Questions we answer most often.

Embark Estate is a boutique luxury real estate advisory in Thailand, founded in 2025 by Luka Močnik. In Bangkok the firm works the three central residential corridors, the Lumphini park-axis, the Sukhumvit corridor and the Riverside, with appointed positions on four flagship branded residences and specialist resale and rental coverage at Dusit Residences at Dusit Central Park. On the coast it covers Phuket, Pattaya, Hua Hin and Koh Samui, with appointed positions on eighteen further projects. Beyond those, it advises on resale and rental across a broader developer network. The office is at One Bangkok, Tower 4, 28th Floor, Wireless Road, and there is no second office anywhere.

Embark represents private buyers, Thai and international, looking at residences in central Bangkok or on the Thai coast in roughly the USD 500K to USD 5M price band. We work for the buyer side. On the appointed projects we also act as a sales agency for the developer, which is a defined commercial relationship and not a conflict, because the appointed-sales-partner mandate is to introduce qualified buyers, not to negotiate the buyer's terms against the developer.

It means the developer has formally appointed Embark Estate, in writing, as one of a small number of agencies authorised to sell residences in a specific project. The appointed mandate gives us direct access to the developer's sales team, current availability, price lists, lease documents, and floor plates. It does not mean Embark is the only agency on the project; developers typically appoint more than one. Embark uses the word "appointed" only for the 22 projects listed above, four in Bangkok and 18 on the coast. At Dusit Residences, Embark advises on resale and rental without holding an appointment. For every other project, the language is "represented through our developer network" or "Embark advises on resale."

22 in all: four in Bangkok and 18 on the coast. In Bangkok, Upper House Residences and The Wireless Residences by Upper House, the two Houses of the Wireless Road development (Swire Properties and City Realty, Embark one of the appointed sales partners on both), EI8HTEEN SEVEN (One Bangkok, Wireless Road, completed Q1 2026), and ONE89 Wireless (One Bangkok, Wireless Road, completed 2025). On the coast, since August 2026, Embark is an appointed sales agency for Banyan Group, covering the Banyan Tree and Angsana projects in and around Laguna Phuket on the Bang Tao shore plus Skypark Lucean Jomtien in Pattaya, and for PROUD Real Estate, covering The Residences at InterContinental Phuket Resort, InterContinental Residences Hua Hin and VEHHA Hua Hin. An appointment is not a reason to recommend a building. At Dusit Residences at Dusit Central Park (Dusit International and Central Pattana, handover from July 2026) Embark is not an appointed agency; it is one of our most active buildings, and we advise on resale and rental there with new-development sales now transferring. Other projects on the site are represented through our broader developer network or covered as resale and rental advisory.

Yes, on the coast: Phuket, Pattaya, Hua Hin and Koh Samui, read shore by shore. Embark is a Bangkok firm and keeps no office and no staff anywhere else, and we would rather say that than imply a branch we do not have. What we do have is people on the ground in Phuket who take clients through the properties they ask about, and Luka travels down himself for a significant purchase. On 18 coastal projects we are an appointed sales agency, for Banyan Group and for PROUD Real Estate; on the rest we are buyer-side and nobody pays us to put a project in front of you. Every coastal project page states which of the two it is.

English and Thai for all written advisory and most conversations, and the site is fully bilingual at every page. The site also publishes in Traditional and Simplified Chinese, Japanese and Russian, the last of these across the coastal pages. For Mainland Chinese buyers, written follow-ups can be arranged in Simplified Chinese on request, and WeChat is supported as a contact channel. For other languages Embark works with trusted translators for documentation; preliminary conversations are in English.

Yes, on specific terms, and the terms matter more on the coast than in the city. A foreigner can hold freehold title to a condominium unit in Thailand as long as the foreign-owned share of the building does not exceed 49 percent of total saleable area. Most of the projects Embark covers have foreign-quota units available, though availability tightens on the most-sought addresses. Foreigners typically cannot hold freehold title to land, so houses and standalone villas, which are far more of the coastal market than the Bangkok one, usually trade on registered leasehold or via a Thai company structure. A renewal option on a lease is a contractual promise from the landowner rather than a right registered in advance, so its value depends on the drafting and on who stands behind it. We read that clause before a reservation, not after. This is a general summary. Every transaction requires formal legal advice from a Thai lawyer on the specific property, the buyer's tax residency, and the buyer's home-country obligations. Embark works alongside lawyers we trust; we do not give legal or tax advice ourselves.

On the appointed projects, Embark is paid by the developer, not the buyer. The buyer's purchase price is the developer's published price; there is no separate fee from us. On resale and rental advisory work, the standard practice in Bangkok is that the seller or landlord pays the agency commission. Embark does not charge a buyer-side retainer or a viewing fee. If a future engagement falls outside the standard structure, the fee arrangement is explicit and agreed in writing before any work begins.

The fastest way is the contact form on this site. It takes about ninety seconds and asks for the project or corridor you're interested in, your timeline, and the best way to reach you. Luka personally replies within 4 hours during Bangkok working hours (9am to 7pm, Monday to Saturday). WhatsApp, LINE, WeChat, and email are all supported. There is no obligation, no automated funnel, and no sales follow-up if the conversation isn't useful to you.

Yes. Before keys change hands on a new condominium, we introduce buyers to trusted handover-inspection partners who walk the unit and document any defects the developer is contractually obliged to fix. Most buyers do not have the equipment, the technical eye, or the patience to inspect a new unit thoroughly, and once a unit is signed for, the developer's repair obligation narrows sharply. The inspection partners we work with cover finish, mechanicals, plumbing, electrical, joinery, and glazing, and produce a written defect list. Embark makes the introduction. The inspection engagement itself is between the buyer and the inspection firm.

Yes. A delivered condominium is a frame, not a home. We introduce buyers to a network of interior designers and fit-out specialists we have worked with, from boutique studios specialising in branded-residence interiors through to specialists in lighting, joinery, and Thai craft furniture sourcing. Embark makes the introduction. The working relationship is between the buyer and the designer. Interior design is its own discipline and we respect it; our role afterwards is to stay available if questions about the unit, the building's regulations, or the developer's handover process come up during the fit-out.