Terms of Use

Last updated: 10 March 2026

Welcome to SabaiNest. These Terms of Use ("Terms") govern your access to and use of the website at sabainest.com and the services provided by Siam Strategic Partners Limited, operating under the trading name "SabaiNest" ("we", "us", or "our").

Please read these Terms carefully before using our website or services.

1. Acceptance of Terms

By accessing or using our website and services, you agree to be bound by these Terms and our Privacy Policy. If you do not agree to these Terms, please do not use our website or services.

2. About SabaiNest

SabaiNest is a trading name of Siam Strategic Partners Limited, a company registered in Thailand. We provide a curated apartment matching service for individuals seeking short-to-medium-term accommodation (typically 1 to 6 months) in Bangkok.

3. Eligibility

To use our services, you must be at least 18 years of age and have the legal capacity to enter into a binding agreement. By using our services, you represent and warrant that you meet these requirements.

4. Our Services

SabaiNest provides the following services:

  • Apartment matching: We curate and recommend apartments based on your preferences, budget, and requirements.
  • Property vetting: Every property in our network is personally visited. We verify WiFi speeds, check amenities, and assess overall quality.
  • All-inclusive pricing: We present transparent, all-inclusive pricing with no hidden fees from our side.
  • Support: We provide English-speaking support throughout your search and stay.

The specific services available may vary and are subject to change. We reserve the right to modify, suspend, or discontinue any part of our services at any time.

5. Your Obligations

When using our services, you agree to:

  • Provide accurate, current, and complete information when making enquiries or bookings
  • Keep your contact information up to date
  • Provide valid identity documents when required for the booking process
  • Comply with all applicable Thai laws during your stay
  • Treat properties with reasonable care and respect
  • Communicate honestly and in good faith with SabaiNest and property owners

6. Booking Process

6.1 Enquiry and Matching

When you contact us with your requirements, we will recommend suitable apartments from our curated network. Our recommendations are based on your stated preferences, budget, and availability.

6.2 Identity Verification

If you wish to proceed with a booking, we will require a copy of your passport or national ID card. This is necessary for the lease agreement between you and the property owner. Your identity documents are handled in accordance with our Privacy Policy and the Thailand PDPA.

6.3 Lease Agreement

The rental agreement for any apartment is a separate legal contract between you and the property owner or manager. SabaiNest facilitates this process but is not a party to the lease agreement. You are responsible for reviewing and understanding the terms of any lease before signing.

6.4 No Guarantee of Availability

While we make every effort to ensure that listed properties are available, we cannot guarantee availability until a booking is confirmed by the property owner. Apartment availability, pricing, and conditions are subject to change.

7. Fees and Payment

SabaiNest may charge a service fee for our matching and support services. Any applicable fees will be clearly communicated to you before you commit to a booking.

Rental payments, security deposits, and other charges related to the apartment are paid directly to the property owner or manager as specified in the lease agreement. SabaiNest is not responsible for collecting or managing rental payments unless explicitly agreed in writing.

8. Role of SabaiNest

SabaiNest acts as an intermediary and matching service. It is important to understand that:

  • We are not a landlord, property owner, or property manager
  • We are not a party to any lease agreement between you and a property owner
  • We do not own, manage, or control the properties we recommend
  • While we personally vet each property, we cannot guarantee the ongoing condition or performance of any property after our inspection
  • We are not a licensed real estate agent under Thai law — we provide a matching and advisory service

9. Intellectual Property

All content on the SabaiNest website — including text, graphics, logos, images, and software — is the property of Siam Strategic Partners Limited or its content suppliers and is protected by Thai and international copyright laws.

You may not reproduce, distribute, modify, or create derivative works from any content on our website without our prior written consent.

10. Prohibited Conduct

You agree not to:

  • Use our services for any unlawful purpose
  • Provide false or misleading information
  • Attempt to circumvent SabaiNest by contacting property owners directly to avoid our service fees after we have introduced you to a property
  • Scrape, copy, or extract data from our website for commercial purposes
  • Interfere with or disrupt the operation of our website
  • Use our website to transmit malware, spam, or other harmful content

11. Disclaimers

Our website and services are provided on an "as is" and "as available" basis. To the maximum extent permitted by Thai law, we disclaim all warranties, whether express or implied, including but not limited to:

  • The accuracy or completeness of property listings and descriptions
  • The suitability of any property for your particular needs
  • Uninterrupted or error-free operation of our website
  • The conduct or reliability of property owners or managers

12. Limitation of Liability

To the maximum extent permitted by Thai law, Siam Strategic Partners Limited and its directors, employees, and agents shall not be liable for:

  • Any indirect, incidental, special, consequential, or punitive damages arising from your use of our services
  • Any loss or damage resulting from the condition, maintenance, or safety of any property
  • Any disputes between you and a property owner or manager
  • Any loss of data, revenue, or profits related to your use of our website

Our total aggregate liability to you for any claims arising from or related to our services shall not exceed the total service fees paid by you to SabaiNest in the 12 months preceding the claim.

13. Indemnification

You agree to indemnify and hold harmless Siam Strategic Partners Limited, its directors, employees, and agents from any claims, damages, losses, or expenses (including reasonable legal fees) arising from:

  • Your breach of these Terms
  • Your use of our services
  • Your violation of any applicable law
  • Any dispute between you and a property owner or third party

14. Termination

We may suspend or terminate your access to our services at any time, without prior notice, if we believe you have violated these Terms or if we are required to do so by law. Upon termination, your right to use our services ceases immediately.

Termination does not affect any rights or obligations that have accrued prior to the date of termination, including any ongoing lease agreements facilitated through our service.

15. Governing Law and Disputes

These Terms are governed by and construed in accordance with the laws of the Kingdom of Thailand. Any disputes arising from or in connection with these Terms shall be submitted to the exclusive jurisdiction of the courts of Thailand.

Before initiating any formal proceedings, both parties agree to attempt to resolve disputes amicably through good-faith negotiation.

16. Changes to These Terms

We reserve the right to update or modify these Terms at any time. When we make material changes, we will post the revised Terms on our website with an updated "Last updated" date. Your continued use of our services after any changes constitutes acceptance of the revised Terms.

17. Contact Us

If you have any questions about these Terms, please contact us: