SATI Dashboard - The Zero Phuket

The Zero Phuket — Performance Dashboard

🏆 Six SATI sales — and the June pipeline is still converting. Unit 707 at The Zero Bangtao went to Reservation Paid last week for Aziza Harrell — a Jun 11 Google Search lead (UK ad group, gad_source attribution intact) who re-engaged over WhatsApp in August and paid the reservation on a ฿5.01M unit, ten weeks after the click — closed by Andy B., his fourth SATI close. SATI’s six sales carry ฿40.07M in confirmed unit value (Andrew ฿7.06M · Bangtao units 401 + 215 ฿12.33M · Humphries ฿10.36M — paid in full · Scott ฿5.3M · unit 707 ฿5.01M). August through 25 days: 218 leads · 94% verified · 59 qualified — 54% of ALL qualified demand in the account; Aug 17–23 was the cleanest complete week on record (56 of 57 verified, 98%) and this week has opened with 13 leads — all 13 verified. SATI’s Gulf expansion is live: the new [SATI]ZP_Search_Generic_GCC campaign (UAE · Saudi Arabia · Qatar · Kuwait · Bahrain · Oman) delivered its first lead on the morning of Aug 25. SATI holds the account’s #2 active pipeline (678 leads vs Direct/Other 642). From Aug 1, Meta + WhatsApp are tracked as one separate channel.

August MTD — SATI Leads

218

Aug 1–25 · Google engine only · 205 verified · 65 at Prospect+

94% verified — 59 of August’s 109 qualified leads (54%) · ฿1,360/lead · ฿4,933/qualified on the August book (spend through Aug 24)

Last Week — SATI Leads (Google Engine)

Aug 17–23 (complete week) · 56 verified · with Meta/WA the week totalled 107

98% verified — cleanest complete week on record · the sixth SATI sale (unit 707) reserved in-week · this week so far (Aug 24–25): 13 leads, 13 verified

SATI Active Pipeline

678

active SATI leads · 224 at Prospect+

190 of the active Prospect+ pipeline built since Apr 1

Ever Qualified — All Time

338

SATI leads flagged Prospect=Yes in Kommo

59 of them created in August alone · offline conversions feeding Google ✓

Cost per Lead — July (final)

฿1,062

฿433,345 July spend ÷ 408 SATI leads (spend is 100% Google; July includes Meta per its rule) · Google-side: ฿1,407 ÷ 308

฿5,778 per qualified (75) — 52% below June’s ฿12,139 · August runs its own book: ฿1,360/lead · ฿4,933/qualified (Aug 1–24)

All-Time SATI

2,299

leads all pipelines · 338 ever-qualified

86% verified · 678 active · 6 sales closed ✓

38%

of all August leads
so far (218 of 567)

54%

of August qualified leads
(59 of 109)

51%

of August Prospect+
(65 of 128)

44%

of active Prospect+ pipeline
built since Apr 1

SATI’s share of demand — August MTD (25 days, Google engine only). Still the #1 channel at 94% verified, holding 59 of the month’s 109 qualified leads — more than every other channel combined (50). Meta + WhatsApp are one separate channel from Aug 1 (201 leads · 9 qualified · 26% spam). July final (rule then in effect, incl Meta): 66% of all 620 leads · 62% of qualified (75 of 120) · 50% of Prospect+ (78 of 157).

The SATI effect · Apr 1 – Aug 25, 2026

Four Months of SATI — From Side Channel to Primary Demand Engine

7×

Monthly lead volume
72 (Apr) → 519 (Jun)

50% → 6%

Spam rate
Apr → Aug MTD

6 sales

฿40.07M confirmed unit value
largest (฿10.36M) paid in full

54%

of August qualified so far
(July: 62% · June: 57%)

338

Ever-qualified leads
all time

224

Prospect+ in motion
right now

What SATI shipped — and what each move did

MAY 5

Account refurbished

8 campaigns, exact naming, UTMs fixed → May volume 3.8× April

JUN 3

First sale closed

฿7,064,000 · Nai Yang B505 · 32-day cycle from a PMax lead

JUN 9–12

Consolidation 8 → 2

2 combined LPs + reCAPTCHA + 5 intent ad groups → spam halved

JUN 22–28

Record week: 160 leads

128 verified · best week in account history

JUN 29–JUL 5

90% verified at record scale

124 leads · quality held as volume peaked

JUL 7

฿7.0M reservation in 11 days

Nai Yang · combined-LP lead (Jun 26) · buyer later refunded — excluded from sale totals

JUL 13

Cleanest month on record

July 87% verified · 18% reaching Prospect+ · spam down to 13%

JUL 20

Qualified surge: 41 in July

41 July leads flagged qualified (17 a week ago) · 55% of the month’s qualified demand · Search budget re-upped 2× to ฿10K/day

JUL 20–26

Rebound: 118-lead week

+66% on the week before · biggest week since the Jun 22 record · Google engine 99% verified — a first

JULY

Cheapest pipeline yet

฿1,062 per lead · ฿5,778 per qualified (June: ฿1,637 / ฿12,139) · qualified output held at 41% less spend — final full-month report

JUL 27–AUG 2

Cleanest week on record

107 leads · 91% verified · Google engine 77 of 78 (99%) · second-biggest week since June’s record

JUL 31

July closes: quality record

408 leads · 88% verified · 75 qualified — beats June’s 70 on 21% fewer leads · spam 12% (Apr: 51%)

JUL 27–AUG 2

Sales #2 & #3 — first on Bangtao

Matt Crate-Fox · combined-LP lead (Jul 5) · two units reserved in <4 weeks — 401 (฿6.63M) + 215 (฿5.70M) · closed by Andy B.

AUG 3–9

Fourth sale: ฿10.36M — largest yet

Steven Humphries · combined-LP lead (Jul 5) · Nai Yang · Second Payment in 5 weeks · closed by Sam

AUG 6–14

Fifth sale: ฿5.3M — pure Search

Scott Phillips · Nai Yang A504 · Search lead (Aug 6, gclid intact) → reservation paid within days · closed by Andy B.

AUG 10–16

฿10.36M paid in full

Steven Humphries completed payment — lead to fully paid in six weeks · the largest SATI sale is banked

AUG 17–23

Sixth sale: unit 707 · ฿5.01M

Aziza H. · a Jun 11 Search lead (gad_source intact) re-engaged via WhatsApp → reservation paid ten weeks after the click · closed by Andy B. · the June cohort is still converting

AUG 25

Gulf expansion live

[SATI]ZP_Search_Generic_GCC · UAE, Saudi, Qatar, Kuwait, Bahrain, Oman · 4 intent ad groups on the combined LPs · ฿3K/day week 1 · first lead within hours of launch

GCC week-1 review · policy reviews clearing

Gulf ramp decision ~Sep 1 on cost-per-qualified · each cleared PMax asset group = more delivery on the ฿12.5K/day core

Before SATI scaled the account, this channel produced ~40 leads/month (Jan–Mar avg) with no attributed revenue. Today it is the #1 source of qualified demand (57% of June’s qualified leads, 62% of July’s, 54% of August’s so far), the only channel with closed sales attributed end-to-end (six now — ฿40.07M in confirmed unit value, the largest already paid in full) — and every gain above happened while the media budget fell — July ran 43% below June’s daily spend — through structure, landing pages and spam defence rather than extra budget.

SATI performance

August MTD Funnel · Leads → Verified → Prospect+

218

August SATI leads (25d)
Google engine only

→

205

Verified
(94%)

→

Reached
Prospect+

→

Flagged
qualified

July (final, incl Meta per the rule then): 408 → 358 verified → 78 Prospect+ → 75 qualified — the quality record · June: 519 → 401 → 84 → 70 — the volume record · from Aug 1 SATI = Google engine; Meta/WhatsApp separate

Monthly — SATI leads (verified) · from Aug 1: Google engine only

Apr 2026

35 verified · 51% spam

May 2026

280

172 verified · 39% spam

Jun 2026

519

401 verified · 23% spam

Jul 2026 · final

408

358 verified · 12% spam

Aug MTD (25d) · Google only

218

205 verified · 94% clean

Weekly — SATI leads (verified) · Google engine from Aug 1 · early-Aug weeks reflect late spam triage · * week in progress

Jul 27–Aug 2

107

97 verified · 91% clean

Aug 3–9 · Google only

56 verified · 89% after late triage

Aug 10–16 · Google only

57 verified · 95% clean

Aug 17–23 · Google only

56 verified · 98% clean

Aug 24–25 · 2 days*

13 verified · provisional

📈 The pipeline is maturing into revenue. Six attributed sales — ฿40.07M in confirmed unit value — and the newest came out of the June cohort: a Jun 11 Search lead whose ฿5.01M Bangtao reservation (unit 707) was paid last week, ten weeks after the click. The largest (฿10.36M at Nai Yang) is fully paid — six weeks from lead to final payment. July stands as the quality record (88% verified · 75 qualified); August is holding that pace — 59 qualified in 25 days at 94% verified, 54% of all qualified demand in the account — and the Gulf Search campaign is now live as the next growth lever. From Aug 1, Meta + WhatsApp are tracked as one separate channel outside SATI’s numbers.

Monthly trend — SATI leads vs verified

New · did quality improve?

Cohort Quality — May · June · July · August SATI Leads

Cohort	Leads	Verified	Spam	Reached Prospect+	Flagged qualified	Still active
May 2026	280	172 (61%)	39%	41 (15%)	38	68
June 2026	519	401 (77%)	23%	84 (16%)	70	181
July 2026 (final)	408	358 (88%)	12%	78 (19%)	75	205
August 2026 · 25d MTD	218	205 (94%)	6%	65 (30%)	59	164

June didn’t just add volume (+84%) — quality improved on every axis. July then closed as the best quality month on record: 88% verified (June: 77%), spam down to 12%, 19% of the cohort reached Prospect+ and 75 were flagged qualified — the biggest qualified cohort of any month (June: 70) on 21% fewer leads. 205 of July’s leads are still being worked — and August’s first 25 days are pacing better still: 94% verified, 30% reached Prospect+ (65 of 218) and 59 flagged qualified, the strongest early cohort yet. (May–Jul SATI cohorts include Meta-sourced leads per the rule then in effect; from Aug 1, 2026 SATI = Google engine only and Meta/WhatsApp is one separate channel.)

Pipeline Aliveness by Source

% of all-time leads still active (not lost or won)

Lead → Prospect Conversion by Source

% of all leads that ever reached Prospect or beyond

Period Snapshot — New Leads by Source

Source	Aug 3–9	Aug 10–16	Aug 17–23	Spam (Aug 17–23)	Prospect+ since Aug 3
SATI	63	60	57	2%	48
Insight	0	0	0	—	0
Nestopa	0	0	0	—	0
Meta/WhatsApp (client media · separate channel from Aug 1)	51	75	50	8%	9
Website	3	2	8	12%	2
Tablet	21	30	23	0%	28
Agent	0	6	0	—	1
Direct/Other	19	14	2	0%	21
Total	157	187	140	6 (4%)	109

All three columns are complete Mon–Sun weeks. The Google engine delivered 57 of the week’s 140 new leads at 98% verified — the cleanest complete week on record; adding Meta/WhatsApp (client-run, a separate channel from Aug 1) the two delivered 107 of 140 (76%). Insight has now been at 0 for six straight weeks. SATI owns 48 of the 109 Prospect+ created since Aug 3 — and the sixth SATI sale (unit 707) was reserved in-week. This week so far (Aug 24–25): 33 new leads, 13 of them Google-engine — all 13 verified. Early-August spam badges reflect the sales team’s late triage (7 junk leads in the Aug 3–9 batch were re-flagged after the fact).

Paid & portal channels

Google Ads — Current Account State

August 1–24 campaign report: ฿291,072 · 247 conversions · budgets ฿12,500/day — August runs its own book · July final: ฿433,345 · 346 conversions · ฿1,253 per conversion

July beat June on every efficiency metric — at 41% less spend. June closed at ฿732,924 (including ฿50,919 of trailing spend on paused legacy campaigns); July ran the two consolidated [SATI] engines at ฿433,345 — ฿13,979/day vs June’s ฿24,431. Cost per conversion fell 10% (฿1,391 → ฿1,253), cost per CRM Google lead fell 16% (฿1,670 → ฿1,407), junk clicks were purged (28.3K → 9.7K) and Google-engine lead quality rose 79% → 94% verified. The number that matters most: qualified output held — 66 vs 67 — so the cost per qualified buyer dropped 40%: ฿10,939 → ฿6,566. [SATI]ZP_Search_Generic_Intl did the lifting (฿317,374 · 291 conv · ฿1,091/conv · 11.61% CTR); PMax_International stayed policy-limited at ฿2,109/conv — clearing its reviews is still the next unlock (Actions tab). From Aug 1, August runs its own book: SATI = Google engine only, Meta/WhatsApp client-run and separate — ฿291,072 spent Aug 1–24 for 214 CRM leads created in the same window (94% verified) and 59 qualified: ฿1,360/lead · ฿4,933/qualified — both back under July’s full-month benchmarks (฿1,407 / ฿6,566).

June vs July — Final Month Comparison · Google Ads

	June (final)	July (final)	Change
Spend	฿732,924 incl ฿50,919 legacy trailing	฿433,345	−41%
Daily average	฿24,431	฿13,979	−43%
Conversions (Google-reported)	527	346	−34%
Cost per conversion	฿1,391	฿1,253	−10%
Clicks	28,303	9,674	−66% · junk purged
CRM Google leads	439	308	−30%
Cost per CRM lead	฿1,670	฿1,407	−16%
Verified rate (CRM)	79%	94%	+15 pts
Qualified leads	67	66	held at −41% spend
Cost per qualified buyer	฿10,939	฿6,566	−40%

Engine	June: spend · conv · ฿/conv · CTR	July: spend · conv · ฿/conv · CTR
[SATI]ZP_Search_Generic_Intl	฿456,329 · 298 · ฿1,533 · 13.2%	฿317,374 · 291 · ฿1,091 · 11.6%	CPL −29% · quality engine
[SATI]PMax_International	฿225,676 · 198 · ฿1,138 · 5.4%	฿115,971 · 55 · ฿2,109 · 1.7%	⚠ policy-limited
Legacy (paused June)	฿50,919 · 31 · trailing spend	฿0	✓ fully off

Single source: daily campaign report Jun 1 – Aug 3 (pulled Aug 3). Google restates data as conversions mature, so this supersedes earlier snapshots — June was previously shown at ฿696,401 from an early-July pull. Google conversions include form submits and SATI’s CRM-fed “Prospect+” offline events (July conversion value fed back: ฿92,224); CRM lead counts are the deduped truth — July’s 346 conversions map to 308 CRM Google leads. June PMax conversions include the pre-cleanup Display-junk period (cheap but low quality) — July’s PMax runs clean but policy-limited. CRM bases: June frozen at publication (439 leads · 67 qualified); July final from the Aug 3 export (308 · 66). Full account history (Apr 10 – Jul 14): ฿1,494,762 · 1,183 conv · ฿1,264/conv.

New book · from Aug 1

August — Running Its Own Numbers

฿291,072

Spend · Aug 1–24

247

Google conversions

214

CRM leads (Google) · Aug 1–24

94%

Verified

Qualified

฿1,360

Per lead

฿4,933

Per qualified

August’s book is standalone — no blending with June/July: SATI = Google engine only (Meta/WhatsApp is client-run and tracked as its own channel). Engines: Search ฿233,367 · 197 conv · 10.66% CTR | PMax ฿57,706 · 50 conv at ฿1,156/conv — 45% below July’s ฿2,109 and now pacing at its ฿2,500/day budget even with policy reviews still clearing · account ≈฿12.1K/day vs ฿12,500 budgets. 247 conversions map to 214 CRM leads created Aug 1–24 (near 1:1; ฿66,960 of conversion value — CRM-fed Prospect+ events included — returned to Smart Bidding). With Aug 24 now a complete CRM day, July’s benchmarks are both beaten again: ฿1,360 vs ฿1,407 per lead and ฿4,933 vs ฿6,566 per qualified. The Gulf Search campaign ([SATI]ZP_Search_Generic_GCC, ฿3,000/day week 1) went live this week on top of the ฿12,500/day core — its first lead landed on Aug 25. Top converting searches Aug 1–24: property for sale in thailand (5), phuket property for sale (4), houses in thailand (4) — and the brand itself, the zero phuket (4): exactly the generic-intent + brand mix the June restructure targets. Aug 24 is a partial day in the ads pull; CRM leads are counted through Aug 24 (complete) for a like-for-like window. Source: Campaign performance + search terms reports Aug 1–24 (pulled Aug 24) · Kommo export Aug 25.

New · demographics

Where Demand Comes From — Conversions by Country (Google Ads, Apr 10 – Jul 27)

User location at click time. Gold = form-submit conversions (“SATI - Lead”); green = CRM-fed “Prospect+” conversions flowing back through SATI’s offline import — a quality signal by geography.

Country	Leads (Apr–Jul)	July	Prospect+	P+ per 100 leads
Thailand	457	37	29	6.3
United States	230	29	41	17.8
United Kingdom	139	75	22	15.8
UAE	55	4	7	12.7
Australia	54	23	16	29.6
India	45	18	12	26.7
Hong Kong	30	4	3	10.0
Oman	29	0	4	13.8
Singapore	21	8	6	28.6
Saudi Arabia	14	3	3	21.4

The international pivot is working — and it’s where the quality is. All-history, 61% of conversions come from outside Thailand; in July it’s 85%, led by the UK (75 conversions — 30% of the month), US, Australia and India. Thailand’s 457 all-time is mostly the paused legacy TH campaigns (37 in July). Quality follows the same line: Australia (29.6), Singapore (28.6) and India (26.7) convert to Prospect+ at 4–5× Thailand’s rate (6.3), with the UK and US in between — exactly the buyers the June restructure (intent-based ad groups, combined LPs, international Search) was built to reach. 40+ countries have converted since April.

Paid channel economics · June 2026 · restated from the Jun 1 – Aug 3 daily report

Leads, Cost per Lead & Cost per Qualified Lead by Platform

Platform	CRM Leads	Spend ฿	Cost/Lead	Qualified*	Cost/Qualified	Spam
Google Ads	439	732,924	฿1,670	67	฿10,939	92 (21%)
Meta (FB + IG + WhatsApp)	80	116,838	฿1,460	3	฿38,946	26 (33%)
Insight (Meta lead vendor)	56	vendor-billed	—	4	53 of 92 marked Not Qualified	0 (0%)
Nestopa ⚠	21	free / portal	—	1	1 qualified all-time	2 (10%)
Total paid	519	849,762	฿1,637	70	฿12,139	118

*Qualified = Prospect=Yes in Kommo. Google buys a June qualified lead at ฿10,939 (1 in 7); Meta at ฿38,946 (1 in 27) — 3.6× more expensive. Channel head-to-head (June qualified leads): SATI 70 · Insight 4 · Nestopa 1. SATI produced 57% of ALL qualified leads created in June across every source. Insight delivered clean volume but 52 of its 80 all-time leads are marked Not Qualified; Nestopa has 1 qualified all-time. Meta media moved to the client on Jul 1 and is tracked as its own separate channel from Aug 1. Google spend restated to the matured Jun 1 – Aug 3 daily report (previously ฿696,401 from an early-July pull). June CRM leads (520) undercount raw ad conversions — Google dedupes repeat submitters and some Meta leads never sync.

Google Ads · Apr 10 – Jun 15, 2026

June Restructure — Before & After (Apr 10 – Jun 15 review)

Source: Google Ads CSV exports. 8 campaigns total; 2 enabled (post-consolidation), 6 paused (pre-consolidation).

June 2026 Account Restructure — What Changed

BEFORE — Up to Jun 8, 2026

Campaigns

23+

Ad groups

Landing pages

Fragmented geo: TH / RU / HE / Intl / Brand all separate
Landing pages split by property name — UK/RU buyers don't know "Nai Yang"
23 ad groups in Intl campaign — 14 never served; UK-Bangtao dominated with 90 conv
PMax URL expansion ON → leaked ≈21K THB to /blog pages
Copy: "7% / 11% guaranteed ROI" → compliance risk
PMax_Silhouette_TH: 88.8% conversions from Display Network = junk
PMax_Intl: 101,605 THB spend → 0 CRM qualified leads
Kommo UTM webhook broken — 0/365 BT leads attributed

→

AFTER — From Jun 9–12, 2026

Campaigns

Ad groups

Landing pages

ZP_Search_Generic_Intl (7,000/day) + PMax_International (4,900/day)
Combined pages: invest-sati (investment) + live-sati (lifestyle) — both projects on one page
5 intent-based ad groups: Thailand · Phuket · Investment · Lifestyle · Earth Pre-launch
PMax URL expansion OFF; asset group Invest → invest-sati page = 684 THB CPL
Copy: "10% income protection for 3 years*" — compliant; Earth pre-launch pricing added
9 new RSAs; 9 old RSAs (7%/11% ROI) paused; 7 URL-swapped to new pages
Investment keywords routed exclusively to Nai Yang (live-sati) — proven 159 CPL group
1 Kommo pipeline (ID 9914723); Silhouette pipeline retired

Jun 9: consolidation decision. Jun 11: audit confirmed half-build + Display spam flood. Jun 12: new LPs deployed, 5-group Search rebuild, new RSAs imported. Source: SATI_Ads_Consolidation_5AdGroups_2026-06-12.xlsx + SATI_Ads_NewLandingPages_2026-06-12.xlsx

Campaign Performance — Apr 10–Jun 15, 2026 · Google Ads

Campaign	Status	Type	Spend THB	GA Conv.	CPL (GA)	Clicks	CTR	Conv. Rate
ZP_Search_Generic_Intl	ENABLED ✓	Search	231,240	146.5	1,578	3,121	10.35%	4.69%
PMax_International (was PMax_Bangtao_TH)	ENABLED ✓	PMax	170,576	218.7	780	25,116	4.01%	0.87%
ZP_Search_Generic_TH	PAUSED	Search	103,345	50.0	2,067	1,613	6.43%	3.10%
PMax_Intl ⚠ 0 CRM qualified	PAUSED	PMax	101,605	123.5	823	8,253	6.16%	1.50%
ZP_Search_Brand_All	PAUSED	Search	44,393	20.5	2,166	703	7.12%	2.92%
PMax_Silhouette_TH ⚠ 88.8% Display	PAUSED	PMax	41,476	145.9	284	7,011	9.80%	2.08%
ZP_Search_Generic_RU	PAUSED	Search	38,391	7.0	5,484	455	6.83%	1.54%
ZP_Search_Generic_HE	PAUSED	Search	24,887	1.0	24,887	58	9.75%	1.72%
TOTAL (full period)			755,913	713.1	1,060	46,330	5.12%	1.54%
↳ Enabled only (post-consolidation)			401,816	365.2	1,100	28,237

GA Conv. = Google Ads pixel fires on form submit (includes spam). CPL (GA) = Google-reported cost per conversion — not CRM-verified. Paused campaigns show accumulated data before they were paused. Full CRM attribution unavailable — Kommo UTM webhook broken (0/600 leads populated). Source: Campaign report (7).csv

PMax Asset Groups — New invest-sati Page Outperforms Old Split

Asset Group	Campaign	Status	Landing Page	GA Conv.	Spend THB	CPL (GA)	Note
Invest	PMax_International	ENABLED ✓	`invest-sati` NEW	184.3	125,986	684	★ Best CPL · both projects · no typo
Naiyang	PMax_International	PAUSED	`sillhouette-a-sati` OLD+TYPO	34.3	44,615	1,301	Old Nai Yang-only page — paused Jun 12
Asset Group 1	PMax_Intl	PAUSED	`bangtao-a-sati` OLD	123.5	101,605	823	⚠ 0 CRM qualified · whole campaign paused
Asset Group 1	PMax_Silhouette_TH	PAUSED	`sillhouette-a-sati` OLD+TYPO	145.9	41,476	284 ⚠ Display junk	88.8% Display conv → 79% spam · paused

Key result: The new combined invest-sati page (both Bangtao + Nai Yang on one page, with proper currency localisation) delivers 684 THB CPL vs 823–1,301 THB on old property-specific pages — a 17–47% improvement. URL expansion OFF ensures all spend goes to the form page, not blog/homepage. Source: Asset groups report (5).csv

Search_Generic_Intl — Ad Groups: Old 23 Groups → New 5 Intent Groups

Old groups (PAUSED, Apr 10–Jun 11)

Ad Group	Conv.	Spend	CPL
UK - Bangtao	90.0	140,402	1,560
SG + HK - Bangtao	26.0	36,002	1,385
Poland + France - Bangtao	8.5	14,715	1,731
India - Silhouette	2.0	1,959	980
India - Bangtao	1.0	1,241	1,241
14 others (never served)	0	~36,921	∞
Old total	127.5	231,240	1,814

Geo-based segmentation: one geo per group → identical search terms served randomly across groups · 14/23 never served

New 5 groups (ENABLED, from Jun 12)

Ad Group	Page	Conv.	Spend	CPL
AG_Thailand_Property	`invest-sati`	10.0	15,276	1,528
AG_Phuket_Property	`invest-sati`	2.0	2,900	1,450
AG_Investment_Intl	`invest-sati`	1.0	1,061	1,061
AG_Lifestyle_Living	`live-sati`	2.0	7,799	3,900
AG_NaiYang_EarthPreLaunch	`live-sati`	0	293	—
New total		15.0	27,329	1,822

Intent-based segmentation: all geos per group, segmented by buyer intent · low data (launched Jun 12 — only ~3 days of data in this export)

Why the new groups show low data: They launched Jun 12, giving only ~3 days in this export window. AG_Thailand_Property is already at 1,528 CPL with 10 conv in 3 days — strong signal. The old UK-Bangtao group dominated the campaign (90 of 127 conv = 71%) because geo-based groups routed identical search terms randomly. The new structure routes by intent, not geo, so all geos can reach the winning keywords.

Lead Volume by Week — SATI Leads (Kommo)

Source: Kommo CSV — SATI leads (gad_source / form / tag; Jun–Jul weeks also include Meta-sourced leads per the rule then in effect — from Aug 1 SATI = Google engine only). Early-August bars reflect the team’s late spam triage (7 junk leads re-flagged in the Aug 3–9 batch). Quality keeps climbing — Aug 17–23 ran 56 of 57 verified (98%), the cleanest complete week on record (Aug 10–16 restates 62 → 60 after two Kommo merges).

Verified Contacts by Week — SATI

Verified = total SATI leads minus filtered (stage-based). Aug 3–9: 56 · Aug 10–16: 57 · Aug 17–23: 56 (Google engine only; early-Aug figures reflect late spam triage and Kommo merges). reCAPTCHA + combined LPs deployed Jun 12.

Landing Pages — From 4 Property Pages to 2 Combined Pages

Old — 4 pages (up to Jun 11)

URL slug	Focus	Issue
`bangtao-a-sati/`	BT investment	BT only
`bangtao-b-sati/`	BT lifestyle	BT only
`sillhouette-a-sati/`	NY investment	Typo + NY only
`sillhouette-b-sati/`	NY lifestyle	Typo + NY only

UK/US/RU buyers search "property Phuket" — not beach names. Splitting by property confused international buyers and split bidding data.

New — 2 pages (from Jun 12)

URL slug	Focus	Features
`invest-sati/`	Investment angle	Both projects · ROI · from-prices GBP/USD/EUR/INR/SGD
`live-sati/`	Lifestyle angle	Both projects · Earth pre-launch · retirement option

Both pages show Bangtao + Nai Yang cards. Currency auto-converts via FX API. Combined LP strategy immediately delivered 684 CPL on PMax — best result to date.

Copy change: Old RSAs used "7%/11% guaranteed ROI" — compliance risk. New RSAs: "10% income protection for 3 years*" + Earth pre-launch pricing at 110,000 THB/sqm + 80/20 payment plan. 9 old RSAs paused; 9 new RSAs live; 7 existing RSAs URL-swapped to new pages. Source: SATI_Ads_NewLandingPages_2026-06-12.xlsx

Channel Review

Nestopa — Performance Since Launch

Property-portal lead channel · April 2026 → June 29, 2026 · at least 175 leads delivered

⚠ Verdict: 175+ leads, 0 qualified, 0 closings — and most never became real leads. Since April, Nestopa has pushed at least 175 leads, but the bulk are junk: roughly 147 (≈84%) are spam / test entries with fake names ("Sfgf", "sjjsjsk", "contact") that sit in the unsorted inbox and never enter a sales pipeline. Only 28 were accepted into the CRM — and of those, 0 ever qualified, 0 reached negotiation, 0 closed. Net result from 175+ leads: ฿0.

Leads delivered

175+

since April 2026

Junk / never accepted

~147

≈84% · fake names · "test" tag

Accepted into CRM

16% of delivered

Qualified / Closings

0 / 0

฿0 revenue

What happens to 175+ Nestopa leads — the collapse

Step	Leads	% of delivered
Delivered by Nestopa	175+	100%
Junk / spam in unsorted inbox (fake names, "test")	~147	~84%
Accepted into a sales pipeline	28	16%
Reached a Prospect+ stage	13	7%
Formally qualified (Prospect = Yes)	0	0%
Negotiation / reservation	0	0%
Closed won	0	0%

175+ is the Nestopa inbox count in Kommo. The ~147 junk leads sit in the unsorted inbox (fake names, "test" tag) and aren’t in the pipeline export, so only the 28 accepted leads have full CRM detail — and all 28 stalled, 0 qualified. (Exact junk count will firm up once the unsorted inbox is exported.)

The 28 that reached the CRM — where they sit

Stage	Leads	Note
Attempted contact	11	Early — worked or unresponsive
New / assigned / disqualified	2	Not engaged
Prospect / nurture	5	Parked
Qualified (stage)	6	Moved by sales — Prospect flag never set
Meeting scheduled	2	0 advanced to offer/closing
Closed lost (spam / supplier)	2	Dead
Total accepted	28	0 Prospect=Yes · 0 nego · 0 won

13 of 28 were advanced to a Prospect+ stage, yet none were formally flagged Prospect=Yes and none reached negotiation. The accepted leads trickled in Apr 2 · May 5 · Jun 21.

Qualified-lead rate vs other channels

Platform	Leads	Qualified	Qual. rate
Google Ads (June)	439	67	15.3%
Meta (June)	80	3	3.8%
Nestopa (since Apr)	175+	0	0.0%

Google converts ~1 in 7 leads to a qualified prospect; Meta ~1 in 27. Nestopa: 0 qualified from 175+ delivered (and 0 from the 28 that reached the CRM) — 0% on any basis. Its leads are also the spammiest by volume (fake-name junk).

Talking points for the Nestopa call

175+ leads since April, 0 qualified prospects, 0 closings, ฿0 revenue. Not one deal opportunity generated.
~84% never became a real lead — ~147 are junk/spam (fake names, "test") stuck in the unsorted inbox, clogging the team’s workflow.
Of the 28 that were worked, even the 6 moved to a "Qualified" stage and 2 meetings went nowhere — 0 reached negotiation.
Benchmark: Google Ads delivers a June qualified lead at ฿10,939 with a 15% qualified rate; Nestopa’s qualified rate is 0%.
Ask: what lead-validation / intent filter do they run? Demand de-duplication + spam filtering, and performance-based pricing or qualified-lead guarantees before any renewal.

CRM intelligence · all lead pipelines · August 25, 2026

Full Funnel Analysis — All Lead Pipelines

9,345 leads · 2,662 active · 1,088 at Prospect+ · 138 won (76 client closings ฿462M + 62 legacy/payment-stage ฿346M)

Full Funnel — Combined Pipelines (source mix at each step)

Attempted

1,275

13.6%

SATI32626%

Insight181%

Nestopa30%

Meta/WhatsApp1219%

Website474%

Tablet726%

Agent55343%

Direct/Other13511%

Prospect

719

7.7%

SATI11816%

Insight61%

Nestopa30%

Meta/WhatsApp416%

Website456%

Tablet466%

Agent253%

Direct/Other43561%

Qualified

153

1.6%

SATI9562%

Insight96%

Nestopa21%

Meta/WhatsApp43%

Website75%

Tablet1610%

Direct/Other2013%

Meeting

0.6%

SATI916%

Nestopa24%

Meta/WhatsApp24%

Website712%

Tablet1425%

Direct/Other2239%

Nego / Res

160

1.7%

SATI21%

Meta/WhatsApp21%

Website21%

Agent15396%

Direct/Other11%

Won

138

1.48%

SATI64%

Meta/WhatsApp75%

Website86%

Agent4230%

Direct/Other7554%

Step conversion: Lead→Prospect 7.7% · Prospect→Qualified 21.3% · Lead→Won 1.48%. Nego/Res is Agent-heavy (153 of 160: broker offer-made stage). Won = client closings + legacy/payment-stage; SATI’s 6 won records are its six unit sales — the Bangtao pair (401 + 215) and unit 707 are recorded as ฿0 units, and A504’s ฿5.3M sits in its deal approval, so their values come from the signed deal-approval records. The refunded Jun 25 reservation (U. Grueter) classifies under Direct after its Kommo rename and stays out of SATI sale totals. Meta/WhatsApp = Meta- and WhatsApp-sourced leads (client-run media since Jul 1) — from Aug 1, 2026 fully separate from SATI’s numbers.

New · trajectory

Month-over-Month — Lead Volume by Source (2026)

SATI quality by month

Month	Leads	Verified	Spam	Reached Prospect+	Flagged qualified
Jan 26	20	16 (80%)	20%	6	6
Feb 26	66	62 (94%)	6%	22	17
Mar 26	33	31 (94%)	6%	6	5
Apr 26	72	35 (49%)	51%	4	4
May 26	280	172 (61%)	39%	41	38
Jun 26	519	401 (77%)	23%	84	70
Jul 26	408	358 (88%)	12%	78	75
Aug 26*	218	205 (94%)	6%	65	59

* August = 25 days (MTD). In one quarter SATI went from a ~70-lead/month side channel to the account’s primary demand engine: June the volume record (519), July the quality record (408 leads · 88% verified · 12% spam) — and the #1 source of qualified leads in June (70 of 122), July (75 of 120) and August so far (59 of 109). Jun–Jul figures include Meta-sourced leads (rule then in effect); from Aug 1 SATI = Google engine only — Meta + WhatsApp are one separate channel. Reached Prospect+ = current stage or Prospect=Yes flag.

Pipeline Comparison — Bangtao vs Nai Yang

	Bangtao	Nai Yang
Total leads	7,556	228
Active	958 (13%)	219 (96%)
Prospect+ (active)	343	111
Spam	954 (13%)	0
Won in pipeline	53 (legacy/payment)	9

Nai Yang pipeline is 96% active and holds 111 Prospect+ leads from 228 total — its 9 in-pipeline wins include the first and fifth SATI sales; the fourth (฿10.36M) sits fully paid in the Clients pipeline, and the sixth (unit 707 · ฿5.01M) landed in the Bangtao pipeline’s won bucket last week. The Bangtao reservations (sales #2–3 and now #6) made the combined engine a closer on both projects. Client closings live in the separate Clients pipelines (76 · ฿462M).

Lost Lead Autopsy — Why Leads Are Lost

6,545 closed leads all-time (top 8 reasons charted — Kommo added new granular labels last week, e.g. Supplier and Location-not-suitable, and keeps re-shuffling old ones: the “Spam” reason bucket fell 937 → 782). Unresponsiveness — “Never replies” + “Stopped responding” (1,925, 29%) — is still the #1 named reason, the case for <5-min instant response automation (see Actions).

Live pipeline · August 25, 2026

Active Pipeline & Sales Team

All sources: 2,662 active · 1,088 Prospect+ | SATI (Google engine): 678 active · 224 Prospect+ (2 nego · 9 meetings · 95 qualified · 118 prospects)

New · pipeline hygiene

Prospect Aging — How Long Active Prospect+ Leads Have Been Sitting

46d

Median age · Qualified

89d

Median age · Meeting

285d

Median age · Prospect

812

Prospect+ older than 60d

The Qualified stage is healthy (median 46 days — leads move). The Prospect stage is a parking lot: 573 of 719 prospects are 60+ days old (largely the nurture backlog). Age = days since lead creation; last-touch aging needs an activity-log export.

Active Pipeline Breakdown by Source

Source Quality — Prospect Rate vs Spam Rate

Active SATI Prospects — August 25, 2026

224 SATI leads at Prospect+ (Google engine · Meta/WA separate from Aug 1) · cards regenerated from today’s export · showing all 9 live meetings · 12 newest of 88 qualified · 10 newest of 110 prospects (test entries excluded)

Meeting Scheduled

Gabriele Rescigno

🏖 Bangtao🕐 Age: 13d · created Aug 11

Meeting Scheduled

Kevin Chesney

🏖 Bangtao🕐 Age: 30d · created Jul 25

Meeting Scheduled

Renee

🏖 Bangtao🕐 Age: 33d · created Jul 22

Meeting Scheduled ⚠

Ayaz Ahmed

🏖 Bangtao🕐 Age: 58d · created Jun 27

Meeting Scheduled ⚠

Bryant Rudolph

🏖 Bangtao🕐 Age: 64d · created Jun 21

Meeting Scheduled ⚠

Tyler Gawthorne Fallon

🏖 Bangtao🕐 Age: 82d · created Jun 03

Meeting Scheduled ⚠

Aldo Popolani

🏖 Bangtao🕐 Age: 104d · created May 12

Meeting Scheduled ⚠

Goldie A

🏖 Bangtao🕐 Age: 109d · created May 07

Meeting Scheduled ⚠

Aaryaman Gupta

🏖 Bangtao🕐 Age: 303d · created Oct 25

Qualified

Hemant Achrekar

🏖 Bangtao🕐 Age: 0d · created Aug 24

Qualified

Tim Pitts

🌊 Nai Yang🕐 Age: 2d · created Aug 22

Qualified

Antonio Morillo

🌊 Nai Yang🕐 Age: 3d · created Aug 21

Qualified

Alon Elbaz

🏖 Bangtao🕐 Age: 6d · created Aug 18

Qualified

Andrew Zelinka

🏖 Bangtao🕐 Age: 8d · created Aug 16

Qualified

Igor Pramuk

🏖 Bangtao🕐 Age: 9d · created Aug 15

Qualified

tom stuart

📋 AI Qualifier🕐 Age: 9d · created Aug 15

Qualified

Mary

🏖 Bangtao🕐 Age: 14d · created Aug 10

Qualified

Santos Baxla

🏖 Bangtao🕐 Age: 15d · created Aug 09

Qualified

Jon baker

🏖 Bangtao🕐 Age: 16d · created Aug 08

Qualified

justin mathews

🏖 Bangtao🕐 Age: 18d · created Aug 06

Qualified

CHARMAINE VILJOEN

🏖 Bangtao🕐 Age: 19d · created Aug 05

Prospect

ABHISHEK SEN

🏖 Bangtao🕐 Age: 0d · created Aug 24

Prospect

Sarthak Sharma

🏖 Bangtao🕐 Age: 1d · created Aug 23

Prospect

Saurabh Gupta

🏖 Bangtao🕐 Age: 1d · created Aug 23

Prospect

Karan Sachdev

🏖 Bangtao🕐 Age: 1d · created Aug 23

Prospect

William Raymond Kilbey

🏖 Bangtao🕐 Age: 2d · created Aug 22

Prospect

Charles Eke

🌊 Nai Yang🕐 Age: 6d · created Aug 18

Prospect

Chonlada Chitniphon

🏖 Bangtao🕐 Age: 7d · created Aug 17

Prospect

Ron Monster

🏖 Bangtao🕐 Age: 8d · created Aug 16

Prospect

hassan Raja

🏖 Bangtao🕐 Age: 8d · created Aug 16

Prospect

Michael Butera

🏖 Bangtao🕐 Age: 8d · created Aug 16

Sales Team — All-Time by Rep

Reps matched by exact CRM assignment · Annie inherits the earlier Harry/Penny lead bucket

Rep	Leads	Active	Prospect+ now	Prospect rate	Won · Revenue	Spam share
Vid (incl. merged Amy closer bucket)	3,571	603	329	11.4%	78 · ฿483M	4%
Anna	1,672	362	54	4.2%	16 · ฿91M	13%
Annie (prev. Harry/Penny bucket)	1,385	558	200	15.1%	9 · ฿61M	10%
Nina	919	346	156	18.1%	10 · ฿53M	16%
Sam closed sales #1 & #4	789	348	225	29.2%	5 · ฿53M	20%
Andy B. closed sales #2·3·5·6	437	81	51	14.6%	13 · ฿48M	20%
Jeff	277	196	19	8.3%	4 · ฿9M	15%
Kate	150	90	19	12.7%	0 · ฿0	5%
Bernie	62	4	3	6.5%	1 · ฿5M	6%
Diego K. closer	39	36	31	84.6%	2 · ฿5M	0%

Prospect rate = % of a rep’s leads currently at Prospect+ or won. Sam closed sales #1 and #4 — the ฿10.36M fourth sale is paid in full (Steven H., a combined-LP lead, Clients - Nai Yang). Andy B. has now closed four of the six SATI sales — the two Bangtao units (#2–3), the ฿5.3M Scott P. reservation (#5) and last week’s unit 707 (#6); all four are recorded at ฿0 while values live in their deal approvals. Vid’s row includes the merged Amy closer bucket and both reservation records of the ฿12.6M + ฿5.09M Bangtao buyer (78 · ฿483M). Diego K. holds the ฿5.2M Nai Yang reservation (36 active buyer files). Kate’s round-robin bucket has grown to 150 leads (19 at Prospect+). 44 leads sit with other/unassigned users (incl. the 23-lead Karina bucket).

What needs doing · August 25, 2026

Actions & Risks

Ranked by impact — ad account fixes, CRM hygiene, and the stale-pipeline backlog

1 · Unlock full Google delivery — policy reviews in progress (SATI). June’s record volume was delivered with PMax_International running on a subset of asset groups (others limited by Google’s real-estate policy checks) and 5 legacy campaigns parked with disapproved ads. SATI is clearing these reviews — each cleared asset group adds delivery headroom at the current ฿12,500/day budget (Search re-upped to ฿10K/day on July’s quality proof), so June’s record is the floor, not the ceiling. (Aug 1–24: PMax is already pacing at its full ฿2,500/day within the cleared asset groups. The Gulf Search campaign went live this week at ฿3,000/day on top — the first new-market lever since June’s consolidation.)

2 · Unresponsive leads are still the #1 loss driver — 1,925 marked “never replies” or “stopped responding” (29% of all closed). Kommo instant-response automation (<5 min) remains unbuilt. At August’s pace (~9 Google-engine leads/day) every day of delay leaves leads cooling. This is the highest-leverage CRM fix available. (Kommo’s loss labels were re-shuffled in late July — ~2,800 closed leads now sit under generic “Other”.)

3 · Stale prospect backlog: 573 active prospects are 60+ days old (median prospect age 285 days — mostly the nurture import). Recommend a triage sprint: re-qualify or close them so the pipeline numbers reflect real demand. The Qualified stage moves in ~40 days when leads are worked.

4 · Nestopa renewal decision. 0 qualified leads from 175+ all-time (vs Google’s 12% qualified rate). Talking points ready on the Marketing Channels tab.

Open Items — Tracking

Item	Owner	Status	Why it matters
Clear PMax asset-group policy reviews + legacy ad disapprovals	SATI	In progress	Adds delivery headroom at same budget
GCC Search campaign — week-1 review & ramp decision (~Sep 1)	SATI	Live	Six Gulf markets at ฿3K/day on the proven Intl structure; scale on cost per qualified
Kommo instant-response automation (<5 min)	Zero + SATI	Open	1,925 lost to unresponsiveness (“never replies” + “stopped responding”)
Stale-prospect triage (573 leads 60d+)	Sales team	Open	Pipeline credibility + hidden demand
Kommo UTM field mapping (webhook → fields)	SATI	Open	Campaign-level CRM attribution
utm_term={keyword} in Final URLs + Kwid mapping	SATI	Open	Keyword-level lead quality
Hebrew (RTL) form i18n	SATI	Pending	HE campaign relaunch blocked
Activity-log export for last-touch / at-risk view	Zero (Kommo admin)	Pending	“Not touched in 14d” needs it — creation-age is the current proxy
Nestopa renewal call	Zero	Pending	0 qualified from 175+ leads

Data Notes — What This Dashboard Can and Can’t See

Included: all Kommo lead pipelines (9,345 leads) — The Zero Bangtao, The Zero Nai Yang, Agents, Lead Nurturing, AI Qualifier, Insight, Clients, Fine & Country (prev. The Zero Agency), SA.
Excluded: the Solutions pipeline (2,674 records) — a bulk-imported WhatsApp-broadcast database (Jun 30 import), zero SATI leads, not inbound demand.
Attribution: SATI = Google Ads evidence (gad_source/gclid), a standalone “sati” tag/note, or a landing-page form variant — except anything Insight (vendor pipeline/tag/source) or Nestopa (portal tag). Meta/WhatsApp is one separate channel (Meta- and WhatsApp-sourced leads; client-run media since Jul 1): from Aug 1, 2026 it is fully excluded from SATI’s numbers. June–July SATI figures keep their Meta-sourced leads per the attribution in effect then (SATI ran Meta through Jun 30; July inclusion was the client’s call). Spam = stage-based only.
Known gaps: last-touch timestamps reset on bulk export (aging uses creation date); Google-reported conversions > CRM leads (dedupe + sync); Meta spend is hamza-provided (June: ฿116,838); the Jul 7 SATI reservation’s CRM record was renamed/merged in Kommo (now under U. Grueter, Jun 25 · ฿6.78M) — after the refund it classifies under Direct/Other and is excluded from SATI sale counts and totals. Late-July Kommo edits: many loss-reason labels were re-shuffled into “Other”; the Amy closer bucket was merged into Vid’s assignment. SATI sales basis (6 sales · ฿40.07M): the Bangtao units (#2–3), the fifth sale and the sixth carry ฿0 in the Kommo sale field — their values (401 ฿6,627,000 · 215 ฿5,702,715 · A504 ฿5,300,000 · unit 707 ฿5,010,000 basic, ฿5,360,000 with furniture) come from the deal-approval records, per the commission basis confirmed Aug 14; pipeline revenue totals (฿462M + ฿346M) still sum sale fields only. The Jun 25 ฿6.78M Nai Yang reservation (U. Grueter, the renamed Jul-7 record) was refunded — it stays a won record in funnel counts (under Direct/Other) but is excluded from SATI sales totals. Aug 24 export shifts: the sixth SATI sale is the reopened Jun 11 record (once closed as spam during June’s flood — it still carries a “test” tag from that triage; its Aug 4 WhatsApp re-enquiry was closed as a duplicate in its favour, and the ฿5.01M deal approval is in progress). Kommo’s Prospect-flag re-scoring lifted all-time ever-qualified 318 → 334 (55 August flags); the sales team’s late spam triage re-flagged 7 junk leads in the Aug 3–9 SATI batch (that week’s verified count restates 61 → 56) and Kommo loss-reason re-labels continue (the “Spam” reason bucket fell 937 → 778 as new granular labels appeared); The Zero Agency pipeline was renamed Fine & Country; the legacy/payment won bucket is now 62 · ฿346M with unit 707 added. Aug 25 export shifts: two Aug 10–16 Google-engine leads were merged/removed in Kommo (that week restates 62 → 60 leads, 59 → 57 verified); the sales team’s late triage re-marked three more Aug 17–23 leads as spam (Meta/WhatsApp 2, Website 1 — none Google-engine, so 56 of 57 stands); ever-qualified moved 334 → 338; the first lead from the new GCC Search campaign (Aug 25) is included in SATI’s counts under the standard gad_source rule.