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Hirofumi Kawakita - EPVC

Project for Enhancement of Property Valuation Capacity in Thailand (EPVC) - Chief Advisor

16/10/2025

We have reached the final milestone in our journey. EPVC is coming to an end at the end of October. We held the following workshop to share our achievements with all the stakeholders!

Closing Workshop: Enhancing Property Valuation Capacity in Thailand (EPVC)

2nd–3rd October 2025 | Pullman Bangkok King Power

The Closing Workshop marked a memorable conclusion to the Enhancing Property Valuation Capacity in Thailand (EPVC) project. Over these two insightful days, valuable knowledge was shared by distinguished experts from both the domestic and international resources.

The sessions featured insightful presentation and idea exchanges among representatives of the Treasury Department, Property Valuation Standards Division, Property Valuation Division, Fiscal Policy Office, Department of Local Administration, Bangkok Metropolitan Administration, the Asian Development Bank, the Valuation Expert Team, and JICA.

The workshop welcomed over 70 from across the public and private organizations, with both in-person and online attendance made available to maximize engagement. The hybrid format allowed for wider participation and ensured that key insights could be shared with a broader audience, including those in regional and remote areas.

A key highlight of the workshop was the discussion on improving tax collection, focusing particularly on the challenges in property valuation and property taxation—critical components in strengthening Thailand’s fiscal sustainability.

Since 2023, we’ve been posting updates about the project and relevant development trends on social issues.

With this post, our project’s journey on social media comes to a close for now.

From here on, I’ll share interesting moments personally whenever they come up.

A big thank-you to all the project assistants over the years who helped make our social media presence possible.

See you in the next post!

15/10/2025

We just wrapped up a successful training session to introduce the new land valuation methodology!

This hands-on program included workshops, system demos, and real-world case studies to help participants confidently apply the updated approach in their work.

This workshop was led by 4 experts from the Property Valuation Standard Division and Property Valuation Division for the first half of the session.

The second half of the session was conducted by the Metamedia team.

45 dedicated team members from the Property Valuation Standard Division and Property Valuation Division came together to learn, share insights, and grow professionally.

A big thank you to all trainers, participants, and partners who made this training a success!

08/08/2025

It has been extremely hot both in Japan and Thailand — we hope you are keeping well.

As we approach the final phase of our project, we are now preparing for the Closing Workshop, which will take place in early October. The Closing workshop will be jointly organized by the Treasury Department and JICA. We are planning to welcome representatives from key government organizations to discuss the agenda on property valuation, property taxation, and related DX initiatives, and we’re pleased to have the Asian Development Bank joining us as one of our guest presenters who can share the Asian and International perspectives on the tropics.

Throughout the project activities, we have strengthened our teamwork through workshops, gone out into the field to understand the realities on the ground, conducted data analysis in meeting rooms, created documents and engaged in discussions — undertaking a wide range of activities. Now, this journey is finally coming to an end. Unfortunately, the Project is not “Never Ending Stories”.

We’re truly looking forward to sharing the outcomes of this journey and ensuring a smooth and meaningful conclusion in October.

25/07/2025

Hello everyone,

From June 30 to July 9 2025, our team from the Treasury department participated in the Knowledge Co-Creation Program (KCCP) in Japan. The training included both classroom lectures and site visits designed to deepen our understanding of Japan’s land valuation systems and practices.

On the first day, following the orientation session, participants received an overview of Japan’s public land valuation system, presented by the Valuation Expert Team (VET). On the second day, the Ministry of Land, Infrastructure, Transport and Tourism (MLIT) gave a lecture on the Official Benchmark Land Valuation by the Government, followed by a session from the Japan Real Estate Institute, which covered the land valuation process conducted by certified property appraisers under the Official Benchmark Land Valuation system.

On July 2, the Ministry of Internal Affairs and Communications provided an overview of Property Tax and Land Valuation System. This was followed by a lecture from the National Tax Agency on the Overview of Inheritance Tax and Property Valuation.

On July 3, PASCO Corporation introduced their services for property valuation and taxation using GIS technology, and explained the GIS workflow and its practical applications.

On July 4, the Tokyo Metropolitan Government (TMG) presented an overview of land and property valuation practices in Tokyo, including the Street Value Approach. The session was followed by a field visit (despite the temperature in Tokyo exceeding 35°C that day!!).

On July 7 and 8, the team with VET held internal sessions to reflect on the training and to begin drafting the Rollout Plan for implementing the new valuation method in Thailand.

This training program provided a valuable opportunity to learn from Japan’s valuation system and to identify practical approaches that can be adapted for future land valuation reforms in Thailand.

09/07/2025

Greetings!

In June 2025, the IMF highlights a global decline in fertility rates, warning of potential economic consequences such as reduced labor forces, savings, consumption, and innovation—especially in regions like East Asia and Europe facing population decline. However, fewer births may allow societies to reallocate resources from housing and childcare toward education and R&D. Improved education quality could boost innovation and societal well-being. In this context, child development is gaining increased attention. A UNICEF article emphasizes that children's growth is significantly shaped by both their environment and upbringing, making nurturing and supportive conditions more important than ever.

Improving lives doesn’t start with school or work—it starts in the earliest years of life. We’re sharing this because early childhood experiences shape everything from learning and health to future success. To build a more equitable society, we must start where it matters most: with young children and their families.

Even before their first classroom, children from low-income families often fall behind in how they think, learn, and behave. These early gaps, shaped by poverty, stress, and limited stimulation, can have lifelong consequences—affecting education, health, and earning potential.

The World Bank’s World Development Report 2015 highlights how early experiences—especially in the first few years—shape brain development. Children who grow up in nurturing, stimulating environments are more likely to thrive. But for families facing hardship, providing this support is much harder.

The good news? Small actions make a big difference. Talking, reading, playing, and showing love help build strong brains. And when we support parents—through home visits, parenting programs, and community groups—we support society. These programs work best when integrated into services families already trust, like clinics and childcare.

As economist James Heckman said, “Skills beget skills.” Early support sets the stage for future success—not just for individuals, but for entire communities.

In short, the path to a better society begins at home—with strong support for the people who raise the next generation

For more insights:
http://bit.ly/3Idg8ND
https://bit.ly/3SnGFcx
http://bit.ly/4iodLUf

27/06/2025

Hi everyone

On June 17, we had a meaningful and productive meeting between PVSD and the Valuation Expert Team, focused on advancing the new land valuation method and preparing for the upcoming training.

In the morning, we held a focused discussion on the training scheduled for September 8–10, covering the content to be delivered.

In the afternoon, we shifted to a crucial session where we confirmed the first version of the revised valuation manual. This version will be used in the upcoming training, with a second version planned for release in August to incorporate further improvements.

We also exchanged ideas on enhancing the future valuation methodology—such as setting clearer criteria for land units, selecting candidate areas for land pairing, and addressing field survey challenges through shared case examples.

Finally, we discussed the rollout plan, which will continue to take shape with input from discussions during the upcoming learning opportunities in Japan this July.

We are excited to keep building momentum through strong collaboration and a shared sense of purpose.

13/06/2025

Hi everyone!

On May 30, we held a productive meeting to discuss the project's rollout plan, including the schedule for activities planned beyond November 2025.

The session focused on how to shape a practical and realistic plan for implementation, aligning with key strategies. An initial draft was presented, outlining three key phases: preparation, pilot testing, and subsequent expansion leading to long-term improvement.

The next round of discussions will take place during the VET’s visit to Thailand on 17 June.

Step by step, we’re moving forward with a shared vision and strong collaboration.

30/05/2025

Quick update from our follow-up meeting with Metamedia and PVSD!

Last week, on May 20th, we had a great follow-up meeting with the Metamedia and PVSD teams to discuss the work plan of the demo system development.

Metamedia shared updates on improvements made since our last meeting, including tweaks to the website design and CSV export features. We also discussed how to handle some technical details like the area form setup—covering data formats, weight settings, and geospatial data standards.

Looking ahead, the training is scheduled for September 8–10, with VET leading sessions on the first two days and Metamedia handling the last day. We also talked through the deployment plan and deliverables, including continuing website development and installing the system at PVSD.

Finally, Metamedia checked in on the specific data PVSD wants included in the demo system, as well as any preferred display features like color filters. Both teams confirmed progress on data conversion and agreed to share the updated work plan to kick off the next phase of the system.

I’ve attached a picture of the system, as I believe it helps illustrate how the process has improved.

It’s exciting to see the project moving forward with such close collaboration. Looking forward to the next steps!

Image source: Metamedia, The Work Plan (internal document, 2025)

16/05/2025

Hi everyone!

On May 8, we held a full-day project update meeting with PVSD, Metamedia, and the Valuation Expert Team (VET). The morning session focused on Metamedia’s presentation of its plan regarding the initiation of the demo system development, followed by a discussion with PVSD. The afternoon was spent reviewing the first draft of the revised new land valuation manual with VET.

Here’s a quick recap of the key highlights:

1. Demonstration System Development
Metamedia presented the workplan to develop the demo system, including operation flows, data formats, and UI design tailored for different user groups. Deployment and development will proceed in parallel to accelerate system access, with remote checks planned between PVSD, Metamedia and VET.

2. Review of Demonstration Test Results
VET shared findings from pilot areas in Nakhon Sawan and Chachoengsao, where valuation discrepancies were observed. GIS tools were used to analyze these areas and identify contributing factors. Pairing methods were introduced to enhance valuation accuracy, particularly in areas where the current model has limitations.

3. Measures for Areas Without a Main Land Unit
VET experimented with the use of “standard pots” to address data gaps in areas lacking market transactions—such as state-owned land—and shared the results with PVSD. VET will continue to test and share the results of the test with PVSD.

The next step is to finalize the manual. PVSD and VET will complete most of the remaining work to improve the land valuation method under the Project. A concluding meeting will be held on June 17, where both parties will confirm the final version of the revised New Land Valuation Manual.

A big thank you to everyone for your continued collaboration and efforts since 2022. We’re looking forward to the next discussion on the demo system at our upcoming meeting on May 20 to keep the momentum going!

02/05/2025

As you know, I'm Japanese and of course love rice, so I'm concerned about the recent rise in rice prices—even though I'm living in Bangkok now.

Since February 2022, Japan has faced worsening 'screwflation'(new term for me)—a mix of inflation and middle-class decline—driven by rising prices of essential goods. This hits low-income households hardest, reducing their real purchasing power and widening the income gap.

This reminded me of both global and Thai inequality. For about 30 years before the pandemic, global income inequality was shrinking, mainly because incomes were rising faster in populous countries. But the Covid-19 pandemic abruptly ended that trend—2020 saw the biggest increase in inequality since at least 1990 (according to a recent World Bank blog on reducing global inequality). The blog mentions the Gini coefficient, which prompted me to take a closer look at Thailand’s data.

Thailand uses two main Gini coefficients to track inequality: one based on income and another on expenditure, both ranging from 0 (more equal) to 1 (more unequal). These are drawn from the National Statistical Office’s Household Socio-Economic Survey. Between 2007 and 2017, the income-based Gini dropped from 0.499 to 0.453, and the expenditure-based Gini declined from 0.398 to 0.364.

During the COVID-19 pandemic, social assistance spending increased sharply — from 0.8% of GDP in 2019 to over 3% in 2020 — reaching around 30 million people. Without this support, poverty would have risen to 8.1%, and inequality would have worsened, with the Gini surpassing 0.44.

However, the World Bank reported that Thailand had the highest income inequality in East Asia, with a Gini of 0.433 (2019). Thailand continues to face high inequality levels compared to regional peers. The Philippines saw its Gini fall from 0.4063 (2021) to 0.3909 (2023), and Malaysia’s Gini dropped from 0.412 (2018) to 0.407(2021). While Thailand’s Gini improved slightly from 0.433(2021) to 0.42 (2023).

Tax systems can play a key role in reducing inequality, particularly in the distribution of income and wealth. Property taxes—though often underutilized outside of developed countries—are among the least harmful to economic growth and can help make tax systems more progressive under certain conditions.

References:
BusinessWorld Online (2024). Filipino households’ income up 15% in 2023.
Garcia et al. (2025). Income growth of the poor and global inequality.
National Statistical Office (2024). Gini Coefficient by region, 1988–2023.
OECD (2024). Taxation and inequality.
NESDC (2018). Thailand’s inequality situation.
World Bank (2022). Thailand Rural Income Diagnostic.
World Bank (2023). Bridging the gap: Inequality and jobs in Thailand.
World Bank (2024). Macro poverty outlook.

Source of data: Thailand SES 2015–2021; NESDC estimates. Figure adapted from World Bank (2023).

02/05/2025

Hi everyone!

Hope your Songkran was full of happiness and meaningful moments with family and friends! As we return from the holidays, here’s a quick update on the recent progress of our project following the latest meeting.

Earlier this month, from April 10–11, we held a two-day project update session organized by the Valuation Expert Team (VET), featuring experts from the Japan Real Estate Institute (JREI) and Pasco Corporation. The meetings focused on feedback from the demonstration test and key updates on the revised valuation manual and future implementation steps with PVSD.

Here’s a quick recap of the key highlights:

Day 1 – April 10
PVSD and VET presented feedback on the demonstration test conducted in pilot areas. They identified key challenges and proposed solutions using new valuation methods and GIS tools to align with international standards (IAAO). Land unit classification was also discussed, with the aim of adapting international standards to better suit the Thai context.

VET shared insights from the Main Land Unit analysis in Rayong Province, where valuation inconsistencies were identified. To address these, they recommended improved approaches to reduce discrepancies. Both sides also discussed the review of the land valuation manual.

Day 2 – April 11
VET presented the timeline for finalizing the revised manual, with data revisions and testing to be completed by May. Confirmations on the revised manual are scheduled for meetings in May and June. The team also introduced the development timeline for the demo system, including system creation, testing, and training scheduled for later this year.

Plans for the second KCCP training in Japan (to be held at the end of June) were shared, along with a brief on its content. Finally, VET outlined the next steps, including preparation for the Rollout Plan and Phase 2 proposal.

We truly appreciate everyone’s hard work and look forward to building on this progress in the months ahead.

30/10/2024

Hi everyone!

In our previous post, we mentioned the Preparation Training for the new land valuation model held from October 7th to 9th, organized by Valuation Expert Team (VET). We introduced the first day of our 3-day training session, which focused on essential economic knowledge and statistical analysis for land valuation. Today we will cover the remaining two days of the training session, which provided more operational and practical skills for the project. It included the steps for creating attribute data and the procedure for preparing a land unit valuation model, as follows:

Day 2: October 8
In the morning session, Mr. Toshiyuki Irie, PASCO Corporation, delivered a lecture on “Attribute Data Preparation.” The topics included:
- Steps for creating Attribute data: Preparation of Centroid for Land Units, Road network data compilation, POI data preparation, Preparation of urban planning data, and road width and traffic surface data
- Attribute data preparation on visual exploration and interpretation (Road continuity), Writing from Polygon data (Measuring the amount of attribute data contained in a buffer), and Distance Measurement (Measure displacement, Road distance measurement)

In the afternoon session, Mr. Masayuki Yamash*ta from Japan Real Estate Institute (JREI) delivered a lecture on “Data Analysis and Modeling of Land Unit Valuation,” focusing on the following topics:
- Valuation Model Framework: Basic structure, Overview of the WQS (Weighted Quality Score) methodology
- Land use classification of land units (Grouping), Setting score criteria, Selecting land units with the most similar market prices, and Valuation of land units without a market price

Day 3: October 9
We finished and confirmed the schedules of coming two months and work process with PVSD and PVD members for the new valuation model testing in additional area (Chachoengsao, Rayong, and Nakhon Sawan), and discussed how VET can provide support.

Thank you everyone for your hard work, especially Working group members and VET, for this valuable training! We look forward to the next “Trainings for Trainers” in November!