Lpp Property

What Lpp Property does

LPP Property Management Co., Ltd. is a Bangkok-based integrated property services provider founded in 1992 as a captive unit of LPN Development to manage residential projects, and now operating as a standalone subsidiary (99.88% owned by LPN) serving a broader market. The company manages 260+ projects spanning 11-13 million square meters across Thailand, covering approximately 400,000 residents in condominiums, housing estates, office buildings, commercial properties, hotels, hospitals, and university dormitories. Revenue is generated through a mix of recurring community/property management fees (65% of FY2023 revenue), engineering and project management consulting via subsidiary LPS (20%), and integrated security and cleaning services via subsidiary LSS (15%), with supplementary transaction-based income from brokerage and community e-commerce (UP 24 Store).

LPP's product portfolio is organized under the UP master service brand introduced in April 2026, comprising eight sub-brands: LIVE UP (residential juristic person management), WORK UP (commercial/facility management), FIX UP (engineering), PLAN UP (development consulting), BOOK UP (brokerage), SECURE UP (security), EOC (emergency operations), and UP 24 Store (community commerce). The underlying technology platform centers on a centralized 24/7 Emergency Operation Center that uses AI-powered CCTV (AcuSense) and IoT building system integration to monitor managed properties, dispatch rapid response teams, and automate facility management workflows. LPP is triple-certified to ISO 9001:2015, ISO 14001:2015, and ISO 45001:2018, and operates LPP Academy for internal staff training.

The company grew FY2023 revenue 34% YoY to THB 1,562 million (approximately USD 44-45M) with THB 139M net profit, targeting THB 1,880M for FY2024 and THB 2,200-2,545M by FY2026. Distribution is sales-led via direct engagement with juristic persons (condominium management committees), property developers (LPN and external including ASW, ANAN, LH, NOBLE), and institutional clients (BDMS, Central Pattana, Cardinal Health, Chulalongkorn University). LPP filed for an IPO on Thailand's mai market in April 2024 with planned 25-30% share distribution, marking a strategic transition toward independent public-company status.

Name

Lpp Property

Legal name

บริษัท แอล พี พี พรอพเพอร์ตี้ มาเนจเมนท์ จำกัด

Website

https://lpp.co.th

Company type

Private

Founded year

1992

Operating status

Operating

Headcount range

1,001–5,000 employees

Short description

LPP Property Management is a Bangkok-based integrated property services firm managing 260+ projects across 11-13 million sqm in Thailand, providing residential community management, facility management, engineering, security, and brokerage services to developers, juristic persons, and institutional clients under the UP master brand.

Ownership category

akta.pro rank

Product category

Property and Facility Management Services

NAICS

Real Estate Property Managers (53131), Nonresidential Property Managers (531312), Computer Facilities Management Services (541513)

SIC

Services-Facilities Support Management Services (8744), Real Estate Agents & Managers (For Others) (6531), Operators Of Nonresidential Buildings (6512)

akta.pro primary industry

Master-Planned Community & POA Management (BPAJAHAD)

akta.pro secondary industries

Office Property Management (BPAJAGAA), Real Estate Public-Private Partnership (PPP) & Infrastructure-Adjacent Real Estate Advisory (BPAJANAL)

Keywords

• Property management services
• Facility management services
• Integrated security services
• Real estate brokerage
• Engineering maintenance services

Headquarters

HQ city

Bangkok

HQ country

Thailand

HQ region

Asia

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Technology or R&D, Marketing or Sales, Infrastructure

Revenue model

1. Community/Property Management Fees: Recurring management fees paid by juristic persons (condominium/building management committees) for day-to-day property administration, maintenance, cleaning, and concierge services. Core revenue driver, approximately 65% of total revenue.
2. LPS Engineering & Consulting Services: Engineering maintenance, project management, and real estate development consulting through subsidiary L.P.S. Project Management Co., Ltd. Approximately 20% of total revenue.
3. LSS Security & Cleaning Solutions: Integrated security services and cleaning/janitorial services through subsidiary LSS Solutions Security Guard Co., Ltd. Approximately 15% of total revenue.
4. Brokerage / Sole Agent Services: Sales and marketing management for third-party property developers on a sole agent basis, including property sales, leasing, and investment advisory.
5. UP 24 Store (Community E-Commerce): Online marketplace for residents generating revenue from product/service sales and affiliate commissions.

Go-to-market motion1 record

Distribution channels3 records

Marketing channels8 records

Core offering

LPP Property delivers integrated property, facility, engineering, security, brokerage, and real estate consulting services through sub-brands LIVE UP, WORK UP, FIX UP, BOOK UP, PLAN UP, and SECURE UP. The company manages over 260 projects across more than 13 million square meters, serving over 400,000 residents, and operates a centralized 24/7 Emergency Operation Center supported by AI-powered CCTV analytics and IoT-integrated building systems. Its primary customers are residential juristic persons, commercial building owners, and property developers in Thailand.

Product overview

LPP Property is a comprehensive property management company operating under the UP master service brand — an Integrated Property Services Ecosystem. The portfolio comprises eight integrated sub-brands: LIVE UP (residential juristic person management), WORK UP (commercial/facility management), FIX UP (engineering and maintenance), PLAN UP (real estate development consulting), BOOK UP (brokerage and sales), SECURE UP (security services via subsidiary LSS), EOC (AI-powered 24-hour emergency operations), and UP 24 Store (community e-commerce). A third subsidiary, LPS (L.P.S. Project Management), handles engineering and construction management. The company manages 260+ projects spanning 11 million sqm across Thailand, serving 400,000+ residents, certified to ISO 9001:2015, ISO 14001:2015, and ISO 45001:2018.

Differentiator

Problem solved

Functional benefit

Brands

• LIVE UP: Property management service for residential juristic persons (condominiums, townhome projects)
• WORK UP
• FIX UP
• BOOK UP
• PLAN UP
• SECURE UP
• UP 24 Store
• UP

Products and services

• LIVE UP

Quantifiable outcome

• 99% of managed projects continue using LPP services — demonstrating high client satisfaction and retention
• +4 more outcomes

Named customers12 records

Segments6 records

Ideal customer profiles4 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

AI capability4 records

Feature4 records

Partnerships

Nine partnerships are on record, tiered flagship, minor and core.

• The Iconic Property Co., Ltd.flagshipStrategic or Co-development Partner · 1 January 2024The Iconic Property engaged LPP as the Sole Agent for the SOL MIDTOWN project — LPP's first third-party sole agent mandate. LPP provides full sales and marketing management including market analysis, branding, digital and offline marketing, and sales execution. Project value THB 624 million.
• National Statistical Office / Quitline 1600minorGTM or Marketing Partner · 1 January 2024Partnership with Thailand's National Quitline 1600 service to support LPP's '7 Days No Smoke' anti-smoking campaign across 260+ managed properties, referring residents who want to quit smoking to professional counseling services.
• LSS Solutions Security Guard Co., Ltd. (LSS)coreStrategic or Co-development Partner · 1 January 2023LSS is a wholly-owned subsidiary of LPP established in 2020 to provide integrated security and cleaning services under the SECURE UP brand. LSS combines technology (AI CCTV, Smart Security Center) with quality personnel to deliver round-the-clock security and janitorial services to LPP-managed properties and external clients including hospitals and hotels.
• L.P.S. Project Management Co., Ltd. (LPS)coreStrategic or Co-development Partner · 1 January 2023LPS is a subsidiary providing engineering, project management, construction management, and real estate development consulting services. Contributed approximately 20% of total group revenue in 2023. Operates as part of the integrated property services ecosystem alongside LPP and LSS.
• Chulalongkorn University (U-Center 1 & 2)coreStrategic or Co-development Partner · 1 January 2023LPP invested THB 150+ million to renovate and manage student dormitories U-Center 1 and 2 for Chulalongkorn University under a contract running until 2027. LPP is expanding this model to 2 more government universities. This is LPP's first public-private partnership for dormitory management under the Dormitory Act.
• Central Pattana PCL (GO! Hotel)minorStrategic or Co-development Partner · 1 January 2023LPP was appointed by Central Pattana to provide integrated facility management for GO! Hotel branches in Chonburi and Sri Racha. Services include room management, common area maintenance, cleaning, premium security, engineering, and other hospitality services.
• Bangkok Dusit Medical Services (BDMS) — Bangkok Pattaya Hospital & Jomtien HospitalminorStrategic or Co-development Partner · 1 January 2023LSS provides cleaning and janitorial services to Bangkok Pattaya Hospital and Jomtien Hospital — the first BDMS hospitals to use LPP/LSS services, representing LSS's expansion into the healthcare sector.
• Cardinal Health 222 (Thailand) Co., Ltd.minorStrategic or Co-development Partner · 1 January 2023LSS provides cleaning services and landscape maintenance for Cardinal Health's Rayong facility. This represents LSS's expansion into the medical and laboratory products sector, providing standardized cleaning and grounds maintenance services.
• Special Representative Unit 26, Royal Thai PoliceminorStrategic or Co-development Partner · 1 January 2023LSS partnered with the police anti-terrorism unit to deliver Active Shooter Training to LSS security personnel across 3 batches, covering approximately 150 security staff. Training included theory and practical drills on evacuation, sheltering, and self-defense protocols.

Scale indicators15 records

Recent moves12 records

Expansion highlights6 records

Direct peers

• Savills: International real estate services provider with a property management business in Thailand. Comparable as it offers integrated CRE services (property management, valuation, advisory, brokerage) across residential and commercial assets, directly overlapping LPP's full-service model.
• CBRE Group: World's largest commercial real estate services firm with property management operations in Thailand. Comparable because it provides end-to-end real estate services — property/facility management, investment advisory, and brokerage — competing for the same enterprise and developer mandates as LPP.
• Colliers International: Global professional services and investment management firm with strong property management presence in Asia. Comparable because it delivers property management, facilities, brokerage, and real estate consulting — competing with LPP in commercial and integrated services segments.
• JLL (Jones Lang LaSalle): Global commercial real estate services firm with an established property and facility management business in Thailand. Comparable because it sells integrated property management, brokerage, and advisory services to commercial and residential landlords — directly overlapping with LPP's LIVE UP and WORK UP offerings.
• Knight Frank: Global real estate consultancy with property management, commercial agency, and residential services in Thailand. Comparable because its service portfolio (property management, advisory, brokerage) mirrors LPP's integrated UP ecosystem for both residential and commercial clients.
• Cushman & Wakefield: Global CRE services firm with property management and facility services in Thailand. Directly comparable as it offers integrated property management, brokerage, valuation, and advisory — overlapping with LPP's WORK UP, BOOK UP and PLAN UP service lines for commercial clients.

Broad incumbents

• Sodexo: Global integrated facility management, food services, and property management company with operations in Thailand. Comparable for facility management, cleaning and workplace services contracts — directly overlapping with LSS's cleaning/janitorial and LPP's commercial FM offerings.
• ISS A/S: Global facility services company (cleaning, security, workplace, property management) with Thailand operations. Comparable as it competes for integrated facility management contracts (especially via LPP's WORK UP and SECURE UP) and brings multinational scale that LPP must compete against on enterprise deals.
• Compass Group: Global support services group (food, facility, property services) with a presence across Asia. Comparable as a broad incumbent operating in adjacent integrated facility services that LPP targets with its UP ecosystem across commercial, hospitality, and education clients.

Others

• Allied Universal (includes G4S Thailand): Global security services provider with Thailand operations through the G4S brand. Comparable as a direct competitor to LPP's LSS subsidiary for manned guarding, CCTV monitoring, and integrated security services to commercial, residential and institutional clients.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights7 records

Customer concentration

• YouTubeyoutube.com/@lppproperty3009
• Facebookfacebook.com/LPPPropertyManagement
• LinkedInlinkedin.com/company/lpp-property
• Instagraminstagram.com/lppproperty
• TikToktiktok.com/@lppproperty

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Subsidiaries2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Lpp Property