Comparing Bangkok agent proposals for a THB 41,580,000 detached home

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compass.keen

Homeowner
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THB 41,580,000 is the expected selling price, so even a small difference in the fee calculation could be significant. I am comparing agents for a detached home in Bangkok after becoming frustrated by duplicated adverts and properties that were no longer available.

The cheaper proposal leaves several parts of the sale to me, while the more expensive agent says it will arrange the photographs, screen enquiries, conduct negotiations and coordinate matters through closing. How can I test whether those promises justify the extra charge?

I thought of asking each firm to define a qualified buyer, provide relevant completed examples, state its normal reply time and explain who handles the property when the main contact is absent. I also want the fee trigger, marketing charges, conflict disclosures and responsibility after an accepted offer set out in writing. What else would you measure?
 
Make each agent describe the same sale from instruction to closing, in writing. Ask who takes the photographs, where and for how long the listing appears, how enquiries are recorded, what “qualified buyer” means, who conducts viewings, and who follows up after an offer.

For performance claims, request relevant recent examples rather than a general sales total. Also ask for normal and maximum response times, including weekends, and the exact point at which the fee becomes payable.
 
Before comparing the numbers, are all proposals using the same fee basis? A percentage and a fixed fee can look close at THB 41,580,000 but behave differently if the final price changes. I’d also clarify whether photography and other marketing costs are included, separately approved or payable even if there is no sale. Are the appointment periods and exclusivity terms comparable?
 
That’s important. I’d add that “recent comparable sales” needs defining. Similar price alone is not enough; ask why the property, location and buyer profile are relevant to this detached home. They may be unable to share confidential details, but they should still explain the comparison.

I would not give much weight to a fall-through percentage without context. One difficult transaction handled well may tell you more than a polished headline figure.
 
I partly disagree on response time as a useful measure. A fast acknowledgement is easy to promise and does not prove that someone will qualify an enquiry properly. Better questions are: who responds, what information is collected before a viewing, and when the seller receives feedback. Speed matters, but the workflow behind it matters more.
 
A simple comparison table should expose most of this. Rows could cover fee basis, extra expenses, photography deliverables, listing maintenance, enquiry ownership, viewing arrangements, qualification steps, offer presentation, negotiation authority, closing coordination and support if a buyer withdraws.

For every row, record the named person responsible—not merely the agency. Then ask what happens when that person is unavailable. The expensive proposal only has value if its broader scope is actually assigned and delivered.
 
One more practical test: send every agent the same hypothetical offer scenario. For example, ask how they would present an offer below the expected price when the buyer wants a quick decision and has conditions attached. You are looking for a clear process: written terms, confirmation of the buyer’s position, competing-interest disclosure, your instructions before any counteroffer, and a record of what was communicated. The answers should be more revealing than sales language.
 
Be careful not to turn this into a contest for the longest service list. If the cheaper agent is strong at finding and negotiating with buyers, some excluded coordination may be manageable elsewhere. Conversely, premium photography has limited value if listings are duplicated or left stale.

I’d ask each agent who controls status updates across every advertised listing and how quickly withdrawn, reserved or changed information is corrected.
 
Conflict disclosure deserves its own written question. Ask whether the agent may also act for, receive compensation connected with, or introduce other services to the buyer, and how that would be explained to you. The answer should be specific to the proposed arrangement.

My decision would come down to three things: a clearly defined fee trigger, one accountable contact, and a credible offer-to-closing process. Anything vague should be clarified in the agreement before choosing on price.
 
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