A clear way
to work together.

Your report, from research to next steps

Every Buyer Report combines research with one observational TOMA property visit. If you would like another visit, we confirm the additional TOMA visit rate with you in writing before arranging it.

When your purchase needs a handover or defect inspection, legal advice or another specialist check, we can help you find the right provider and coordinate an introduction. These are separate services, with their scope and fees agreed directly with the provider. See specialist support for the details.

Technical certification, tax or financing advice, transfer work and property management are outside the Buyer Report. We assess commercial or more complex properties before offering an individual written proposal. If you are still looking for a property, Property Sourcing is available separately.

Putting your recommendation to use

Your report sets out a market-supported price range, a recommended purchase target, a suggested opening offer and a conditional purchase ceiling. We explain the reasons, assumptions and confidence behind each figure so you can use them in your decision.

The purchase ceiling helps you judge value against your brief; it does not assess your affordability or borrowing capacity. The report provides decision support, rather than a certified valuation, investment underwriting or legal clearance.

Your Negotiation Brief gives you evidence-led arguments, questions and wording to adapt. You or your appointed representative handle seller contact, offers and negotiations, while your lawyer advises on contractual wording and legal commitments. Transaction representation and drafting binding terms are outside the report service.

Property condition, seller decisions and future returns depend on factors beyond the report. We do not guarantee condition, seller acceptance, a discount, savings, recovery of the report fee or investment returns. Any comparison with an asking price is price context, not evidence of achieved savings.

Ordering your report

Choose your Condo, qualifying Land or House Buyer Report on the Services page. Your Order Summary shows the selected report, scope and USD 5,000 one-time fee before you continue to Stripe.

At checkout, you enter your name, email and essential property details, review the total and accept these conditions. Stripe handles your card details securely; TOMA does not receive your card number. The fee covers one report about one property, including the TOMA visit described above.

Stripe emails your payment receipt. This records your payment and is not a tax invoice. Your card issuer may apply separate currency-conversion or international-transaction charges. Additional TOMA visits, specialist services and Property Sourcing are priced separately and require your agreement.

What happens after payment

Within two business days, we email you about the property’s suitability, independence, available evidence and timing. We confirm the accepted property and send a checklist of the information needed to prepare your report.

Condo and House reports target ten business days after we accept the property and receive the required information. Time spent gathering that information comes before the target period begins. For Land, we propose the timetable and delivery date in our confirmation.

If the property falls outside the standard scope, a conflict prevents independent work, the evidence cannot support a useful report or we cannot proceed, we refund the full report fee to your original payment method. Any proposed change to the report or additional work is explained for your written agreement before further payment or work. You can also ask us a question before ordering, without paying.

If your plans change

To cancel, email hello@tomaguide.com from the address used at checkout. We let you know in writing when substantive research begins, so you know which refund terms apply.

Before substantive research begins: we refund your report fee in full.

After that notice and before delivery: we refund 50% of the fee (USD 2,500).

If TOMA cannot deliver the agreed report: we refund your report fee in full.

A recommendation to offer less, pause or walk away can be a useful outcome of the report. It still counts as delivery of the agreed work. After delivery, a change of mind alone does not create a refund.

Refunds go to the original payment method. Your rights and remedies for a service failure, misdescription or other problem under applicable law remain unaffected. Separately commissioned work has its own agreed cancellation terms.

Support across time zones

We understand you may be buying from overseas or fitting the purchase around a busy schedule. We work with you by email and shared documents, so you can send information and review our findings at a time that suits you, across time zones.

Your report and included follow-up are provided online and in writing, giving you a clear record to revisit and share with your advisers. We confirm how documents will be shared and how your report will be delivered in your written scope.

A clear delivery plan

Condo and House reports target 10 business days after we accept the property and receive the required information. We confirm the actual date by email after payment and before substantive research begins. This gives you time to gather the requested information before the report period starts.

For Land, we propose the delivery date by email within two business days of payment, before substantive research begins. If that date does not work for you, we refund the full fee.

We arrange the included TOMA visit as part of preparing your report, subject to seller, agent or property-manager access permission. If access is unavailable, we explain what we could review and how that affects the findings, then proceed using available evidence. The visit gathers observations; certification of physical condition and structural or specialist defect inspections require a separate professional scope.

Help understanding your findings

Your Condo Buyer Report includes one round of written factual clarification, requested within 14 calendar days of delivery. Send your questions together so we can address the relevant findings in one response. For Land, House and custom work, we confirm the written follow-up in your scope.

This follow-up helps you understand the delivered report. New investigations, another property or ongoing advice require a separate agreement before additional work begins.

When more information is needed

We show you what was reviewed, the dates of the evidence and the questions still to resolve. Public records, supplied information and specialist findings are identified clearly, and asking prices are distinguished from completed sales.

If a missing document or an unresolved issue could change the recommendation, we explain its practical effect and the next step to consider. That may mean a further check, a revised offer, more investigation or setting the property aside. Ownership, compliance, legal access and concealed conditions need the appropriate records or professional checks; the report supports your decision without providing legal or technical clearance to buy or build.

We raise material issues as they emerge. If a gap prevents the promised price guidance, we explain which figures need to wait and discuss your options under the agreed change, cancellation and refund terms. Changes to the output or timetable need your agreement. An adverse finding alone does not add a fee. A new property, extra investigation or later market update is agreed separately before work or charges are added.

Introductions and practical coordination

Our expertise is independent property analysis and buying recommendations. If a question needs a handover or defect inspector, lawyer or another specialist, we can recommend qualified third-party providers, make introductions and help coordinate arrangements. For clients buying from overseas, this gives you a way to connect with local professionals while keeping the arrangements in writing.

The specialist’s scope sets out the proposed checks, access, deliverables, limitations, fees and terms for you to review. You agree the work directly with the provider before it begins and pay them separately. You are also welcome to use your own providers. We agree how their findings can inform your report and identify who prepared them.

Condo handover / defect inspection

For a closer check of a completed Bangkok condo unit, we can introduce you to a qualified inspector. A handover / defect inspection checks agreed, accessible areas for visible defects and provides written findings and photographs. The inspector explains the methods and limitations in their scope. This is a separate service from the observational TOMA visit included in your report.

Structural certification, concealed-condition checks, invasive investigation, specialist testing, measured surveys and whole-building assessments need the appropriate specialist and a separate scope and quotation. You approve any further visit, additional work or extra charge before it proceeds.

Legal advice for a condo purchase

A qualified Thai lawyer handles title/quota verification, contract advice and conveyancing. We can recommend a lawyer and help coordinate the introduction. Our property analysis identifies relevant questions and missing evidence so you know what to discuss with your lawyer; the lawyer provides the legal advice and verification under your direct appointment.

Land: further checks and ownership advice

We help identify the checks that matter to your intended use and can connect you with the relevant professionals. Separate specialist scopes cover title/encumbrance searches, legal-access verification, boundary/topographical surveys, physical or environmental/ground investigations, architectural test-fits, certified valuation, full feasibility and permit advice/approval. A qualified Thai lawyer handles property-specific legal due diligence. These checks are outside the base report and should be completed before a purchase commitment where needed.

Your lawyer also advises on your personal or corporate eligibility and acquisition structure. TOMA focuses on property analysis; business-structure approval, company formation, nominee arrangements and work intended to circumvent ownership restrictions are outside our service. See ownership advice and our scope.

House: physical and legal checks

We explain what the available information and our visit observations mean for your buying decision, including questions to resolve next. Where needed, we can introduce you to a qualified lawyer, handover or defect inspector, or engineer and help coordinate arrangements.

Structural or concealed-condition inspection, engineering assessment, title searches, legal-access verification, surveys, certified valuation and contractor quotations are separate from the Buyer Report. The relevant provider defines and carries out that work under the scope you agree directly with them.

Order online, then shape your brief with us

Your Order Summary shows the service, fixed fee and next steps before you continue to Stripe. At checkout, share your name, email, property type, preferred area and budget. These details are a starting point; we develop the detailed search brief with you after payment.

Within two business days after payment, we email a search questionnaire. You can share an existing brief instead. We help refine your priorities, clarify any further information needed and confirm whether we can accept the search. We then prepare a clear brief for your agreement, including the search boundaries, start and end dates, and arrangements for sharing your shortlist.

When your 30-day search begins

The search begins on the agreed start date, once we have accepted your brief and received the information needed. Time spent gathering information and refining the brief comes before the 30-calendar-day search period.

If we cannot accept your brief or agree a workable start date, we refund the full fee to your original payment method before starting. We also confirm cancellation terms for an active search in writing before work begins. If we cannot agree those terms, we refund your fee in full. Any additional scope, work or charge needs your agreement first.

Your shortlist and next steps

You receive a written shortlist of up to five distinct properties, with key facts, reasons for inclusion, asking-price sources and dates, open questions and the contact routes shared by the sources.

We search across owners, agents and developers, identify likely duplicate listings and distinguish advertised prices from prices confirmed by a source or owner. These remain asking prices rather than verified transaction values; availability and prices may change.

The fee pays for the agreed search work. If fewer than five properties fit, we deliver our findings and explain the gap. We cannot promise five matching properties or a successful purchase. You can contact the sources directly or ask us to make the first introduction.

For your search, our only income is the fee you pay us. We accept no seller or developer commissions, co-agent commission splits, referral or recommendation fees, completion bonuses or other third-party financial benefits. Affiliated properties are excluded.

Once you identify a property, you can plan the checks needed for the next stage. Legal eligibility, title review, physical inspection, valuation, negotiations, offers and closing are separate from the search. Your legal adviser handles acquisition and eligibility advice. A Condo, Land or House Buyer Report can be commissioned separately for an eligible property.

Prefer to discuss your search first?

The sourcing enquiry is free and creates no payment obligation. We can help you understand whether the standard search fits before you order. For customers who contact us directly, we send the search questionnaire with the invoice or payment link; an existing brief is also welcome. Each search follows its confirmed timetable and support arrangement.

The team behind your report

Tom Jakkapat leads TOMA’s property analysis, included observational visit and final written assessment. We explain the evidence, unresolved questions and recommended next steps so you can make an informed purchase decision. When specialist findings contribute to the report, we identify their author and scope and explain how they inform our analysis. The specialist remains responsible for their professional assessment.

TOMA is buyer-paid, and our fee does not depend on whether you buy. We accept no seller, developer or broker commissions, referral payments or completion bonuses for a reviewed transaction. We exclude properties affiliated with Tom, NORMAL or ARQ10. Our independence policy explains how we protect the independence of your report.

Questions about the service

If you are unsure how the service fits your plans, send us your question and we’ll respond in writing. You can use the same route for a privacy request. There is no need to choose or purchase a report to ask.