Powering next-generation property management through technology
From a vision to modernise residential management, The LivingOS has grown into one of Thailand's leading PropTech platforms — trusted by 4,000+ projects and more than 1 million users.
What is The LivingOS?
The LivingOS is Thailand's #1 property and community management platform, purpose-built for condominiums, housing estates, and industrial estates. Founded in 2017 and registered with Thailand's Electronic Transactions Development Agency (ETDA), it is trusted today by over 4,000 residential projects and more than 1.3 million units nationwide, with over 370,000 monthly active users.
One platform, four connected systems
The LivingOS isn't a standalone accounting program or a separate resident app — it unifies four systems in a single platform: the Property Management System (PMS) with 89+ features for juristic-person accounting and common-fee collection; the Urbanice resident app, whose parcel system handles over 3 million items a month; the GuardOS intelligent security system for access control and guard-tour checkpoints; and professional services such as AGM meetings, i-Vote, and EIA reporting. Committee members, juristic managers, security teams, and residents all work on the same database.
Built for Thai juristic-person management, secure by design
Because it's designed specifically around how Thai juristic persons operate, The LivingOS is compliant with Thailand's Personal Data Protection Act (PDPA). It runs on AWS and Google Cloud Platform infrastructure certified to ISO 27001, SOC 2, and PCI DSS, with data encrypted both in transit (TLS) and at rest (AES-256).
Trusted by leading projects across Thailand
The LivingOS is used by 200+ leading projects and property developers across Thailand — including LPN Development, AP Thailand, Ananda Development, Pruksa Real Estate, and MQDC. Most go live within 1–2 weeks, with our team handling data migration, system setup, and end-to-end staff training, backed by support Monday to Saturday, 09:00–18:00 (ICT).
Written by Wipusita ‘Pahn’ Yatchantuek, Marketing
Reviewed by Rawee ‘Tong’ Boonsup, Marketing Manager
What drives us
The core principles behind every product we build, every decision we make, and every service we deliver.
Make management simple
We believe running a property project should never be complicated. The LivingOS develops technology that cuts unnecessary steps, increases convenience, and elevates management efficiency at every level.
Solutions that grow with our clients
We don't focus solely on short-term results — we invest in technology and services that can scale alongside each project's growth.
Deep local roots, regional vision
We combine deep expertise in Thailand's property management market with a vision to expand opportunities and innovation across the region.
Our Story
Nine years of growth — from a startup idea to Thailand's most trusted residential management platform.
The LivingOS is founded
Established by the team behind the i-Prop system, with a vision to elevate residential property management through technology.
The LivingOS platform launches
The LivingOS platform goes live and gains rapid recognition in the Thai PropTech market.
Market leader milestone
Over 1 million units and 2,500+ projects nationwide under management. The business expands from B2B enterprise solutions to B2C resident services.
Merger with Urbanice
A landmark merger creates Thailand's leading community management platform — serving 4,000+ projects and hundreds of thousands of users nationwide.
No.1 Property Management SolutionsThe next chapter of growth
Expanding into FinTech, launching property rental and transaction solutions, and accelerating our regional expansion across Asia.
Interested in joining our growth journey?
We're ready to share our vision, business direction, and future development roadmap.
[email protected]Contact Us
Have a question, want to partner with us, or need more information? We're here to help.
Ratchadaphisek Road, Huai Khwang
Bangkok 10310