The LivingOS PMS and Urbanice Resident App

The Living OS Corporation Ltd. is a Bangkok-based property technology company founded in 2017 that builds software for condominium juristic persons, housing estates, developers and property management companies in Thailand. It reports more than 4,000 projects onboarded, 1.3 million units under management and 400,000 monthly active users.

Its suite combines The LivingOS PMS for juristic management and accounting, including common-area fee billing and debt tracking; the Urbanice resident app for parcels, bookings, repair requests, payments and visitor registration; and GuardOS for QR gate control, visitor logs and guard patrols. Add-on services cover i-Vote online AGMs, EIA monitoring reports and accounting close-out, and the company lists an AI layer with chatbot and MCP options.

• LivingOS PMS: Manages juristic accounting, common fee billing and debt tracking.
• Urbanice resident app: Handles parcels, facility booking, repair requests and payments.
• Niti app: Supports board members and juristic staff with operations and announcements.
• GuardOS: Provides QR gate control, visitor logs, guard patrols and SOS.
• i-Vote: Runs online, onsite and hybrid AGMs with proxy management.
• Visitor and parking management: Pre-registers visitors by QR code to control parking.

A Vietnamese property management company can digitise service fee billing and debt follow-up across several condominiums. An apartment owners' board can run its annual general meeting with online and hybrid voting. A gated township can use QR visitor pre-registration and guard patrol tracking at its gates.

Management offices handle fee billing, collections and debt follow-up digitally instead of on paper. Residents use a free app for parcels, bookings and repairs, which reduces counter traffic. Online i-Vote supports online, onsite and hybrid AGMs, and the company states ISO 27001, SOC 2 and PCI DSS compliance with data stored in Thailand under PDPA.

Condominium stock in Bangkok and other Southeast Asian cities keeps expanding, and residents expect app-based services for fees, parcels and security. Vietnam faces the same needs, with apartment owner boards required to hold general meetings and manage maintenance funds transparently, creating demand for digital voting and fee management.

The Living OS Corporation Ltd. (Reg. No. 0115560016313), Huay Khwang, Bangkok, Thailand, founded 2017; the Urbanice app was launched in 2019 and named a Top 10 Innovation Solution of 2020 by SCG. Customers shown include LPN Development, Ananda Development, MQDC, Pruksa Real Estate, Q House and Savills.