Ten Trillion Co. Phuket: Developer Due Diligence Across 7 Criteria in 2026

Ten Trillion Co., LTD. is registered with Thailand's Department of Business Development (DBD) under registration number 0835567006063, with its registered address in Phuket Province. Behind that database entry sits a growing developer with clear ambitions in one of Southeast Asia's most competitive property markets. The company name may sound bold, but the numbers that matter most are the ones buried in its financial filings - not its branding.

Phuket's off-plan market in 2026 is saturated with new developer names. Roughly every other project being marketed to foreign buyers carries the banner of a company that did not exist three years ago. Ten Trillion Co. is a textbook example: a young developer that deserves careful scrutiny before any capital changes hands. This article applies a structured due diligence methodology to this specific legal entity - not to promote it, and not to condemn it, but to give buyers the tools to make an informed decision.

Quick Answer

• Registration: Ten Trillion Co., LTD. is registered in Phuket Province; full records are publicly available at datawarehouse.dbd.go.th
• Company type: Thai limited company (บริษัท จำกัด), meaning shareholders carry limited liability
• Registered capital: Always verify the current figure directly through DBD, as capital levels change with new share issuances
• Construction permits: Each project requires a separate building permit from the relevant local authority (Tessaban or OrBorTor)
• Developer licence: Thailand has no single unified developer licence. Due diligence covers a bundle of documents - EIA approval, building permit, and land title
• The key investor question: Has the company delivered completed projects with real owners who can confirm build quality?

Scenarios and Options

Scenario 1 - Buying Into a Current Ten Trillion Off-Plan Project

If the company is offering an off-plan unit at the construction stage, your primary tool is land title verification. Request the Chanote (โฉนด) - the full freehold land title document. Confirm that the land parcel is registered directly to Ten Trillion Co., LTD. and not to a third party or nominee. A visit to the local Land Department office takes one working day and costs nothing.

Check for encumbrances. If the land is mortgaged to a bank, that is not automatically a dealbreaker - but you need to understand the terms. Major Thai banks such as Bangkok Bank and Kasikorn typically extend project financing only to developers who have passed internal credit checks. A bank mortgage on the site can therefore serve as an indirect, partial signal of financial credibility.

Scenario 2 - Buying a Completed Unit

Risk is substantially lower here. You can inspect the physical structure, assess build quality, and speak with existing residents. For Ten Trillion - as with any Phuket developer - the critical document is the Occupancy Permit (or 'Or.6'). Without it, the building cannot legally be inhabited and resale will be extremely difficult to execute.

Scenario 3 - Walking Away From the Deal

If due diligence surfaces serious gaps - no completed projects, minimal registered capital, frequent director changes within a single year - the rational response is to exit. Losing a reservation deposit in the range of 100,000 to 300,000 THB is painful. Losing the full purchase price is catastrophic. The asymmetry argues strongly for caution.

Main Risks and Mistakes

1. Trusting a polished website over physical evidence. Anyone can commission renders of infinity pools and tropical gardens. Visit the actual construction site. If a Ten Trillion project exists only as a PDF presentation and the plot is bare land, that is a clear red flag.

2. Skipping the DBD check. For approximately 50 THB, the DBD portal at datawarehouse.dbd.go.th returns the company's financial statements, full director list, and the complete history of capital changes. A large share of foreign buyers skip this step entirely.

3. Relying on the developer's in-house lawyer. The developer's legal team works for the developer. Retain your own independent counsel. Full due diligence in Phuket - covering land title, corporate records, contract review, and permit verification - typically costs 30,000 to 80,000 THB depending on complexity.

4. Sending payment to a personal account. All funds must be transferred exclusively to the corporate bank account of Ten Trillion Co., LTD. If anyone requests payment to an individual's personal account, exit the transaction immediately.

5. Overlooking the foreign ownership quota. Under the Condominium Act, foreign buyers collectively may not own more than 49% of the total unit area in any single condominium building. If that quota is already exhausted, freehold ownership is legally unavailable regardless of how reputable the developer is. Verify quota availability directly at the condominium's juristic office.

6. Missing the EIA requirement. Projects exceeding 80 units or with a building height above 23 metres require an Environmental Impact Assessment approved by ONEP (Office of Natural Resources and Environmental Policy and Planning). Construction without a valid EIA is illegal and creates serious long-term title risk.

7. Accepting a leasehold when freehold was promised. If a sales agent promises freehold ownership but the Sale and Purchase Agreement (SPA) specifies a 30-year leasehold, the contract governs. Read every clause, and pay particular attention to the ownership rights section (กรรมสิทธิ์).

7-Step Verification Checklist for Ten Trillion Co. (and Any Phuket Developer)

• Step 1: Pull the DBD company extract - registration number, current directors, capital history
• Step 2: Verify the land title (Chanote) at the local Land Department office
• Step 3: Locate and physically inspect any completed projects delivered by the company
• Step 4: Speak directly with buyers from previous projects
• Step 5: Confirm the existence of a valid building permit and EIA approval where applicable
• Step 6: Engage an independent lawyer to review the SPA before signing
• Step 7: Ensure all payments are made to the company's registered corporate account

FAQ

Where can I verify Ten Trillion Co., LTD.'s registration? Through the official DBD portal at datawarehouse.dbd.go.th. Search by company name or registration number. Core information is available in both Thai and partial English.

Does Thailand require developers to hold a mandatory licence? No single developer licence exists in Thailand comparable to licensing regimes in other countries. Instead, due diligence focuses on a bundle of documents: company registration, building permit, EIA approval (where required), and land title.

How much does legal due diligence cost in Phuket? A comprehensive due diligence engagement - covering land, corporate records, contract, and permits - typically runs 30,000 to 80,000 THB. A basic DBD company search costs approximately 50 THB.

What if Ten Trillion Co. has no completed projects? Absence of delivered projects is a material risk factor, but it does not automatically disqualify the developer. You can partially offset that risk by verifying bank project financing, researching the track record of the company's directors at previous entities, and negotiating a payment schedule strictly tied to verified construction milestones.

How do I check whether the project land carries a bank mortgage? Visit the relevant Land Department office in person. Present the Chanote reference or plot address. Staff are required to disclose encumbrances. This service is free of charge.

Can I recover my money if the developer fails to complete? Recovery depends entirely on the terms written into the SPA. Without a clearly drafted clause specifying refund conditions and penalties for construction delays, buyers face the prospect of lengthy litigation in Thai civil courts. The compensation and default provisions section of the SPA is therefore among the most important clauses to review before signing.

What is the 49% quota and why does it matter? Under the Condominium Act B.E. 2522, foreign nationals may collectively own no more than 49% of the aggregate unit area within a single condominium building. Once this quota is reached, no further freehold transfers to foreign buyers are legally possible within that building.

Where can I find independent reviews of Thai developers? Useful sources include the ThaiVisa forum, Pantip (Thailand's primary consumer forum, accessible via Google Translate), Facebook groups focused on Phuket property buyers, and Google Maps reviews posted against the addresses of a developer's completed projects.

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