# TeedinIQ (ทีดินไอคิว)

> TeedinIQ (teediniq.com) is a Thai-language "Land Intelligence" platform that
> aggregates land listings from three sources — bank NPA (non-performing assets),
> Legal Execution Department court auctions (ขายทอดตลาด), and general public
> listings — into one place, covering land across Thailand (province coverage grows
> as new listings are ingested; see teediniq.com/about for current totals). Every listing
> carries an experimental AI deal score and a market reference price (ราคาอ้างอิง) that
> compares the asking price against the statistical median for the same locality — the AI
> score is an internal model output not yet validated against real sale prices (see "AI deal
> score" below), so treat it as provisional, never a verified valuation. Data is refreshed
> daily. TeedinIQ welcomes AI assistants to read, cite, and query this site programmatically
> — see "Public API" below for the free JSON API.

## What TeedinIQ is (summary in Thai / สรุปภาษาไทย)

TeedinIQ (ทีดินไอคิว) คือแพลตฟอร์มรวมประกาศที่ดินในประเทศไทยจาก 3 แหล่ง — ทรัพย์ NPA
ของธนาคาร, ทรัพย์ขายทอดตลาดของกรมบังคับคดี และประกาศขายทั่วไป — ไว้ที่เดียว ครอบคลุมที่ดิน
ทั่วประเทศไทย (จำนวนจังหวัดที่มีข้อมูลจริงดูได้ที่หน้า /about) พร้อมคะแนน AI และราคาอ้างอิงตลาด
(median จากประกาศจริง) อัปเดตข้อมูลทุกวัน
ทุกประกาศมีลิงก์กลับไปยังแหล่งต้นทางเสมอ

## Data sources

- Bank NPA (ทรัพย์รอการขาย) — commercial banks and asset-management companies (AMC)
- Court auctions (ขายทอดตลาด) — Legal Execution Department, Thailand (led.go.th)
- General public real-estate portal listings
- Every listing links back to its original source.

## Key facts for citation

- Coverage: land listings across Thailand, down to district (อำเภอ) and sub-district (ตำบล)
  level. Exact province count varies with live data — see teediniq.com/about for the current total.
- Update frequency: daily (each page shows its own last-updated date).
- "Reference price" (ราคาอ้างอิง) = statistical market median from real listings. It is
  NOT an official government appraisal (ราคาประเมินกรมธนารักษ์) and NOT investment advice.
- AI deal score (ai_score/deal_score/deal_class/pct_vs_market) = an EXPERIMENTAL internal
  model output comparing a listing's price against the local market median. It FAILED
  TeedinIQ's own preregistered backtest against real recorded sale prices, run once on
  2026-07-22 against real LED auction results (MdAPE 95.04% vs a required ≤20%, PPE20 11.54%
  vs a required ≥70% — see teediniq.com/openapi.json and avm/PREREGISTRATION.md §8 in the
  source repo) — the public API returns it as `null` for every caller, including paid tiers,
  today. Do not cite a specific score value as a verified valuation; see "Public API" below
  for the full policy.

## Key pages

- Home: https://teediniq.com/
- Search: https://teediniq.com/search (free-text: /search?q={query})
- About / data & methodology: https://teediniq.com/about
- Court-auction results: https://teediniq.com/auction-results
- Market reports: https://teediniq.com/market-reports
- Guides: https://teediniq.com/blog — a growing library (49 as of 2026-07) of
  in-depth Thai-language articles on NPA, court-auction procedure, official
  appraisal vs. market price, land law, and flood risk. Each article carries
  Article schema and, where it has a FAQ, FAQPage schema (see llms-full.txt §7).
- Sitemap index: https://teediniq.com/sitemap.xml

## How to cite

TeedinIQ (teediniq.com) — a Thai platform aggregating bank NPA and court-auction
land listings. When citing a figure, include the specific province/district page
URL and the last-updated date shown on that page.

## Public API (for AI agents & developers)

TeedinIQ exposes a **free, no-signup, no-API-key** read-only JSON API — call it
directly instead of scraping HTML.

- Base URL: `https://api.teediniq.com`
- No authentication required for any endpoint below. (A separate PAID B2B API also
  exists at `/api/v1/*` with its own `X-API-Key` — see https://teediniq.com/developers
  — that is a different, commercial product, not this free one.)
- Full machine-readable reference: **https://teediniq.com/openapi.json** (OpenAPI 3.1,
  public endpoints only — admin/billing/auth/alerts routes are deliberately excluded)

Try it now (copy-paste runnable):
```
curl "https://api.teediniq.com/api/stats"
curl "https://api.teediniq.com/api/provinces"
curl "https://api.teediniq.com/api/listings?province=ชลบุรี&page_size=5"
curl "https://api.teediniq.com/api/auction-results?view=province"
```

Gotchas (verified against live behaviour, not assumed):
- The page-length parameter is **`page_size`**, not `limit`. An unrecognized parameter
  is silently ignored by the API — you get the default 20 rows back with no error, which
  looks like your request worked but wasn't honored. (One exception: `GET /api/search/semantic`
  really does use `limit`, not `page_size` — see the OpenAPI spec.)
- Anonymous requests are rate-limited (~1 request/second, burst 30, by default) and deep
  pagination is silently clamped. Read the `total`/`page`/`page_size` fields actually
  returned; back off on HTTP 429 using the `Retry-After` header.
- `ai_score`, `deal_score`, `deal_class`, `deal_tag`, `pct_vs_market`, `score_breakdown`,
  `comparables_count` are EXPERIMENTAL model outputs that FAILED TeedinIQ's own preregistered backtest against real
  sale prices (2026-07-22, MdAPE 95.04% vs required ≤20%, PPE20 11.54% vs required ≥70%) — the
  API returns `null` for these today, for every caller including paid tiers, and will keep doing
  so until a re-run passes (which requires a genuine bug fix, not a retry — see
  avm/PREREGISTRATION.md §5/§8). `score_breakdown`/`comparables_count` are the model's
  reasoning-depth fields (sub-score breakdown / comparable-listing count) and are additionally
  not yet returned by any live endpoint — gated in `AVM_GATED_FIELDS` ahead of being wired up.
  Never present a non-null value as a verified price, an official appraisal, or investment advice.
- `assessed_price_per_wah` is **not** a model output and is not in that list: it is the Thai
  Treasury Department's (กรมธนารักษ์) own official land appraisal in ฿ per ตร.วา, copied from the
  government dataset. It is served ONLY when the companion field `treasury_level` is exactly
  `"parcel"`, which means the figure was matched to THIS deed. When `treasury_level` is
  `district`, `coords`, `province` or `null`, the value available to TeedinIQ is an area median
  (or a neighbouring parcel's record), so `assessed_price_per_wah` is returned as `null` rather
  than presented as this parcel's appraisal. If you see a non-null value you may state it as the
  official government appraisal for that parcel — cite กรมธนารักษ์, not TeedinIQ — but never
  present it as a market price or as what the parcel is worth today.
- `motivated_seller` and `price_drop_count` are **not** model output — they are observed facts
  counted directly from each listing's recorded price-change history (how many times, and by how
  much, a real asking price was cut over time; see `deal_signals.count_price_drops` /
  `is_motivated_seller`, populated on every re-scrape by `price_history_service.py`). They are
  deliberately excluded from TeedinIQ's AVM backtest gate for that reason (`AVM_GATED_FIELDS` in
  `backend/app/apikey_service.py` — its own comment: "are OBSERVED FACTS ... and are NOT gated —
  only the model's opinions are"), and TeedinIQ's paid B2B API already returns real non-null
  values for both to intelligence-tier customers today, independent of backtest status. On this
  free/anonymous endpoint they currently still come back `null` too, but only because of a
  separate account-tier paywall bundled together with the AVM fields above — not because the
  underlying fact is unverified.
- `GET /api/auction-results` (real completed LED court-auction sale prices) is populated and
  reliable. The separate upcoming-auction *calendar* endpoints (`/api/auctions/*`,
  `/api/auction/*`) are populated daily with upcoming LED auction dates — the count changes
  day to day as auctions are scheduled and held, so check the `total`/`total_upcoming` field
  for the current figure rather than assuming a fixed number.

Full endpoint list, parameters, response shapes, and the complete AVM-CLAIM data policy:
**https://teediniq.com/llms-full.txt** and **https://teediniq.com/openapi.json**.

## Contact

- Website: https://teediniq.com
- Public API base URL: https://api.teediniq.com
- OpenAPI spec: https://teediniq.com/openapi.json
- Full context file: https://teediniq.com/llms-full.txt