ProPick Property: August and early September 2026

Leads

Leads

338 leads sit in the system. 137 are not new business: they were entered on 25, 26 and 29 June, when your existing book was imported at go live. I set that block aside. What counts starts in July.

July brought 67 new leads, August 115, up 72 percent. Marketing stayed largest with 53 against 36 in July. Social Media grew from 7 to 20 and Referral from 8 to 19, both roughly tripling. Signboard added 16 against 11, and 7 came from other or unset sources.

The current status of the August leads:

The 19 still marked new are September's working queue.

Deals

Deals

13 of the 16 deals in the system are won, worth THB 377,805 in total. Five were won in August, worth THB 202,005 together; the largest was THB 120,000. Two more, THB 100,000 and THB 164,000, are under contract, both opened in August: THB 264,000 already in motion for September. One more was won on 2 September, worth THB 10,500.

The website

The website has started producing

The contact form has produced three real enquiries since it went live; my own test submissions are not counted. Two of the three arrived in the last five days. The website has just started working as a channel.

A new channel

A lead from ChatGPT

On 31 August a lead arrived on the guide page "rent condo Bangkok expat guide" with the tracking tag utm_source=chatgpt.com. A person asked ChatGPT where to rent in Bangkok, ChatGPT sent them to your guide, and they filled in the form.

His name is Bryan Henson. He is in Bangkok from 5 to 15 October with his family on a relocation trip. He wants a furnished two bedroom high rise condo of 70 square metres or more in Thonglor, Ekkamai or Phrom Phong, near international schools. He asked for one person to arrange a concentrated set of viewings, not a stream of listings. He also asked whether any owner would consider a legitimate 30 day furnished lease from 5 October.

It is the most valuable enquiry in the database this month, and it came from an AI answer, not from Google. Your guides are now being read by AI assistants and handed to real people: a channel you did not have last month.

He lands at the start of October and wants viewings arranged, so he needs a reply this week.

Google search

Google search

Month on month, clicks are up 70 percent and impressions up 218 percent. The click through rate fell because the site is now shown for far more searches it does not yet rank well for. That is normal at this stage.

Most homepage clicks are people searching the name Pro Pick Property. Beyond the brand name, clicks come from best neighborhoods in Bangkok for expats, best areas to live in Bangkok, best place to live in Bangkok, and where to live in Bangkok as an expat, all expat rental intent on that one guide. The fees and taxes guide is the biggest missed opportunity: 561 impressions, 1 click.

Site work

What I fixed this week

Every website enquiry was being saved, but the notification email never went out, so enquiries could sit unseen in the dashboard. That is fixed and proven. The form now sends, records the message identifier and marks the lead as notified, and a daily health check sends a real test email so this can never fail quietly. The two missed enquiries, Bryan Henson from 31 August and PP-00127 from 1 September, reached your inbox on 4 September, each with a line saying how long it had sat in the dashboard.

I also hardened the listings data. The private owner notes on your listings, which hold owner names, mobile numbers and LINE identifiers, are now locked at the database level so only a signed in agent can read them. The public feed the website runs on returns just the 29 fields the site actually needs, and the same lock now covers leads, deals and enquiries. The live site, the listing pages, the photos and the watermarks are all unchanged and were checked after the change.

Your ads question

Your Instagram ads question

You asked on 31 August how to read an Instagram campaign that ran two days with no leads and a cost per result you find high.

Two days is too early to judge a Meta campaign. It spends its first days learning who responds, and cost per result almost always starts high and falls once it has data. Judging it at 48 hours means judging the learning phase.

Second, measurement. Social Media produced 20 leads in August, 19 of them between 21 and 27 August, so the channel works. Since 27 August there has been one, on 3 September. The campaign from around 29 August has no attributable lead yet. And the database cannot tell a paid Instagram lead from an organic one, because both are stored as Social Media. Even a working campaign cannot be proven today.

Send me five screenshots:

1. The campaign objective.
2. The daily budget.
3. The audience setting.
4. The creative.
5. The results column with cost per result.

With those five I can name what to change. I will add a way to tag paid leads, so the next campaign is measured, not guessed.

Next

Next

1. Reply to Bryan Henson about the October viewings.
2. Contact the PP-00127 enquiry; it is still marked new.
3. Send the five campaign screenshots.
4. Confirm you want paid leads tagged separately.