The SANCTIONED SCORE™ Explained

The SANCTIONED SCORE™ is a proprietary investment rating system developed to cut through the noise of property marketing and give investors a single, data-driven number that reflects a property's true investment quality across nine dimensions. Every property listed on Sanctioned Luxury receives a score from 0 to 100. Properties scoring above 85 are classified Elite Investment grade. The score is recalculated as market conditions, rental data, and comparable sales evolve — it is not a static marketing figure. The score addresses the fundamental problem with Thai real estate: there is no independent, standardised way to compare properties across different developers, areas, and price points. A developer's own marketing materials are not a neutral source. The SANCTIONED SCORE™ is.

Each dimension is weighted by its contribution to long-term investment performance: 1. Rental Yield Potential (20% weight) Estimated gross yield based on comparable rental transactions in the building's sub-market, adjusted for the property's specific attributes (view, size, floor, finish level). 2. Capital Appreciation Outlook (18% weight) Assessment of price growth trajectory based on land scarcity, infrastructure proximity, developer reputation, and area demand trends. 3. Luxury Score (15% weight) Quality of finishes, amenities, building design, and brand positioning. Properties in genuine luxury buildings with hotel-standard facilities score significantly higher. 4. Location Premium (14% weight) Beachfront, sea view, and proximity to key amenities command meaningful premiums in Pattaya. This dimension quantifies the location advantage relative to the sub-market. 5. Airbnb Viability (12% weight) Whether the building permits short-term rentals, the catchment's STR demand density, comparable ADR, and estimated occupancy. Scored down heavily for buildings with restrictive bylaws. 6. Foreign Ownership Security (10% weight) Freehold condominium in foreign quota scores highest. Registered leasehold with superficies scores well. Unregistered or legally uncertain structures score zero. 7. Developer Credibility (5% weight) Number of completed projects, on-time delivery record, build quality of prior developments, and financial standing. 8. Area Demand Coefficient (3% weight) Area-specific demand index based on tourism data, transaction volumes, and infrastructure investment. Wongamat and Na Jomtien currently score highest. 9. Market Liquidity (3% weight) How quickly similar units in the building and area transact. Illiquid assets carry a discount regardless of other metrics.

Properties are classified into six investment categories based on their overall score profile: Elite Investment (85–100): exceptional across all nine dimensions. Typically beachfront freehold condominiums in Wongamat, Na Jomtien, or Pratumnak from established developers with proven rental demand. Airbnb Monster (80–92, high Airbnb viability): strong STR income potential. Sea view, STR-permitted building, proven occupancy comps. High Appreciation (78–90, high appreciation score): properties where capital growth is the primary return driver — typically off-plan in emerging premium locations like Na Jomtien. Luxury Speculation (75–88, high luxury score, lower yield): premium branded developments where the investment case is brand appreciation and lifestyle value rather than rental income. Retirement Safe (70–82): stable, low-maintenance properties in established expat enclaves with consistent long-term rental demand and strong foreign ownership security. Hidden Gem (72–85, undervalued relative to score): properties where the fundamentals score higher than the current market pricing implies — early stage or overlooked opportunities.

The SANCTIONED SCORE™ is a starting point for due diligence, not a replacement for it. What the score tells you: how this property compares to every other property on the platform across the nine investment dimensions. A score of 91 means this property is in the top tier of investment quality on the platform. What the score does not tell you: your personal tax position, your financing costs, your specific rental management arrangements, or any property-specific legal issues that only a lawyer's due diligence will uncover. How to use it in practice: • Filter for properties above 80 as your starting universe for a serious investment search • Use the sub-score breakdown to identify which dimensions drive the headline score — a property scoring 91 on rental yield but 60 on foreign ownership security warrants specific legal attention • Compare scores within a sub-market (e.g., all Jomtien properties) rather than across very different price tiers • Revisit the score over time — as the market evolves, a property's relative score position can shift