How we work
Four conversations. Then keys.
Median time from first WhatsApp to keys-in-hand: 6 weeks. The first conversation is free and obligation-free. We'll often tell you we're not the right fit if your brief doesn't match what we do well.
- 01
Discovery · 45 min
Tell us what mornings should feel like.
A private call. We map your life — not your budget. Sunrise side or sunset side, walk to surf or drive to dinner, family compound or pied-à-terre.
Deliverable: Mutual fit. We tell you honestly if we're not the right agency.
- 02
Curated shortlist · 7–10 days
A short list nobody else will see.
We open our off-market book. You get 5 villas matched to the brief — at least two of them not advertised online. Each comes with our personal walkthrough notes.
Deliverable: Walkthrough notes, school-distance calc, neighborhood profile, real photo set.
- 03
Lease review & due diligence
We read the lease so you don't get caught out.
Deposit terms and how it comes back, who pays for the pool, AC servicing and the garden, the renewal cap, the break clause, and the owner's pet rule — in writing. Bilingual EN/TH lease, fixed-fee, all on paper. We re-negotiate three standard clauses on every lease — see the journal for which ones.
Deliverable: Bilingual EN/TH lease, deposit terms in writing, every monthly cost spelled out before you sign.
- 04
Move-in & concierge
Keys, utilities, plants, helper.
Lease signed, deposit and first month settled, utilities switched into your name, a documented inventory check-in so your deposit is protected, optional interior styling, and a household manager on standby for the first 90 days. Welcome basket the family will remember.
Deliverable: Day-1 ready villa. School onboarding paperwork. Bank intro. Driving advice.