Terms of Service

Last updated: 20 October 2026

These terms apply when you use the Angel Real Estate website, angelrealestate.co.th, and the ARE Agent Portal. The website and portal are run by Angel Real Estate Consultancy Co., Ltd. ("Angel Real Estate", "we", "us"), 383 Room 201, Floor 2, Soi Soonvijai 4 (Rama 9 Soi 13), Rama 9 Road, Huai Khwang, Bangkok 10310, Thailand.

By using the website or the portal, you agree to these terms. If you don't agree, please don't use them. How we handle personal data is explained in our Privacy Policy.

Part A: Using our website

1. What we do

Angel Real Estate is a master sales and marketing agency. Property developers appoint us to market and sell their projects. We act as the developer's agent, not as the seller. When you buy a new-build property, your reservation and sale contract are with the developer.

2. Property information

Information on the website, including prices, availability, floor plans, unit sizes, completion dates, images and renderings, comes from developers and can change without notice. Images and renderings are for illustration only. Nothing on the website is an offer or a binding commitment. Please check the details with our team and in the developer's documents before you reserve a unit.

Promotions and payment plans are set by the developer, are subject to availability and may end at any time.

3. General information only

Guides and articles on the website, such as information on foreign ownership, visas, costs and the buying process, are general information. They are not legal, tax or financial advice. Please get independent professional advice before making a decision.

4. Our fees

For new-build projects we represent, our commission is paid by the developer. We don't charge buyers an agency fee unless we have agreed it with you in writing.

5. Using the website properly

You agree not to:

• use the website for anything unlawful, including anything that breaks Thailand's Computer Crime Act
• send false or misleading enquiries, or enquiries in someone else's name
• copy, scrape or collect content or data from the website by automated means
• try to get unauthorised access to the website, our systems or other users' data, or disrupt how the website works

6. Content and trademarks

The content on the website, including text, photos, videos, designs and the Angel Real Estate name and logo, belongs to us or to the developers and others who have given us permission to use it. You may view it and share links to it for your own personal use. You may not copy or reuse it for commercial purposes without our written permission. Partner agents can use approved marketing materials as set out in Part B.

7. Links and third-party services

The website links to services run by others, such as WhatsApp, LINE, Google Maps, YouTube and developer websites. We're not responsible for their content or how they work, and their own terms and privacy policies apply.

Part B: The ARE Agent Portal

This part applies to agents, agencies and their staff who use the ARE Agent Portal ("the portal"). It applies on top of Part A and Part C. If you have a separate written agreement with us, that agreement takes priority where it differs from these terms.

8. What the portal is

The portal is our online platform for partner agents and agencies. Through it you can see project information, pricing and marketing materials, register clients and deals, follow the progress of your deals, and track commission and rewards.

9. Who can use it

The portal is open to real estate agents, agencies and freelance agents in Thailand and overseas whom we approve. To use it you must be at least 20 years old, or the age of legal adulthood where you live if that is higher, and give us accurate details about yourself and your agency.

We decide who can join. We may ask for proof of identity, business registration or other documents, and we may refuse an application.

10. Your account

• Each login is for one person. Don't share your login or let anyone else use your account.
• Keep your password safe and tell us straight away if you think someone else has used your account.
• You are responsible for what happens under your account.
• If you are an agency, you are responsible for your staff's use of the portal and for removing their access when they leave.
• Keep your contact, tax and bank details up to date, so we can contact and pay you.

11. Registering clients

To be credited for a sale, you must register your client on the portal for the project before or at the time you introduce them to us or the developer.

• Accurate details. Client details must be true and complete. Don't register people you haven't actually introduced.
• Your client's agreement. Before you enter a client's personal data, you must have their agreement to share it with us, and a lawful basis under Thailand's Personal Data Protection Act (PDPA). We use client data as set out in our Privacy Policy.
• Protection period. A registration protects you for 30 days from the date you register the client for that project. If the client reserves a unit in that project within the 30 days, the sale is credited to you.
• Duplicate registrations. If more than one agent registers the same client for the same project, the earliest valid registration on the portal is credited. We decide disputes using the portal's records, and we'll explain our decision.

12. Commission

• Rates. Commission rates are set for each project and shown in the portal or in a written agreement with you. The same terms apply to every partner agent for a project.
• When it is earned. Commission is earned once your client has signed the sale contract and paid their 30% down payment to the developer, and the developer has confirmed it.
• When it is paid. Payment timing depends on the developer's accounting process and when the developer pays us. We pay your commission after we receive payment from the developer, once we have your valid invoice, tax and bank details.
• Tax. Payments are made less any tax we must withhold under Thai law. You are responsible for your own taxes.
• Cancelled sales. If a sale is cancelled or refunded before commission is paid, no commission is due. If the developer reverses commission after we have paid you, we may recover that amount or deduct it from future payments.
• Deals through Angel. For projects where we are the appointed agent, a deal must be registered and handled through the portal to qualify for commission from us.

13. Rewards, leaderboards and the Angel Partners Club

Rewards, leaderboards, incentives and Angel Partners Club benefits are extras we offer at our discretion. We may change or end them at any time. Unless we say otherwise, they have no cash value and can't be transferred. We may withdraw rewards earned through false registrations or other misuse.

14. Pricing, project information and marketing materials

• Pricing and quotations. Price lists you download from the portal are a guide only. Prices, availability and promotions can change at any time. Official pricing for a unit is only confirmed by an official quotation issued by Angel Real Estate or the developer. Always get an official quotation before you give a client a final price or take a reservation, and don't present a price list as an official quotation.
• Confidential information. Pricing, unit availability, allocations, commission rates and other information in the portal that isn't public is confidential. Use it only to sell the projects we represent, and don't publish or share it beyond your clients.
• Marketing materials. You may use the photos, videos, brochures and other materials we provide to market the projects we represent. Don't change logos or developer branding, and stop using the materials when a project ends or when we ask you to.
• Honest advertising. Any advertising you run must be accurate. Don't advertise prices, promotions or terms that differ from those we have approved, and don't present yourself as Angel Real Estate or the developer.

15. Dealing with clients

• Give clients accurate information, and don't make promises on behalf of us or the developer.
• Never collect reservation fees, deposits or other payments into your own account. All payments go directly to the developer's official accounts.
• Follow all laws that apply to you, including the PDPA and anti-money-laundering rules, and help us with any identity or source-of-funds checks we must carry out.

16. Your personal data

We use the personal data you give us as a partner, such as your name, contact details, agency, tax and bank details, to run your account, manage registrations and deals, pay commission and keep you updated on projects and events. Portal data is stored with our service providers, including our cloud database, hosting and CRM providers, some of which are outside Thailand. You have the rights set out in our Privacy Policy.

17. Suspending or closing accounts

We may suspend or close your account if you break these terms, give false information, misuse client data or the portal, or haven't used your account for 12 months. We may also close the portal or an account for other reasons with reasonable notice. Commission you have already earned will still be paid, unless it relates to fraud or a serious breach of these terms. You can close your account at any time by contacting us.

18. How the portal works

We keep developing the portal, so features may change, be added or be removed. We aim to keep it available but can't promise it will always be uninterrupted or error-free. Please keep your own records of your clients and deals.

Part C: General

19. Our liability

As far as Thai law allows, we are not liable for any indirect or consequential loss, or for loss arising from relying on property information that has changed or that came from a developer. Nothing in these terms limits our liability for fraud, wilful misconduct or gross negligence, or anything else that can't be limited by law.

20. Changes to these terms

We may update these terms from time to time. The date at the top shows the latest version. If a change significantly affects portal users, we'll let you know by email or through the portal. Using the website or portal after a change means you accept the updated terms.

21. Governing law

These terms are governed by the laws of Thailand. Any dispute will be handled by the courts of Thailand.

22. Contact us

• General enquiries: Sales@angelrealestate.co.th
• Agent portal and partner enquiries: Partner@angelrealestate.co.th
• Phone: 02 118 9656
• Post: Angel Real Estate Consultancy Co., Ltd., 383 Room 201, Floor 2, Soi Soonvijai 4 (Rama 9 Soi 13), Rama 9 Road, Huai Khwang, Bangkok 10310