Over the past two years, Thailand’s property market has seen some of the most meaningful regulatory progress in decades. The government has tightened up laws on leaseholds, standardized condo booking contracts, and pushed developers toward greater transparency. Buyers now enjoy fairer terms, renters have more protection, and investors are gaining confidence again.

But while these improvements are welcome, one major part of the industry remains wide open — real estate agency practice. And it’s time we fixed that.

The Problem: No Licence, No Accountability

At the moment, anyone in Thailand can call themselves a real estate agent. There’s no official licence, no exam, and no central authority to ensure agents understand the law, follow ethical standards, or represent clients properly.

That means the public — especially foreign buyers — often have no way of knowing whether the person they’re dealing with is trained, insured, or even connected to a legitimate company.

While Thailand has worked hard to protect buyers and tenants through new laws, the very people representing those clients are still completely unregulated. That’s a gap that weakens the credibility of the entire market.

Freelancers Without Oversight

Over the years, the number of freelance agents operating independently — often with no office, no permit, and no supervision — has exploded. Many of these individuals work hard and mean well, but without structure, even small mistakes can have serious consequences: lost deposits, misrepresentation, or incomplete paperwork that causes delays or disputes.

To strengthen the industry, I believe Thailand should require all agents to be officially registered under licensed real estate offices. Just as you can’t practice law or accountancy without being tied to a regulated firm, property agents should also be accountable to a professional entity.

This would immediately raise standards. Agencies would have a legal duty to monitor how their agents operate, protect client funds, and follow proper advertising and disclosure practices. Freelancers who wish to continue working could simply join or affiliate with an established brokerage — but they’d need to meet a minimum professional standard first.

The Case for a National Real Estate Licence

A licensing system would not only protect buyers and sellers — it would protect agents too. It would create a professional identity, give agents access to training and clear guidelines, and raise the overall perception of the industry.

Countries like Singapore, Australia, and the US have long proven the benefits of licensing. Their systems ensure that every transaction, from studio condos to multimillion-baht villas, is handled by a qualified professional working under clear rules. The result is public trust — and that trust drives business.

Thailand’s property industry deserves the same. A national real estate licence could be overseen by an existing body like the Department of Lands, working alongside associations such as TREBA, to test applicants, issue ID cards, and monitor compliance.

The Need for Standardized Contracts

Licensing should also go hand-in-hand with standardized contracts for property listings, sales, and rentals. While developers are now required to use clear, regulated forms, agent-side agreements remain inconsistent and sometimes confusing.

Every legitimate agent should use a contract that sets out their duties, commission structure, and code of conduct. This would make disputes far less common and give both clients and agents the clarity they deserve.

If you’re buying or selling property in Pattaya, it’s worth working with a reputable, long-established agency like Alan Bolton Property Consultants or East Coast Real Estate, where trained agents follow clear procedures and handle every step with professionalism.

A Chance to Build Real Professionalism

The truth is, Thailand’s property industry has already come a long way. The 99-year lease proposal, stronger consumer protection, and clearer ownership rules are all steps in the right direction. But if we really want Thailand to stand alongside the most trusted markets in Asia, professional licensing for agents is the next essential step.

It would weed out bad actors, lift good agents to a higher standard, and give buyers — especially international ones — full confidence that they’re dealing with qualified professionals.

Because at the end of the day, real estate isn’t just about property. It’s about people. And the people representing Thailand’s property market should be held to the same high standards the new laws are setting.

The time for voluntary ethics has passed. The time for accountability has come. Thailand needs a real estate licence — not to make business harder, but to make it better for everyone.