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For property owners · Chiang Mai

We tell you whether to do this before we ask to run it.

Three services in a fixed order. The first is a paid study that ends in a Go / No-Go decision. A No-Go is a real answer, and we give it when the numbers do not support proceeding.

Book a feasibility studyCheck if yours qualifies

A staircase, not a menu

Each step qualifies you for the next. You can stop after any of them, and some owners should. Most managers open at step three and skip step two entirely.

Step 1

Feasibility and ROI study

Ends in a Go / No-Go decision

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.

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.

Step 2

Vacation rental permission

The step most managers skip

Short-stay letting in Thailand is governed by the Hotel Act and the non-hotel accommodation framework. We assess what your property is actually allowed to do, prepare the documents, and file under power of attorney.

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.

Step 3

Vacation rental management

Ongoing, no lock-in

Listings, pricing, guests and compliance, run by the team here in Chiang Mai. We arrange the cleaning and the maintenance and supervise the quality; you pay those suppliers directly.

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 on the permission, and TM30 guest reporting

Not included, so there are no surprises

The cost of cleaning, laundry, maintenance and vendors sits with you — we arrange and supervise, you pay the supplier. Insurance, photography, furnishing and renovation are also outside the fee.

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.

Book a feasibility study →

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:

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.

Below a certain size the fee does not fund the attention the property needs, and doing it badly helps nobody. This gate applies to management only — anyone can buy the study.

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 — you pay the supplier
  • Insurance. We will help you find a policy but we do not arrange or advise on one
  • Professional photography. We write the brief and recommend the photographer
  • Capital works, renovation and furnishing
  • 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 feasibility and permission steps. The percentage depends on how much of the work you want us to carry. Exact figures come in your feasibility report, priced against your property rather than a rate card.

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 we ask about your policy in step 2.

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 →

Start with the numbers.

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
Looking for a place to stay instead?See the property →