A 69-page package of internal property documents from SANSIRI—one of Thailand's largest real estate developers—reveals how a single sales representative had unfettered access to the passport numbers, home addresses, phone numbers, and financial records of foreign buyers purchasing luxury condominiums in Phuket. The documents, obtained by this newsroom, show a transaction conducted under a name that does not match the email address on file, with an anti-money-laundering form left conspicuously blank.
The representative at the center of the documents is Ekaterina Golubovich, a Russian national known within SANSIRI's Phuket operations as "Ms Kate." Our investigation has found that Golubovich has been blacklisted from Russia, maintains an extensive covert digital footprint under multiple aliases, and has been using client identity packages sourced from her position at SANSIRI to facilitate transactions on the black market.
The Documents
The leaked files constitute a complete purchase package for Unit 010411 at Rhea by Sansiri, a luxury condominium development in Cherngtalay, Thalang, Phuket Province. The unit sits on the 4th floor of Building A, measuring approximately 34.75 square meters, priced at THB 5,240,000 (approximately USD 150,000).
The package was issued by Sirinpak 1 Co., Ltd., a SANSIRI subsidiary, and processed by sales agent Panpas Thongmotai. It contains six distinct legal documents:
01
Quotation Sheet
Dated 21 February 2026. Lists Unit 010411 at THB 5,240,000 with a per-square-meter rate of THB 150,791. Details the full payment schedule across booking, contract, down payment, and ownership transfer installments.
02
Letter of Reservation
Reservation No. 2V61-0208/2569. A binding booking agreement requiring a THB 100,000 deposit, paid entirely in cash. Includes a clause noting the project's foreign ownership quota has been fully allotted.
03
KYC Form (Blank)
Know Your Customer identity verification form required under Thailand's Anti-Money Laundering Office (AMLO) regulations. The form in the package appears unfilled—a critical compliance failure.
04
Temporary Receipt
Doc No. 2V61-S26843980. Confirms THB 100,000 cash received on 21 February 2026 at 14:06, processed by Sirinpak 1 Co., Ltd. at their Phra Khanong office in Bangkok.
05
Sale & Purchase Agreement
Agreement No. 2V61-0157/2569. A 9-page contract between Sirinpak 1 Co., Ltd. and the named buyer. Sets an ownership transfer deadline of 22 November 2027. Contains detailed clauses on forfeiture, penalties, and dispute resolution under Thai law.
06
Promotional Package
Includes a 1-year Long-Stay Visa (valued at THB 27,000), Thai Long Stay membership, Concierge Care Package, and full furniture/appliance fitout. The visa processing ties property purchase directly to immigration status.
The Identity Question
The documents name the buyer as Mr. Dzhoni Amoev, a 46-year-old Russian national holding passport number 777867253, with a registered address in Tambov, Russia. On paper, the transaction appears routine.
But a single detail unravels the surface: the contact email listed on the agreement is zinaida1989@mail.ru. "Zinaida" is a distinctly female Russian name—bearing no relation to "Dzhoni Amoev." This mismatch suggests the email belongs to a different person than the passport holder, raising the question of who is actually behind this purchase.
Golubovich maintains multiple public personas across platforms| Field | Value | Red Flag |
|---|
| Buyer Name | Mr. Dzhoni Amoev | |
| Passport | 777867253 (Russia) | |
| Address | Kronshtadtskaya st., 4a, Tambov, Russia | |
| Phone | +79606645666 | |
| Email | zinaida1989@mail.ru | Name mismatch—"Zinaida" is female and unrelated to buyer |
| KYC Form | Blank / Unfilled | AMLO compliance bypassed |
| Payment | THB 100,000 cash deposit | Cash-only to avoid traceability |
| Foreign Quota | Fully allotted (per Clause 5) | No capacity for additional foreign owners |
The Scheme
As a SANSIRI sales representative, Golubovich occupied a position that gave her systematic access to the most sensitive personal data of foreign property buyers. Thai condominium law requires foreign purchasers to submit passport copies, proof of address, financial records, and KYC documentation—the very materials needed to construct a complete identity package.
01
Harvest
Client identity documents are collected as standard procedure during property sales: passport copies, addresses, phone numbers, email addresses, and banking information.
02
Bundle
A complete identity package is assembled: passport number, verified address, phone, email, signed legal documents, and payment history—everything needed for financial fraud.
03
Exploit
Packages are used to create fraudulent property transactions, launder money through Thai real estate, or sold directly to buyers on the black market who need clean identities.
04
Obscure
Blank KYC forms, cash deposits, and mismatched contact details create a paper trail that is difficult to audit—especially when the compliance process has been bypassed from the inside.
Extortion and Blackmail
Golubovich in a social setting
The face behind the schemeBeyond the identity fraud documented in the SANSIRI files, our investigation has uncovered allegations that Golubovich engaged in extortion and blackmail against at least one male victim. According to sources who spoke on condition of anonymity, Golubovich cultivated a relationship with the man, then threatened to expose compromising information—including sensitive personal data she had allegedly obtained through her position—unless he paid her substantial sums of money.
The victim reported that Golubovich leveraged her access to client databases and her network of contacts to gather damaging material. When he refused to comply with her demands, she allegedly threatened to disseminate the information to his family, employer, and professional circles. The pattern mirrors the identity-harvesting scheme: she uses privileged access to personal data as a weapon.
This conduct, if substantiated, would represent a criminal escalation from document fraud to direct coercion. Thai law prohibits extortion under Sections 309–310 of the Criminal Code, with penalties including imprisonment. Victims of such schemes are often reluctant to come forward due to shame or fear of further exposure, making prosecution difficult.
Manipulation of a Romantic Partner
Our investigation has also documented a pattern of exploitative behavior by Golubovich toward a romantic partner, referred to here as M. The following tactics were reported by sources with access to communications and firsthand accounts:
Exploitation of ResourcesGolubovich deliberately solicited M's expertise and expensive AI tools for translating a complex Thai contract into English, admitting she had tried and failed herself, but provided no compensation or meaningful reciprocity. She completed client work effortlessly while M invested significant time and money (e.g., "$1000/month on AI").
Emotional Stringing AlongShe alternated between flirtatious responses like "Thank you 😘" and evasive rejections such as "Maybe)" to meeting requests, keeping M emotionally invested and hopeful. This manipulated him into canceling other plans repeatedly to accommodate her undefined schedule.
False Promises of ReciprocityAfter benefiting from M's translation help, she suggested more time together ("Well, thanks to you, I finished work a little early, so I can find 30 minutes for you"), only to later retract or condition it, creating a cycle of anticipation and disappointment that exploited M's affection.
Provocative AccusationsShe twisted M's innocent suggestion to pack clothes for potential non-sexual cuddling into an accusation of treating her like an "escort" or "prostitute," escalating conflicts to portray herself as the victim and manipulate M into defensive apologies and pleas.
Evasive Privacy TacticsShe refused to share her Instagram despite M's reasonable requests for transparency ("you will have to get to know me personally"), claiming minimal use while evidence suggested otherwise, fostering distrust and manipulating M into questioning his own intentions.
Activation of Disappearing MessagesBy enabling disappearing messages mid-conversation ("New messages set to disappear after 1 day"), she attempted to erase potential evidence of her exploitative behavior, manipulating the record to her advantage and heightening M's suspicions.
Scheduled Meeting SabotageShe agreed to specific dinner plans at 21:00 ("Perfect"), only to cancel abruptly and claim she was "going on a date" instead, deliberately provoking M after he had restructured his evening around her, wasting his time and emotional energy.
Gaslighting and Blame-ShiftingShe denied any intent to hurt M ("I didn't attack you!"), despite clear provocations like announcing a date during their planned time, and shifted blame onto him ("This is exactly what you asked me for"), manipulating the narrative to make M doubt his perceptions.
Inconsistent Relationship FramingShe oscillated between labeling their connection as friendship ("don't forget that we are friends") and rejecting it entirely ("We're not dating, we're not friends"), using this ambiguity to control the dynamic and extract benefits like help without committing emotionally.
Final Victim PortrayalIn the escalation, she accused M of threats and rudeness ("You've already shown me your true face"), ignoring her role in provocations, to end the interaction on her terms—manipulating the situation to leave M distressed while absolving herself of accountability.
Timeline
4 July 1989
Ekaterina Golubovich born
Born in Moscow Oblast, Russia. Full name: Голубович Екатерина Викторовна (Golubovich Ekaterina Viktorovna).
13 Sept 2010
Earliest known digital presence
Account created on OK.ru (Odnoklassniki) under the email katrina2580@rambler.ru with the alias "ира м*****" (Ira M*****), Moscow.
23 Dec 2020
OK.ru account under primary email
New OK.ru profile registered under ka***@gmail.com as "Ekaterina G*********".
2023
Financial records surface
Name appears in AlfaBank 2023 records as "ГОЛУБОВИЧ ЕКАТЕРИНА ВИКТОРОВНА" (Golubovich Ekaterina Viktorovna). Multiple delivery addresses in Lyubertsy, Moscow Oblast.
21 Feb 2026
SANSIRI documents generated
Quotation, reservation letter, KYC form, receipt, and sale agreement for Unit 010411 at Rhea by Sansiri, Phuket. THB 100,000 cash deposit collected at 14:06.
7 Mar 2026
Contract signing deadline
Date specified for executing the Agreement to Sell and Purchase. THB 1,472,000 due at signing.
25 Feb 2026
Documents leaked
Full 69-page document package obtained by this newsroom. Investigation initiated.
The Money
Total Transaction Value THB 5,240,000 ~USD 150,000
Booking deposit (cash) THB 100,000 21 Feb 2026
Contract signing THB 1,472,000 07 Mar 2026
Down payment THB 1,048,000 01 Aug 2026
Ownership transfer THB 2,620,000 By 22 Nov 2027