Theva Financia FAQ

The first secured developer financing in Thailand: you buy a THEVA villa with 30% down and 1% of the price per month for 9 years, without a bank.

Because Thai real estate was a 100% cash market for foreigners: local banks practically never finance them, and foreign banks do not finance property in Thailand. THEVA Financia creates the bridge that did not exist.

A private financial partner, bound to THEVA by a mutual exclusivity agreement. You sign a tripartite agreement with them (you, THEVA, the partner): their identity, their contract and their commitments are disclosed to you in full at that stage.

By contractual choice of confidentiality, common in private finance. Nothing is hidden from you: you contract directly with them, in black and white, before paying a single baht.

Yes. The structure rests on mechanisms expressly provided by Thai law: hire-purchase for the building, the registered lease and the right of superficies for your rights over the land and the structure, and the licensed bank escrow under the Escrow Act B.E. 2551 (2008). It complies with Supreme Court ruling 4655/2566.

Current and upcoming THEVA projects, notably THEVA Horizon Samui, THEVA Aruna and THEVA Akshaya.

THEVA Flow is staged payment during construction, with no credit: you pay milestone by milestone until key handover. THEVA Financia is long-term financing: 30% at signing, then 1% per month for 9 years. Two rhythms for the same villa.

Of course: with THEVA Flow, your payment simply follows the progress of the build, with no credit and no interest.

No. It is a secured hire-purchase: ownership of the building becomes yours through the registered right of superficies, your payments are protected by a licensed bank escrow before construction, and no asset in your home country is pledged as security.

Because a bank lends against local income and local collateral, which international buyers do not have. THEVA finances against what it controls: the land, the construction and the value of the villa itself.

Any adult individual, of any nationality, with the sole exception of persons and states under international sanctions (UN, EU, OFAC).

No upper limit. You must be 18 or older, that is all.

Yes, all nationalities are accepted, excluding international sanctions. A refusal can never be based on nationality outside that framework.

No. The program is designed precisely for non-resident international buyers.

No, no local income is required.

No. It is the other way around: during the launch offer, the program includes a Thailand Privilege membership, with a long-term visa of 5 or 10 years depending on your villa.

A simple file: a copy of your passport, a sworn declaration of source of funds and proof of the international bank transfer. Additional documents may be requested if regulation requires it.

No. There is no bank file: verification covers the origin of your funds, not your salary slips.

Yes. Buying together is reviewed within a single application, and the rights are then registered in the names of the co-purchasers.

The program is designed for individuals. A structure through a company can be reviewed case by case, upstream of the application.

Every legal profession is accepted, with no sector excluded.

Yes, as long as their origin is traceable and lawful.

No: it is private Thai financing, not reported to the credit bureaus of your country of residence. Any personal reporting obligations you may have depend on your local legislation: check with your usual adviser.

Only on objective criteria: funds of illicit or unverifiable origin, persons under international sanctions, incomplete or non-authentic documents, insufficient solvency.

Yes, every refusal is explained in writing, within the same timeframe as an acceptance. It can never be based on nationality (outside sanctions), a legal industry, age, or crypto assets of traceable origin.

Zero. No review fees, and an answer within 10 to 15 days of receiving the complete file.

30% of the villa price, paid at signing, directly into the project's bank escrow account.

1% of the villa price per month, fixed for 9 years. Indicative example: for a villa at 13.9M THB, the instalment is 139,000 THB, approximately 3,600 EUR (indicative exchange rate; the contract is denominated in THB).

For radical readability: one single number, known on day one, identical from the first month to the last. And the calculation is calibrated precisely: those 108 instalments of 1% cover exactly the financed principal (the remaining 70%) and the fixed interest of 10% per year. Nothing more, nothing hidden.

9 years, i.e. 108 monthly instalments.

10% per year, fixed, interest and service fees included. No extra cost.

No. It is fixed for the entire term, whatever happens in the markets.

Never. It is fixed in THB at signing and does not move for 9 years: no indexation, no revision, no adjustment.

You know before signing: at most 138% of the villa price (30% down plus 108 instalments of 1%), interest and service fees included. And every instalment paid before construction launches reduces that total further, because it is credited 100% against the principal.

From the launch of construction, your first instalments cover interest first, then the following ones repay principal. The total cost is strictly identical to a classic loan of the same rate and term: only the order of allocation changes.

It is the structuring used under Thai law for this type of hire-purchase. For you, nothing changes in total: 10% per year, no extra cost, and everything is written in the contract.

The contract is denominated in THB, the currency of the asset. If your currency fluctuates against the baht, the counter-value of your instalments varies one way or the other: it is the only parameter no contract can freeze. Many buyers also see it as monetary diversification towards Asia.

No, and that is deliberate: identical conditions for everyone, written and public. That is the THEVA Direct principle: the displayed price is the real price, for everyone, with no opaque negotiation.

No. Free application review, no early repayment fees, escrow fees fully covered by THEVA. The only ancillary fee is a 1% administration fee, retained only if the project is cancelled or the agreement is terminated during the escrow phase: it covers the verifications and KYC already performed.

THEVA, 100%. Not you.

No. It is optional and remains your free choice.

Registering the lease represents 1.1% of its value: one of the lowest registration costs in the Thai property market. The details are in your contract.

Directly into a dedicated project escrow account, opened with Bangkok Bank, a licensed escrow agent under the Escrow Act B.E. 2551 (2008). Not to THEVA. Not to the financial partner.

No. Neither THEVA nor the financial partner can draw from it outside the exits written in advance, executed by the bank itself.

Four, all defined in advance: the launch of construction (the funds release, your financing begins); your voluntary withdrawal before construction (the bank refunds you, less 5% of the price); cancellation of the project for lack of threshold (the bank refunds you in full, less a 1% administration fee, within 120 days); and a release by written mutual agreement of both parties, used for example to refund you in the event of termination during this phase.

A bank certificate is issued to you, confirming the existence of the account and the custody of your payments. And the release conditions are annexed word for word to your sale contract.

Yes, a copy is provided to you on simple request.

Because it is the technical agreement organising how the account operates between THEVA and the financial partner. Your rights live in your own contract: the release conditions are annexed to it word for word and are therefore directly enforceable by you.

The account is not remunerated for your benefit, but the essential point lies elsewhere: no financing interest runs against you during this phase, and every payment is credited 100% against the price of your villa.

It is a temporary phase, specific to pre-marketing, estimated in practice at 5 or 6 months. It ends at the launch of construction.

Yes, the account is designed to receive your international transfers directly, from your usual bank.

It releases in a single operation, according to the payment instruction written in advance, and is then closed. Your subsequent instalments are paid directly to the financial partner.

Because that is the phase where your money must be untouchable. After the launch, the logic reverses: it is the financial partner who disburses for construction amounts greater than what you have paid in.

The 2008 Thai law governing licensed escrow agents: only approved institutions, such as major banks, can hold these accounts, under regulatory supervision.

When the project reaches its marketing threshold of 80% of villas sold. This mechanism protects everyone: no village is launched half empty, and your money stays at the bank until commercial success is proven.

The contract provides a maximum period of 24 months from the project's first sale. Past that period, the program is cancelled by operation of law for that project, and the bank refunds you in full, less a 1% administration fee, within 120 days. Automatically, with no litigation, no negotiation.

No. The total price is fixed in your tripartite agreement and does not change, whatever happens to construction costs.

THEVA Construction, which designs, builds and delivers under its sole responsibility, with its builder and its teams.

An independent architect or quantity surveyor (QS) certifies each milestone in writing. That certificate, and it alone, triggers the payments of the tranche: neither THEVA nor the financial partner decides alone.

The construction costs themselves (contractors, suppliers, materials) are paid directly by the financial partner, without passing through THEVA: the build can never run out of resources. In parallel, THEVA receives at each stage its contractual share as builder, triggered by the same progress certificate from the independent third party. On both sides, every baht disbursed corresponds to certified construction, never to promises.

18 months maximum from the launch of construction, excluding force majeure.

You send a written formal notice; THEVA then has a 90-day cure period to deliver.

You can terminate, and the financial partner refunds you the entirety of the sums paid (down payment, repaid principal and paid interest) within 90 days. It is written in the contract.

Unforeseeable events beyond the parties' control: natural disaster, extreme weather beyond normal seasonal conditions, war or unrest, major supply disruption, pandemic, unforeseeable administrative blockage not attributable to THEVA, external general strike, unforeseen change of law. These events suspend and extend the deadlines accordingly, nothing more.

Yes: milestones certified by an independent third party, photographic reports, and tracking via THEVA App, the real-time dashboard of the THEVA ecosystem.

Conformity inspection of the villa, clearing of any reservations, key handover, then registration of your rights at the Land Office. Delivery within the meaning of the contract is an inspected, conforming delivery, not just a date on a calendar.

Ownership of the building (your villa), acquired through the registered right of superficies, plus a registered lease on the land. All inscribed in your name at the Land Office, on the land title itself.

Thai law reserves ownership of the soil. The THEVA model therefore structures registered real rights (lease, superficies) that give you use, enjoyment, transmission and protection, within a 100% legal and durable framework.

It is a registered 30-year lease, the maximum registrable term in Thailand, together with the transferable renewal priority of the THEVA model: a relationship with no expiry date, transmissible to your heirs and to your successive buyers. The full details are on the THEVA Secure Ownership page.

The real right that makes you the owner of the building independently of the soil. It is what makes the villa yours, in black and white at the registry. Together with the lease, it also gives you full enjoyment of the land.

That is the practice of off-plan purchase: during construction you are protected by the bank escrow and then by your tripartite agreement, and your 30 years of registration start on a finished villa, not on a building site. You do not lose a single day of enjoyment.

The title remains in the name of THEVA Terra, the project's land entity. The original is held as security by the financial partner, with a registered mortgage: no one can therefore sell or encumber the land behind your back for the entire duration of the financing.

The mortgage release is executed and the documents returned within 15 business days. Your rights (ownership of the building, lease) become unconditional and definitively acquired.

A Thai company dedicated to each project: it holds that project's land, grants the leases and carries out rigorously no other activity. Zero debt, zero commercial risk: your village's land is isolated from everything.

Yes, fully: a single lease, with no stacking and no simultaneous prepaid renewal. It is even one of the reasons the THEVA model exists.

Directly to the financial partner, by transfer, according to the schedule in your tripartite agreement.

Yes: the complete schedule is annexed to your tripartite agreement at signing, and your tracking (payments, remaining principal, milestones) lives in THEVA App.

A payment is only considered late from 7 days after the due date. And the first three months of arrears lead to a simple written reminder, with zero penalty: that is the good-faith regularisation period.

No. With a 7-day allowance after the due date and then three months of penalty-free reminders, a one-off banking incident costs you nothing.

The procedure is graduated and written: in month 4, a penalty of 25% of the overdue amounts only; in month 5, 50%; in month 6, 75% with a final formal notice of 30 days to regularise. Penalties never apply to the total financing, only to the arrears.

It can only be declared after six unpaid instalments and the expiry of the final 30-day formal notice. Until that point, you keep all your rights and can regularise at any time.

Let us be transparent: your rights (lease, superficies) are extinguished, the property is taken back, and the sums paid remain acquired by the lender in accordance with Section 574 of the Thai Civil and Commercial Code, the legal regime of hire-purchase. Only the principal already repaid is returned to you, after deduction of penalties and arrears.

No. Three months of penalty-free tolerance, a graduated procedure, a final formal notice, and the ability to regularise until the last day: final default can only result from prolonged abandonment, never from an accident.

If you accumulate three late payments over a rolling twelve months, even if regularised, you lose the grace period: the penalty then applies from the first day of the next delay. It targets systematic lateness, not accidents along the way.

Talk to us early. You structurally have three months of penalty-free tolerance, and regularisation remains possible at any time before final default.

Do not let silence set in. The best exit is often resale: your buyer can in turn be financed by the program, your financing is settled on the day of the sale and the value created comes back to you. Early settlement or transmission are other routes. Every written door in the contract stays open before final default.

No, never: they are calculated only on the overdue amounts, and capped at 75% of those arrears.

No. Your financing is contractually honoured to its term: even a dispute between THEVA and the partner cannot interrupt the financing of a buyer who has already signed. It is an express commitment of the partnership contract.

Yes, at any time, in full.

None. Interest is recalculated on the time actually elapsed: you only pay for the period actually financed, not the projected 9 years.

Full early settlement is free at any time, with no penalty. For a partial repayment, simply send your request to the financial partner: it will be reviewed.

The financing ends, your rights become unconditional and definitive, the mortgage release is executed and the documents returned within 15 business days.

Yes: the financing is settled on the day of the resale, with no penalty and with interest recalculated on actual time, and your rights transfer to the buyer. Better still: your buyer can in turn be financed by THEVA Financia, a liquidity advantage very few developers in Thailand can offer.

Yes, mechanically: a property accessible with 30% down speaks to far more buyers than a 100% cash property. More demand means a faster, better-negotiated sale: the financing turns your paper gain into a realised gain.

It is your villa: interior fit-out is free. Structural modifications follow the usual permits and, while the financing runs, notification of the financial partner whose mortgage secures the financing.

Yes: that is exactly what the included Thailand Privilege allows, with its long-stay multi-entry visa. Home of the heart, second home or pure investment: the program covers all three.

Yes. Your rights are transmissible, and the lease renewal priority is expressly transferable to your heirs.

Yes: the Buy Back at official cadastral value, which sits within the complete THEVA Secure Ownership framework, your protections before, during and after the purchase. The details are on the dedicated page.

Yes: a written one-year warranty on construction defects is issued to you, secured upstream by the retention applied to the builder.

Do the math: your instalments represent 12% of the price per year, and THEVA villas in Koh Samui target rental yields of 10 to 15% per year. Depending on your occupancy calendar, rental can cover part of your instalments, all of them, and in the best configurations more. Target yields, not guaranteed: full methodology in the Yield-Data Report Koh Samui 2026.

At Horizon Samui, WUA villas target 10 to 13% per year and SAMSAO villas 12 to 15%. The ranges, the methodology and the market data (built notably on AirDNA) are detailed in the Yield-Data Report Koh Samui 2026. Target yields, not guaranteed.

THEVA SuperHost, the ecosystem's five-star rental management: marketing, dynamic pricing, guest welcome, housekeeping, maintenance, and real-time reporting in your THEVA App.

No, never. The villa is yours: renting is a yield option, not a condition of the financing.

No. It is the simplest option and the one most integrated with the ecosystem, but you remain entirely free in how you manage your villa.

Yes, within the Thai regulatory framework, and it is precisely the ecosystem's profession: the group has operated hotels in Thailand since 2006, including two in Koh Samui. Your villa is operated by hospitality professionals, compliance included.

Your rental income is paid to you according to your management contract, with transparent, real-time tracking in THEVA App.

The flows remain separate by default: the rental income is paid to you, and you pay your instalments. A dedicated organisation of the flows can be reviewed with the financial partner.

Thai-source income is taxable in Thailand according to your situation, and tax treaties with many countries prevent double taxation. For your personal case, we recommend independent tax advice: we do not provide individual tax advice.

Thailand applies an annual tax on land and buildings, at a very moderate level by Western standards, varying with the use of the property. The THEVA Ownership Guide explains how it works.

Yes, as in any high-end residence: maintenance of common areas, security, clubhouse, governed by the common areas management contract issued at signing. They are independent of the financing.

You do, like any owner, at local Thai rates. If your villa is under THEVA SuperHost management, operational handling is integrated into the mandate.

By transfer from your usual bank, according to the schedule annexed to your tripartite agreement. No Thai bank account is required.

During the build, the villa is under the responsibility of THEVA Construction, until inspected, conforming delivery. After key handover, home insurance is optional and your free choice.

Your heirs have three options, at their free choice: take over the agreement on the same terms, settle the remaining principal and take the villa in full enjoyment, or renounce their rights over the property.

The tripartite agreement ends and the sums are handled according to the contractual procedure, unless a different arrangement is reached with the heirs, which the contract expressly provides can be sought.

The takeover happens on the same terms as yours; only the usual regulatory checks (identity, sanctions) apply.

The tripartite agreement is nominative; this type of situation is handled case by case, by amendment, with THEVA and the financial partner.

You are refunded directly by the escrow bank, less 5% of the villa price (for the marketing costs incurred and the immobilisation of the villa taken off the market for you), within 120 days.

Because your villa was reserved and taken off the market for you, with real costs incurred. It is the only case where this retention applies: if the cancellation comes from the project and not from you, it drops to 1%.

After three consecutive unpaid instalments, the agreement can be terminated by written notification. The bank then refunds you the sums held in escrow, less a 1% administration fee, and the villa returns to the market. You are never a prisoner of the program.

The financing of the membership and its renewals ceases only in the event of final default, within the limits of the official issuer's rules.

The kingdom's official privileged residence program: long-term multi-entry visa, airport and concierge services, managed by Thailand Privilege Card Co., Ltd., the sole official issuer.

5 years for a villa under 20M THB, 10 years for a villa of 20M THB and above.

It is financed by the program, with zero impact on your instalments or on the financed amount.

Within two months of your signature.

Because it is a launch offer of THEVA Financia, tied to this phase. Every signature during the period benefits from it definitively, whatever happens next.

Its closing date will be announced. One certainty: buyers who sign before the closing keep their membership, acquired in the contract.

The membership attached to the program is individual; family options exist under the issuer's conditions, which apply at all times.

Like any visa, the membership remains subject to the conditions and approval of the official issuer. The program facilitates it, finances it and supports you through it.

Compare what is comparable: no bank, anywhere, will lend to you for this villa, at any rate. And on top of this fixed rate come zero mortgage on your assets, zero borrower insurance, zero application fees, an asset targeting 10 to 15% rental yield per year, and the freedom to settle at any time with no penalty. The real comparison is not 10% versus 4%: it is financing, or immobilising 100% of the price in cash.

Because time has a price: premium villas in Koh Samui target appreciation of 5 to 12% per year, on an island where buildable land is becoming scarce (see our Land Scarcity Analysis). Waiting five years can cost more than all the interest of the financing, and that is five years without your villa.

THEVA Flow if you prefer to pay during construction, with no credit and no interest. THEVA Financia if you prefer to spread over 9 years and let the rental carry your instalments. Same villa, same registered rights, two rhythms.

The choice is made before signing the contracts. Along the way, a switch can be reviewed case by case.

Your financing does not move: fixed rate, fixed instalment, frozen contractual price. For the long term, Koh Samui's fundamentals (land scarcity, tourist demand, infrastructure) are documented in our reports. And the THEVA Secure Ownership framework includes the Buy Back at official cadastral value.

Yes, it is part of your THEVA Secure Ownership protections. If exercised, the outstanding financing is settled from the buy-back price, as in any sale, and the balance comes back to you.

By nature, yes: each village has a finite number of villas (16 at Horizon Samui) and the financial partner commits its funds project by project. And the launch offer, Thailand Privilege visa included, is itself limited in time.

A staged payment stops at key handover: you must have paid everything to move in. THEVA Financia is true long-term financing over 9 years, secured by a licensed bank escrow and registered real rights. No one else combines the land, the construction, the direct sale and an exclusive financial partner to be able to offer it.

Your money is not with THEVA: it is at the bank, in a licensed escrow account whose exits are written in advance. The refund scenarios are executed by the bank, directly to you.

Three structural firewalls: no tranche is disbursed without a certificate from an independent third party, construction costs are paid directly to contractors and suppliers so the build can never run out of resources, and if the villa is not delivered despite the 90-day cure period, the financial partner refunds you in full.

Every signed buyer sees their financing honoured to its term: it is an express contractual commitment, which no dispute between THEVA and the partner can suspend.

No: it is an assumed hire-purchase, governed by Thai law, and written in plain words in your contract. Ownership of the building becomes yours through the registered right of superficies, and the acquisition language designates precisely that ownership of the structure and the registered rights over the soil.

Do not believe us: read. Escrow at a licensed bank, release conditions annexed to your contract, bank certificate, milestones certified by an independent third party, full refund in writing in case of non-delivery. Here, trust is not requested: it is replaced by mechanisms.

The financial partner, the only entity authorised and equipped for regulatory verifications (document authenticity, compliance, source of funds). Your data is processed within the regulatory KYC framework.

We encourage it. You already benefit, free of charge, from English-speaking legal guidance: the financial partner's on the financing, THEVA's on ownership, the lease, construction and permits. Your own lawyer of course remains free, at your expense.

Your contracts exist in mirror French and English versions for your full understanding; the Thai version, the language of contract in Thailand, legally prevails. That is the rule of the country, and we tell you rather than hide it.

By secure electronic signature via OpenSign, then according to Thai formalities for the registrations at the Land Office.

Yes: video visit of the show villa, electronic signature via OpenSign, and power of attorney for the registration formalities at the Land Office. You can discover your villa physically for the first time on the day of key handover.

Yes: mandatory declaration of source of funds, regulatory KYC checks, strict exclusion of any illicit funds and of persons under international sanctions.

Choose your villa, send your file (passport, declaration of source of funds), and receive your reasoned answer within 10 to 15 days. Free of charge, with no commitment.

Us, directly: WhatsApp +66 61 662 0041 or info@theva.construction. You will speak with the founding team, not a call centre and not an agent: that is THEVA Direct.