to permit it in writing. Where a building refuses, we say so rather than list it and hope.

One we run ourselves

Lotus House, in Chang Khlan. Everything on this page is what we actually do for it: permission, channels, TM30 filings and guest care.

Yoga on the roof terrace under the shade sail, with the rain tree behind the railing
The kitchen from the entry hall, with the island and stools, the arched door to the yard and the stairs on the right
The street the house sits on, with neighbouring townhouses along it
Lotus House →

Not sure it is worth doing?

One site visit, a written analysis, an hour on a call walking you through it, and a straight Go or No-Go at the end. No management contract attached.

Book a feasibility study
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