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"500 Metres from BTS": Measuring the Walk That Actually Matters
Treat "500 metres from BTS" as unverified until you time the walk to the entrance you will actually use, at the hour you commute. Map dista…
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Bangkok property guides
Condo and house decisions across Bangkok and vicinity—transit access, flooding, buildings, contracts, and historic neighborhoods.
128 articles found
5 min readNeeds review
Ari vs. Saphan Khwai: Comparing Homes Beyond the Neighborhood Reputation
Ari and Saphan Khwai sit on the same BTS Sukhumvit Line north of Victory Monument, but they serve different buyer routines. Ari mixes café-…
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Asok vs. Phrom Phong vs. Thong Lo for Your Actual Workweek
Asok, Phrom Phong, and Thong Lo are adjacent on the Sukhumvit Line but serve different weekly routines. Asok adds MRT interchange and Termi…
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How to Assess Rental Demand in a Phuket Neighborhood
Assess Phuket rental demand with property-level evidence—executed leases, management occupancy calendars, active comparable listings, and s…
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Bang Saray vs. Pattaya: Comparing a Separate Coastal Community with City Living
Bang Saray is a distinct south Chonburi coastal community south of Na Jomtien—fishing-village scale, a local bay, and growing residential e…
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Bang Tao vs. Laguna: Comparing Two Phuket Property Locations
Bang Tao is a long west-coast beach corridor with a mix of estate villas, standalone homes, and some condominiums stretching inland toward…
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A Bangkok Condo’s Asking Price Is Not Its Sale Price
Treat a Bangkok listing price as an opening position, not a transaction record. Build an evidence folder from dated comparables in the same…
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Bangkok Condo Rental Yield After the Real Expenses
Start from total acquisition cost, then subtract vacancy, leasing commission, common fees, sinking fund, repairs, insurance, and owner-paid…
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Bangkok Condo Special Assessments: Who Pays for Major Repairs?
Bangkok condominium special assessments for major repairs are typically borne by co-owners according to building votes and by-laws, often i…
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Choosing a Bangkok Family Home Around the School Run
Choose a Bangkok family home by timing the actual school run at bell times—not by school reputation lists or vague "family soi" marketing.…
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Why Bangkok Has Multiple Property Markets, Not One
Bangkok behaves as several property markets because product type, age, transit access, and administrative boundary differ sharply within a…
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Bangkok Rental Deposits and Deductions: Which Contract Rules Apply?
Bangkok residential leases are governed primarily by the contract you sign, with Consumer Protection Board guidance on residential leases o…
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Bangkok Shophouse to Café or Guesthouse: What Must Be Checked Before Signing a Lease?
A Bangkok shophouse lease for a café or guesthouse must confirm permitted use, landlord consent to alterations, fire and egress adequacy, l…
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Beachfront vs. Near-Beach in Hua Hin: Comparing Exposure and Maintenance
Beachfront buys direct salt exposure, storm spray, and privacy trade-offs; near-beach buys shorter walks with buffered corrosion and often…
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Buying After the 2025 Earthquake: What Building Records Should You Request?
After the March 2025 earthquake felt across Bangkok, buyers should request project-level engineering inspections, repair records, insurance…
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Buying a Bangkok Condo with Unpaid Common Fees
Before a Bangkok resale closes, confirm common fees and sinking-fund assessments are current through the juristic person and obtain a debt-…
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Buying a Bangkok House in a Private Soi: Checking Legal Road Access
A Bangkok house reached through a private soi needs documented legal access from the plot to a public road—registered servitudes, rights of…
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Buying a Bangkok House: Distinguishing Settlement from Cosmetic Cracks
Hairline plaster cracks in a Bangkok house may be cosmetic; stepped cracks in brickwork, sticking doors, sloping floors, or gaps after rece…
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Buying a Bangkok Leasehold Resale: Why the Remaining Term Matters
On a Bangkok leasehold resale, remaining registered term defines how long your use right survives as written—not how long you hope to stay.…
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Buying Beside Rice Fields in Chiang Rai: Views, Drainage, and Neighboring Land Use
What views, drainage, and land-use issues arise beside Chiang Rai rice fields by testing irrigation development; view not protected at the…
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Buying Deep Inside a Sukhumvit Soi
Depth inside a Sukhumvit soi changes the product even when the BTS station name on the listing matches your map. Test motorbike-taxi availa…
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Buying Near Forest or National Park Land in Northern Thailand
What boundary and legality checks apply when buying near forest or national park land in the north by testing official boundaries legal his…
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Buying Near the Hua Hin Coast: Boundaries, Public Access, and Building Permissions
Coastal property near Hua Hin requires chanote boundary verification, understanding that public beach access may cross nominally "private"…
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Buying Near Pattaya’s Nightlife: How to Assess Noise at Different Times of Day
Nightlife noise in Pattaya varies by soi, building orientation, and hour—not only by distance to Walking Street. Visit candidate units on F…
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Buying Near a Planned Bangkok Rail Station
Planned Bangkok rail stations are not present access. Before paying a location premium, verify published alignment and contractor status fr…
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Buying an Older Bangkok Condo: The Documents to Read Before the Show Unit
Before touring an older Bangkok resale condo, request juristic-person accounts, AGM or EGM minutes, maintenance and lift logs, insurance sc…
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Buying Outside Bangkok’s Administrative Boundary
Listings marketed as "Bangkok" often sit in Nonthaburi, Pathum Thani, or Samut Prakan—outside BMA. REIC and BOT "Bangkok and vicinities" st…
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Buying Property with a Thai Spouse in Pattaya: Ownership and Documentation Questions
Buying Pattaya property with a Thai spouse triggers national rules on marriage property, land foreign-ownership limits, condominium quota,…
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Buying a Resale Condo While the Developer Is Still Selling Units
When developer inventory remains in the same Bangkok project, treat the resale as competing with new warranties, payment plans, and promoti…
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Can a Foreigner Buy a Bangkok Townhouse?
Foreigners generally cannot own the land under a Bangkok townhouse freehold under ordinary rules. Diligence separates land title, building…
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Can a Hua Hin Holiday Home Pay for Itself?
A Hua Hin holiday home can offset some costs with rent only if personal-use days are limited, letting is permitted, vacancy is modeled cons…
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Can You Put a Bangkok Condo on Airbnb?
Owning a Bangkok condominium does not automatically authorise Airbnb-style nightly letting. Building by-laws, juristic-person enforcement,…
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Cape Panwa and Ao Yon: Exploring Phuket's Southeast Coast
Cape Panwa and Ao Yon form Phuket's quieter southeast corner—east-facing bays, the island's deep-sea port, yacht marinas, and low-rise resi…
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Chanote, Boundaries, and Access: A Land Checklist for Hua Hin Villa Buyers
Before buying a Hua Hin villa plot, verify chanote or weaker title type, Land Office boundary records, physical survey pins, registered enc…
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Chanote, Nor Sor 3, and Agricultural Reform Documents: What Are You Actually Being Offered?
What do Chanote, Nor Sor 3, and agricultural reform documents actually offer buyers in northern Thailand by testing title boundaries transf…
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Charoen Krung's Shophouses: Evaluating an Older Building for Modern Use
Charoen Krung shophouses reward buyers who read the building before the Instagram façade. Verify land title and permitted use, inspect timb…
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Why a Cheaper Price per Square Metre May Not Mean a Better Bangkok Condo
Price per square metre is only as honest as the area definition and what sits behind the number. Bangkok "cheap" listings may measure balco…
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Checking Fire Safety in a Bangkok High-Rise Before Buying
Before buying in a Bangkok high-rise, review fire-system maintenance logs, annual inspection certificates, escape-route plans, smoke-door c…
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Chiang Rai Condo or Detached House? Comparing Responsibilities as Well as Price
How do Chiang Rai condo and detached-house responsibilities differ beyond price by testing management vs private maintenance gardens securi…
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Choosing a Property Management Company in Phuket
Choose a Phuket property manager by comparing fee structures, maintenance response standards, guest-operation capability, financial reporti…
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"Company-Owned" Hua Hin Houses: What Buyers Need to Investigate
A "company-owned" Hua Hin house means the registered owner is a juristic person—not you personally. Investigate shareholders, funding, busi…
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A Condo Beside the Tracks vs. Beside the Station Entrance
A condo beside the BTS viaduct is not interchangeable with a condo beside a station entrance. Trackside units often trade noise and vibrati…
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The Condo Is Dry, but the Soi Floods: Assessing Access Risk in Bangkok
A Bangkok condominium lobby can stay dry while the access soi floods knee-deep during monsoon bursts—trapping cars, shuttles, and pedestria…
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East Pattaya and the “Dark Side”: What the Local Nickname Means for House Hunters
In local Pattaya speech, the “Dark Side” usually means the residential areas east of Sukhumvit Road (Route 3)—inland from the beach, where…
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Foreign Quota in Bangkok Condos: What Must Be Confirmed Before Transfer?
Before a Bangkok condominium transfers to a foreign buyer, confirm the building still has foreign-proportion capacity measured at saleable…
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Freehold vs. Leasehold in Central Bangkok: Comparing What You Actually Acquire
In central Bangkok, freehold condominium ownership is a registered unit title within the foreign-proportion framework. Leasehold is a time-…
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Golf-Side Homes Around Hua Hin: What Is Included in the Purchase?
A golf-side home in Hua Hin usually transfers land and building rights—not automatic club membership, unlimited tee times, or maintenance o…
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How to Value a Resale Villa in Hua Hin
Value a Hua Hin resale villa by confirming what legal interests transfer, measuring land and living area against registered title, pricing…
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Calculating a Hua Hin Rental Yield Without Assuming Full Occupancy
Start with gross rent you can defend from comparable leases—not seminar slides—then subtract realistic vacancy months, agent or manager fee…
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Is Patong the Right Location for Your Phuket Property Purchase?
Patong suits buyers who want Thailand's densest Phuket condo market, walkable nightlife, and short-term rental demand themes—if they accept…
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Kata vs. Karon: Comparing Lifestyle and Property Options
Kata and Karon share a headland but feel different: Kata is two smaller coves with a compact village, surf culture, and a mix of condos and…
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Kudi Chin: What Living in a Historic Riverside Community Involves
Kudi Chin living blends riverside rhythm, church and temple calendars, and narrow soi access on the Thonburi bank near Santa Cruz and Wat K…
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Living Across the River: Testing a Thonburi-to-Central-Bangkok Commute
Thonburi offers lower housing in many pockets, but central Bangkok jobs still require a tested multi-modal path—BTS Silom extension from Wo…
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Living Around Mabprachan Reservoir: A Practical Guide to Viewing Homes
Mabprachan is a large freshwater reservoir east of Sukhumvit, ringed by villages, fishing activity, and residential estates marketed for la…
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Living Beside a Bangkok Temple, Mosque, or Shrine
Homes beside Bangkok temples, mosques, or shrines gain community anchors but inherit calendar-driven sound, processions, and parking pressu…
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Low Common Fees in a Bangkok Condo: Efficient Management or Deferred Maintenance?
Low monthly common fees in a Bangkok condominium are not automatically a bargain. Compare audited collections, sinking-fund balances, maint…
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Multigenerational Living in Bangkok: Townhouse, Detached House, or Adjacent Condo Units?
Multigenerational Bangkok households should match housing type to mobility, privacy, and ownership reality—not tradition slogans alone. Tow…
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Multilingual Condo Communities in Pattaya: Communication, Notices, and Owners’ Meetings
Thai-language notices and AGM packs are controlling in most Pattaya condominiums even when sales staff speak English. Foreign owners should…
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Naklua vs. Wongamat: Understanding the Neighborhood Beyond the Listing Address
Naklua is Pattaya's older northern district—Lan Pho market, fishing piers, wooden shophouses, and Thai-Chinese street life meeting newer to…
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Naklua's Working Waterfront: What Homebuyers Should Understand About Living Nearby
Naklua's working waterfront still moves fish, fuel, and ice—not yacht marina leisure. Nearby residents hear early-morning engines, smell tr…
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When an Old Bangkok Neighborhood Becomes a Destination: What Changes for Residents and Landlords?
When an old Bangkok quarter becomes a visitor destination, daily traffic, trade mix, and lease leverage shift—but not uniformly. Use a case…
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Older Condos vs. New Developments in Pattaya: Comparing Layouts, Maintenance, and Management
Older Pattaya condos often offer wider room proportions and established neighborhoods but may carry higher near-term repair bills, dated pa…
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On Nut vs. Bang Na: How to Compare Housing Costs and Travel Costs Together
On Nut and Bang Na both offer lower per-square-metre housing than central Sukhumvit, but Bang Na adds BTS stops and last-mile depth on Soi…
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One Train or Two Transfers? Comparing Bangkok Homes by Door-to-Door Commute
A Bangkok home on the "right" line can still lose if your office sits behind a slow interchange. Score door-to-door minutes: lobby exit, wa…
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Fresh Markets vs. Shopping Malls: Comparing Everyday Convenience Around Pattaya Homes
Fresh markets offer price flexibility and local produce but add early-morning noise and parking friction. Malls combine air-conditioned sup…
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What Does a “Pattaya” Property Address Actually Mean? Municipal Boundaries and Buyer Checks
“Pattaya” on a property listing is often marketing language for wider Chonburi coastal living—not proof of Pattaya City municipal boundarie…
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How Phuket's Tourism Seasons Can Affect Rental Income
Phuket rental income for holiday-oriented properties often clusters in the drier, busier months owners commonly plan around as roughly Nove…
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PM2.5 and Bangkok Home Selection
PM2.5 can affect Bangkok home comfort and operating choices, especially during seasonal haze and dry-month traffic peaks. Buyers should ins…
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Preparing Your Phuket Property for Sale: A Seller's Checklist
Prepare a Phuket sale by assembling a clean title and disclosure pack, fixing material defects buyers will find in diligence anyway, settli…
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How the Railway Helped Shape Hua Hin’s Resort-Town Development
Hua Hin’s resort identity grew alongside the southern railway line that made the coast reachable from Bangkok without a long road journey.…
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Rattanakosin Property Renovation: Checking Conservation and Building Restrictions
Rattanakosin renovations can face conservation sensitivity near the Grand Palace, Wat Pho, and landmark canals—even when a house looks ordi…
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Renovating a Bangkok Condo: What Requires Building Approval or Official Permission?
Bangkok condominium renovations typically require juristic-person written approval before contractors start, especially for wet-area moves,…
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Renovating an Older Naklua Shophouse: Ownership, Structure, and Local Character
Renovating a Naklua shophouse starts with title clarity, structural assessment of timber and load-bearing walls, and municipal permit scope…
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Rent or Buy in Bangkok When Your Job Location Could Change?
When your Bangkok job site may move, weight flexibility against transfer taxes, agent fees, loan breakage, and resale time in the corridor…
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How to Research Unsold Condos Around a Bangkok BTS or MRT Station
Map every completed and actively selling condominium within a realistic walk—or single-hop shuttle—of your station. Count competing listing…
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Riverfront Bangkok Condos: Flood Protection, Basement Systems, and Maintenance
Riverfront Bangkok buyers should ask for flood-barrier drawings, pump capacities, backup-power arrangements, drill logs, and maintenance co…
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Salt Air and Hua Hin Beachfront Property: What to Inspect Before Buying
Inspect railings, door hardware, AC condensers, electrical enclosures, balcony tiles, and paint systems for corrosion and premature failure…
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Santitham vs. Nimman: Comparing Everyday Living Costs Beyond Rent
How do Santitham and Nimman compare for everyday living costs beyond rent by testing transport food parking laundry amenities at the specif…
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Buying a Sea-View Condo in Pattaya: Checking Neighboring Land and Future Development Risk
A Pattaya sea view is not permanent. Check neighboring plots' title and zoning hints, approved heights, active construction permits, and EI…
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Selling a Bangkok Condo with a Tenant in Place
A sitting tenant binds the unit until lease terms are honoured or lawfully ended. Sellers must disclose the lease, agree viewing access wit…
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Selling a Chiang Rai Country Home: Preparing for a Buyer with Different Needs
How should sellers prepare a Chiang Rai country home for buyers with different needs by testing docs maintenance realistic pricing presenta…
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Talat Noi Beyond the Café Photos: Buying or Leasing in a Working Neighborhood
Talat Noi listings often borrow café-street aesthetics while daily life still includes metal workshops, parts deliveries, and narrow river-…
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Thonburi's Canal-Side Homes: History, Access, and Property Due Diligence
Thonburi canal-side homes sit on land shaped by khlong history—often narrow frontages, shared embankments, and bridge-dependent access. Ver…
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The Three-Airport Rail Project: How to Separate Official Progress from Pattaya Property Marketing
High-speed rail linking Bangkok, Don Mueang, and U-Tapao appears in official EEC materials on EECO, but listing on the portal is not a comp…
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Transferring Overseas Funds for a Bangkok Condo Purchase
Foreign buyers purchasing Bangkok condominiums should document inbound remittances in foreign currency with bank evidence commonly called F…
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Viewing Hua Hin Property on a Quiet Weekday: What You Should Check Again on a Weekend
Weekday viewings hide weekend Bangkok traffic on Phetkasem, beach parking pressure, night-market noise in central Hua Hin, temple crowds at…
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Viewing a Pattaya Home in the Rainy Season: Drainage, Road Access, and Water-Damage Checks
Pattaya's wetter months expose Gulf-coast drainage weaknesses: flooded Sukhumvit sois, ponding on Jomtien podiums, hillside runoff on Pratu…
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Who Would Rent Your Bangkok Condo?
Name the renter before you name the yield. Map employers, hospitals, universities, and rail commutes within realistic travel time of the un…
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Who Would Rent Your Hua Hin Property?
Hua Hin rental demand splits across Thai weekend visitors from Bangkok, longer-stay retirees and remote workers, domestic holiday families,…
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Will Your Bangkok Condo Keep Its View?
Bangkok condo views are not permanent rights unless contractually granted—which is rare. Buyers should study adjacent vacant plots, active…
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Wongamat vs. Jomtien: Comparing Two Coastal Locations for a Permanent Home
Wongamat sits on Pattaya's northern coastal strip—closer to Naklua, with a concentration of mid- and high-rise condominiums and resort-styl…
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Yaowarat and Song Wat Shophouses: Ownership, Tenancy, and Trading Heritage
Yaowarat and Song Wat façades advertise gold shops, herb traders, and neon signage, but registered ownership, upstairs tenants, and buildin…
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Apostille and Legalization of Foreign Documents for Thai Land Office Use
Foreign-issued papers used at a Thai Land Office—commonly powers of attorney, marital status affidavits, or corporate authorities—often nee…
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Bangkok BTS/MRT Corridor Comparison Method
Compare Bangkok BTS/MRT corridors by scoring walk times to gates, interchange friction, last-mile quality, common fees, building age and ma…
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Investment5 min readNeeds review
Bangkok condominium price trends: reading official data
Use the Bank of Thailand Residential Property Price Index. The condominium sub-index covers Bangkok and vicinities, is quality-adjusted fro…
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Markets5 min readNeeds review
Bangkok vs Phuket vs Pattaya vs Chiang Mai: Which Property Market Fits Your Goal?
No city is categorically best. Bangkok, Phuket, Pattaya, and Chiang Mai expose buyers to different property stock, demand patterns, operati…
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Bangkok Riverside (Chao Phraya) Corridor Guide
Along Bangkok’s Chao Phraya corridor, weigh flood and drainage design, pier or promenade access rights, ferry and road connectivity, common…
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Boundary Disputes and Encroachment on Thai Land
Boundary and encroachment problems arise when fences, buildings, or roads disagree with the titled plan. For landed houses and plots, treat…
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Types3 min readNeeds review
Branded Residences in Thailand: Ownership, Management Fees, and Rental Programs
A branded residence is not a separate ownership category. The buyer may receive condominium title, lease rights, or another project-specifi…
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Markets4 min readNeeds review
Buying Property in Bangkok: A Practical Guide to Districts, Transit, and Property Types
Choose Bangkok property by a verified use case rather than district reputation. Confirm ownership eligibility, walk the actual route to tra…
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Ownership5 min readNeeds review
Can Foreigners Buy Property in Thailand? A Clear Guide to What You Can and Cannot Own
Foreigners can often acquire freehold condominium units when eligibility, the building foreign-proportion limit, and Department of Lands re…
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Chiang Rai Property Guide for Foreign Buyers
Before buying in Chiang Rai, confirm the lawful interest you can hold, then evaluate town-centre versus outskirts access, drainage and floo…
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Ownership4 min readNeeds review
Who owns condominium common property in Thailand?
Common property is integral to condominium living and cost. Exact statutory allocation and by-law overlays need Condominium Act and buildin…
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DBD Company Registration Steps for Genuine Trading Companies
Registering a genuine trading company with the Department of Business Development typically involves defining lawful objectives, preparing…
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Divorce and Division of Thai Property Interests
When a marriage ends, Thai property interests are sorted through a combination of marital-property rules, any valid marital agreement, cour…
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EV Charger Installation Permissions in Thai Condominiums
Installing an EV charger in a Thai condominium usually requires juristic-person approval, confirmation that your parking right is exclusive…
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Ownership4 min readNeeds review
What Happens to Thai Property When a Foreign Owner Dies? Inheritance and Estate Planning
When a foreign owner dies, Thai-registered property rights do not automatically transfer by private family agreement alone. Heirs typically…
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Ownership4 min readNeeds review
Can a Foreign Spouse Acquire Rights in Property Owned by a Thai Spouse?
A foreign spouse may sometimes acquire contractual or registered rights connected to property held by a Thai spouse, but marriage alone doe…
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Ownership4 min readNeeds review
Can a Foreigner Own a House but Not the Land Beneath It in Thailand?
A foreigner may sometimes hold rights related to a building while land title remains with a Thai owner, but that is not the same as foreign…
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Ownership4 min readNeeds review
Freehold vs Leasehold Property in Thailand: Rights, Risks, and Exit Options
Freehold condominium ownership for foreigners is a registered unit title pathway summarised on an official portal within a 49% foreign-prop…
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Furniture Packages in Thai Property Sales
Furniture and appliance packages are chattels unless your contract clearly includes them and an inventory transfers with the property. Buye…
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Golf-Course and Marina-Linked Properties in Thailand
Golf- and marina-linked homes need ordinary title diligence plus verification of access rights, club membership obligations, amenity upkeep…
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Guarantors and Cross-Border Credit Checks for Thai Mortgages
Thai lenders may require guarantors and will run credit and KYC checks that become harder across borders when foreign credit bureaus, incom…
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Ownership3 min readNeeds review
How Foreign Condominium Ownership Works in Thailand
Foreign condominium ownership in Thailand is a registered freehold pathway under the Condominium Act framework summarised on an official go…
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Markets6 min readNeeds review
How Thai Realty Guide Reviews Developers and Projects: Evidence, Ratings, and Conflicts of Interest
Thai Realty Guide reviews the exact developer and project using a disclosed scorecard: corporate history, land ownership, approvals, financ…
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Buying3 min readNeeds review
How to Buy a Condominium in Thailand: A Step-by-Step Process
Buying a condominium in Thailand typically moves from shortlisting and due diligence, to reservation and sale agreements, to verification o…
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Ownership life4 min readNeeds review
Insurance considerations for condominium owners
Ask what the juristic person’s master policy covers and what it excludes. Unit contents, liability, and landlord covers are often separate.…
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Costs4 min readNeeds review
Thailand’s Land and Building Tax Explained for Owners and Investors
Thailand’s Land and Building Tax is an ongoing tax on land and buildings administered under national rules with local collection practice.…
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When a Minor Inherits Thai Property: Guardianship Issues
If a minor inherits Thai property, adults cannot casually treat the asset as their own. Guardianship, court permissions for certain dealing…
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Mortgage Registration Fees and Related Costs in Thailand
Registering a mortgage on Thai property involves Land Office formalities and fee categories that depend on loan size, asset type, and curre…
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Phang Nga and Khao Lak Property Guide
For Phang Nga and Khao Lak, confirm the exact ownership or lease interest first, then inspect coastal setbacks, drainage, road access, util…
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Prenuptial Agreements and Thai Property
A prenuptial agreement can help mixed-nationality couples clarify management and ownership expectations around Thai property, but formal va…
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Price per Square Metre: Definitions That Distort Comparisons
Price per square metre misleads when listings mix indoor area, balcony-inclusive area, and sometimes common-area notions without stating th…
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Reading a Provincial Transfer Table from REIC Step-by-Step
Read a REIC provincial transfer table by confirming the province, period, unit versus value columns, and any property-type splits before dr…
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Related-Party and Below-Market Property Transfers in Thailand
Transfers between related parties or at prices far below comparable market evidence attract heightened tax and anti-avoidance scrutiny and…
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Stress-Testing a Buy-to-Let Model for Three Vacancy Scenarios
Stress-test buy-to-let by building three vacancy cases—optimistic, base, and severe—using your own labeled rent, fee, tax, and vacancy assu…
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TM30 Residence Notification Duties for Foreign Owners
TM30-style residence notification is an immigration host-reporting theme: when a foreigner stays at a premises, the host may need to notify…
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Ownership4 min readNeeds review
Usufruct, Superficies, and Habitation Rights in Thailand Explained
Usufruct, superficies, and habitation are real rights under Thai private law that can give use or building-related interests without transf…
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