# BaanRow.com

> AI-powered property marketplace for foreigners in Thailand.
> 587 active listings across Thailand.
> Multilingual: English, Thai, Chinese, Russian, Korean, German, French, Vietnamese, Japanese.
> Vector-powered semantic search + AI content in 9 languages.

## About

BaanRow helps foreigners find and buy/rent property in Thailand.
Every listing shows clear ownership status (freehold, leasehold, company)
so buyers know exactly what they can legally purchase as a foreigner.

## Search

- [AI Property Search](/search): Natural language property search (vector-powered)
- [Search API](/api/v1/listings/search?q=condo+chiang+mai): JSON search endpoint

## Areas

- [Chiang Mai](/area/chiang-mai): Digital nomad hub, best rental yields (5.24%)
- [Bangkok](/area/bangkok): Capital city, largest market
- [Phuket](/area/phuket): Luxury beach lifestyle
- [Pattaya](/area/pattaya): Affordable beachfront living
- [Hua Hin](/area/hua-hin): Royal resort town for retirees
- [Koh Samui](/area/koh-samui): Island villa lifestyle

## Top guides

- [Chiang Mai International Schools 2026: A Relocating Family's Complete Guide](https://baanrow.com/blog/chiang-mai-international-schools-relocating-family-guide-2026): Compare six Chiang Mai international schools by curriculum, 2025/26 fees, east-side drive time, school zones, costs, visa basics, and enrollment planning.
- [Chiang Mai Neighborhoods Ranked for Foreign Buyers: Why the Famous Districts Are Overrated in 2026](https://baanrow.com/blog/chiang-mai-neighborhoods-ranked-foreign-buyers-2026): Nimman, Old City, and Chang Khlan are overpriced for buyers in 2026. Data shows Hang Dong, San Sai, and Saraphi deliver better value and legal clarity.
- [Thai Condo Juristic Person, Sinking Fund, and CAM Fees: 2026 Guide for Foreign Owners](https://baanrow.com/blog/thailand-condo-juristic-person-sinking-fund-cam-fees-2026): A practical 2026 guide for foreign condo owners in Thailand: how the condominium juristic person works, how CAM fees differ from the sinking fund, how AGM voting works, and what to check before buying.
- [It's Not the Baht: Why Your Thai Condo's Real Return Is a Bet on Your Own Currency (2026)](https://baanrow.com/blog/thai-condo-currency-risk-fx-returns-foreign-buyers-2026): Bangkok condo prices are flat in real baht terms, so for foreign buyers the real return is mostly a currency bet. What FX actually did to USD, EUR, GBP, CNY and RUB buyers in 2026.
- [Getting Your Money Out of Thailand: The FET Form, Repatriation Rules, and What Foreign Sellers Discover Too Late (2026)](https://baanrow.com/blog/foreign-seller-repatriation-fet-thailand-2026): Your right to send Thai condo sale proceeds home is not automatic — it is earned at purchase through the FET form. A 2026 guide to repatriation, exit taxes, Bank of Thailand rules, and the five mistakes that trap foreign capital.
- [Thailand Condo Prices Haven't Actually Gone Up: What the REIC Index Tells Foreign Buyers in 2026](https://baanrow.com/blog/thailand-condo-price-appreciation-myth-reic-data-2026): REIC data shows Bangkok and vicinity condo prices rose only about 4.5% nominal from Q3 2019 to Q4 2024, while Thai CPI rose about 8.2%. Here is what that means for foreign buyers.
- [Thailand's New Condo Launch Pipeline H1 2026: A Foreign Buyer's Guide to Reading Supply-Side Signals](https://baanrow.com/blog/thailand-new-condo-launch-pipeline-h1-2026): A foreign buyer's guide to reading Thailand's H1 2026 new condo launch pipeline: Q1 launch units, pricing, developer confidence, resort-market supply, and H2 buy/wait signals.
- [The Sukhumvit BTS Corridor Condo Oversupply Map: Station-by-Station Data 2026 Foreign Buyers Are Missing](https://baanrow.com/blog/bangkok-sukhumvit-bts-corridor-condo-oversupply-2026): A station-by-station 2026 map of Sukhumvit BTS condo oversupply, showing why foreign buyers should not treat Asok, Phrom Phong, Bang Chak, Punnawithi, Udom Suk, and Bang Na as one market.

## Blog

- [Chiang Mai International Schools 2026: A Relocating Family's Complete Guide](/blog/chiang-mai-international-schools-relocating-family-guide-2026): Compare six Chiang Mai international schools by curriculum, 2025/26 fees, east-side drive time, school zones, costs, visa basics, and enrollment planning.
- [Chiang Mai Neighborhoods Ranked for Foreign Buyers: Why the Famous Districts Are Overrated in 2026](/blog/chiang-mai-neighborhoods-ranked-foreign-buyers-2026): Nimman, Old City, and Chang Khlan are overpriced for buyers in 2026. Data shows Hang Dong, San Sai, and Saraphi deliver better value and legal clarity.
- [Thai Condo Juristic Person, Sinking Fund, and CAM Fees: 2026 Guide for Foreign Owners](/blog/thailand-condo-juristic-person-sinking-fund-cam-fees-2026): A practical 2026 guide for foreign condo owners in Thailand: how the condominium juristic person works, how CAM fees differ from the sinking fund, how AGM voting works, and what to check before buying.
- [It's Not the Baht: Why Your Thai Condo's Real Return Is a Bet on Your Own Currency (2026)](/blog/thai-condo-currency-risk-fx-returns-foreign-buyers-2026): Bangkok condo prices are flat in real baht terms, so for foreign buyers the real return is mostly a currency bet. What FX actually did to USD, EUR, GBP, CNY and RUB buyers in 2026.
- [Getting Your Money Out of Thailand: The FET Form, Repatriation Rules, and What Foreign Sellers Discover Too Late (2026)](/blog/foreign-seller-repatriation-fet-thailand-2026): Your right to send Thai condo sale proceeds home is not automatic — it is earned at purchase through the FET form. A 2026 guide to repatriation, exit taxes, Bank of Thailand rules, and the five mistakes that trap foreign capital.
- [Thailand Condo Prices Haven't Actually Gone Up: What the REIC Index Tells Foreign Buyers in 2026](/blog/thailand-condo-price-appreciation-myth-reic-data-2026): REIC data shows Bangkok and vicinity condo prices rose only about 4.5% nominal from Q3 2019 to Q4 2024, while Thai CPI rose about 8.2%. Here is what that means for foreign buyers.
- [Thailand's New Condo Launch Pipeline H1 2026: A Foreign Buyer's Guide to Reading Supply-Side Signals](/blog/thailand-new-condo-launch-pipeline-h1-2026): A foreign buyer's guide to reading Thailand's H1 2026 new condo launch pipeline: Q1 launch units, pricing, developer confidence, resort-market supply, and H2 buy/wait signals.
- [The Sukhumvit BTS Corridor Condo Oversupply Map: Station-by-Station Data 2026 Foreign Buyers Are Missing](/blog/bangkok-sukhumvit-bts-corridor-condo-oversupply-2026): A station-by-station 2026 map of Sukhumvit BTS condo oversupply, showing why foreign buyers should not treat Asok, Phrom Phong, Bang Chak, Punnawithi, Udom Suk, and Bang Na as one market.
- [Asalha Bucha and Khao Phansa 2026: Foreign Buyer Playbook for Thailand's Property Slowdown](/blog/asalha-bucha-khao-phansa-property-buying-slowdown-2026): A practical guide for foreign buyers on how Thailand's late-July Asalha Bucha and Khao Phansa holiday window slows property transfers, bank coordination, and seller response times in 2026.
- [Where Thai Property Demand Actually Went in H1 2026 — And What Foreign Buyers Missed](/blog/where-thai-demand-went-h1-2026): A contrarian H1-to-date stocktake of Thailand property demand in 2026: not who bought, but where demand shifted across Bangkok periphery, regional micro-markets, and the ฿2-5M affordability band.

## Guides

- [Foreign Ownership Guide](/guide/foreigner-property-ownership): Complete guide to property ownership rules for foreigners

## Highlights

- [Karnkanok Ville 23 highlight](/highlight): Neighborhood-first showcase for a resale home in San Kamphaeng, Chiang Mai.

## Tools

BaanRow has 17 free property calculators and decision tools.

### Mortgage

- Mortgage Calculator — URL: https://baanrow.com/tools/mortgage — computes: Thai mortgage amortization with multi-tier promo rates + prepay scenarios. Summary: Thai 3-tier promo rates + amortization + prepayment scenarios Topics: mortgage, amortization, home loan thailand, ผ่อนบ้าน, คำนวณกู้บ้าน, ดอกเบี้ยบ้าน, ตารางผ่อน
- DSR / Affordability — URL: https://baanrow.com/tools/dsr-calculator — computes: How much house can you afford? DSR thresholds + LTV caps + bottleneck detection. Summary: Max loan amount from Thai bank DSR thresholds + BoT LTV caps Topics: DSR thailand, mortgage affordability, LTV cap, DSR, กู้บ้านได้กี่ล้าน, เงินเดือนซื้อบ้าน, LTV
- Refinance Savings — URL: https://baanrow.com/tools/refinance — computes: Compare current vs new mortgage offer with switch costs + break-even. Summary: Compare current vs new mortgage with all switch costs Topics: refinance thailand, mortgage refinance roi, รีไฟแนนซ์บ้าน, รีไฟ คุ้มไหม, switch cost
- Prepayment Savings — URL: https://baanrow.com/tools/prepay-savings — computes: Mortgage prepayment savings — monthly vs yearly vs lump-sum simulation. Summary: Mortgage prepayment scenarios — monthly vs yearly vs lump sum Topics: mortgage prepayment thailand, pay down mortgage faster, โปะบ้าน, โปะรายเดือน, prepayment
- Joint Loan — URL: https://baanrow.com/tools/joint-loan — computes: Joint loan with 2-4 borrowers — combined DSR + max joint loan vs individual. Summary: Joint mortgage with 2-4 borrowers — combined DSR + max loan Topics: joint mortgage thailand, co-borrower, กู้ร่วม, กู้บ้าน 2 คน, joint loan
- Bridge Loan — URL: https://baanrow.com/tools/bridge-loan — computes: Bridge loan cost — short-term loan to buy new before selling old, 8-15% rates. Summary: Short-term bridge loan to buy new home before selling old Topics: bridge loan thailand, bridge loan, สะพานเงินกู้

### Tax & Transfer

- Transfer Fee — URL: https://baanrow.com/tools/transfer-fee — computes: Thailand land-office transfer fee, mortgage fee, SBT, stamp duty, WHT. Summary: All 5 land office fee line items + 2569 government discount Topics: transfer fee thailand, land office fee, ค่าโอนบ้าน, ค่าโอนที่ดิน, ค่าจดจำนอง, อากรแสตมป์, WHT
- Capital Gains Tax — URL: https://baanrow.com/tools/capital-gains — computes: Thailand property sale tax — WHT progressive + SBT + stamp + transfer fee. Summary: Property sale tax for individual sellers — net gain after taxes Topics: property sale tax thailand, capital gains, ภาษีขายบ้าน, ภาษีขายที่ดิน, capital gains
- Land & Building Tax — URL: https://baanrow.com/tools/land-tax-2569 — computes: Thailand annual Land & Building Tax — 4 use types with bracket lookup. Summary: Annual property tax for tax year 2026 with 4 use types Topics: land building tax 2026, thailand property tax annual, ภาษีที่ดิน 2569, ภาษีที่ดินสิ่งปลูกสร้าง, land building tax

### Investment

- Net Rental Yield — URL: https://baanrow.com/tools/rental-yield — computes: Real condo rental return after juristic + vacancy + agent + WHT + income tax. Summary: Real condo rental return after all costs Topics: net rental yield thailand, condo investment yield, rental yield, ผลตอบแทนปล่อยเช่า, condo investment
- Rent vs Buy — URL: https://baanrow.com/tools/rent-vs-buy — computes: 10-year wealth comparison: buy stream (mortgage + equity) vs rent stream. Summary: 10-year wealth comparison with crossover detection Topics: rent vs buy thailand, should I rent or buy, ซื้อหรือเช่า, rent vs buy, ผ่อนถูกกว่าเช่า
- Condo TCO — URL: https://baanrow.com/tools/condo-tco — computes: Total cost of owning a Thai condo over 10 years — juristic + sinking + tax + repairs. Summary: Total cost of owning a Thai condo over 10 years Topics: condo total cost ownership thailand, ต้นทุนคอนโด, ค่าใช้จ่ายคอนโด, condo tco

### Construction

- Construction Cost — URL: https://baanrow.com/tools/construction-cost — computes: Thai new-build cost per sqm — Economy/Standard/Premium tiers + story factor. Summary: Thai new-build cost per sqm with finish grade tiers Topics: construction cost thailand, build house cost, สร้างบ้าน ราคา, ค่าก่อสร้าง, ตารางเมตร, price per sqm
- Land Title Wizard — URL: https://baanrow.com/tools/land-title — computes: Thai land title type wizard — Chanote, Nor Sor 3, Por Bor Tor 5, SPK 4-01. Summary: Thai land title type checker with risk assessment Topics: thai land title types, chanote nor sor 3, โฉนดที่ดิน, นส3ก, ภบท5, land title thailand

### Foreigner

- Visa ROI — URL: https://baanrow.com/tools/visa-roi — computes: Thailand Privilege Visa vs Retirement Visa cost comparison with opportunity cost. Summary: Privilege Visa vs Retirement Visa cost over your stay Topics: thailand privilege visa, elite visa roi, retirement visa thailand, Privilege Visa, Elite Visa, Retirement Visa

### Lifestyle

- Cost of Living — URL: https://baanrow.com/tools/cost-of-living — computes: Compare 6 Thai cities — Bangkok, Chiang Mai, Phuket, Pattaya, Hua Hin, Koh Samui. Summary: Compare 6 Thai cities monthly cost of living Topics: cost of living thailand, bangkok vs chiang mai, ค่าครองชีพ, cost of living thailand

### Energy

- Solar Calculator — URL: https://baanrow.com/tools/solar-calculator — computes: 24h solar PV simulation — kWh/day + monthly savings + payback. Summary: Free 24-hour PV simulation for Thai homes Topics: solar calculator thailand, solar roi, คำนวณโซล่าเซลล์, solar ROI, แบตเตอรี่บ้าน

## API

- [List all active properties](/api/v1/listings): GET, returns JSON array
- [Search properties](/api/v1/listings/search?q=): GET, natural language search
- [Property types](/api/v1/property-types): GET, available categories
- [Locations](/api/v1/locations): GET, supported cities

## Data

- [All listings (detailed)](/llms-full.txt): Complete listing database in markdown format

## Contact

- Website: https://baanrow.com
- LINE: @baanrow