Different owners need different things. We start by working out which one you are.

A villa that sits empty for eight months and a condo let on annual leases need completely different management — and often different companies. Tell us which situation is yours.

Tell us about your villa How it works

Free for owners. Our partners pay us — you pay their normal rate.

Thai residential street with a villa, a townhouse and a bungalow side by side

Four situations

Which one sounds most like you?

Each page covers the worries we hear from that group, what actually matters for them, and which services genuinely fit.

Overseas ownersYou live abroad and the house sits empty for months→ ExpatsYou live here, or half here, and travel often→ InvestorsYou bought for income and want the numbers to work→ Airbnb hostsYou let short-term and depend on reviews→

Why we sort owners first

The same company is rarely right for two different owners.

A company that excels at annual leases for expat families is not necessarily the right choice for a holiday pool villa that needs its calendar filled — and a caretaking-only arrangement is often what a property needs, not a full management contract.

If you are not sure which you are

Most owners are a mix. A villa half-let in high season and empty the rest of the year is both a short-term and a caretaking situation. Tell us how the property is actually used and we will tell you which combination makes sense — including when the honest answer is "less than you think".

One thing we say to everyone: the invoice question matters more than the fee. A company that adds margin to contractor work will cost you more over a year than a company with a slightly higher monthly fee and transparent invoices. That is the first thing we check.

Questions owners ask

Which owner are you?

Which type of owner are most of your clients?

Overseas owners with a property that sits empty for much of the year — that is the largest group by some distance. Expats who travel and investors running short-term lets make up most of the rest.

I am between two of these categories — does that matter?

No, it is common. A villa let in high season and empty otherwise is both a short-term rental and a caretaking situation. Tell us how it is actually used and we will say which combination fits.

Can you help if I am not sure what I need yet?

Yes, and it is usually the best time to ask. Describe how you use the property and what worries you; we will tell you which services make sense and which would be money spent for nothing.

Tell us about your villa

Fifteen minutes now saves you a lot of guessing later.

Send us the basics — where the property is, how you use it, and what you would like taken off your plate. We come back with a plain answer and two or three vetted local companies that fit.

Free for owners — no obligation
We reply personally, usually within one working day
We compare at least two companies, never one
Your details are not passed to anyone without your consent