The procedure for purchasing and registering real estate in Thailand

The procedure for purchasing and registering real estate in Thailand

The procedure for purchasing and registering property in Thailand generally encompasses several essential stages:

1. Property Search: Initiate the process by conducting thorough research to pinpoint the property that aligns with your preferences. Take into account key factors such as location, property type, budget, and available amenities.

Requirements should align realistically with your budget and availability. These needs may encompass factors such as the desired number of bedrooms, the preference for single-level properties, and even specific desires like a spacious kitchen for enthusiastic chefs. Additionally, there are various preferences, such as a modern architectural style, minimum living space or plot size, a substantial swimming pool, and so on.

Nevertheless, when considering Phuket, several specific factors should be taken into account:

  •  Consideration of Investment Properties: This involves evaluating whether the property offers a view of the sea or is in proximity to the sea, as these aspects can significantly affect the investment potential.
  • Proximity to the Airport: For individuals who frequently travel, it's important to factor in how close the property is to the airport.
  • Accessibility to International Schools: Families should consider the accessibility of international schools in the area.

2. Inquiry & Initial Consultation:

If you come across a property you're interested in, you have two options: you can either add it to your shortlist on our website for future reference or send us an inquiry specifically about that property. When you make an inquiry, it will be assigned to one of our property consultants, who will promptly reach out to you.

We highly recommend starting your property search with a brief 10-15 minute consultation. This initial consultation allows the agent to provide clarifications on any finer details you may have and puts them in a better position to recommend properties that closely align with your preferences.

Following this consultation, our property consultant will also propose other properties similar to the ones you inquired about. Once you've made your selection, your property consultant will handle the remaining steps on your behalf.

3. Engage a Lawyer: To ensure a smoother and more secure experience, it is highly advisable to enlist the assistance of our attorney with expertise in real estate matters. This legal expert will skillfully guide you through the complex legal aspects of the property acquisition process, guaranteeing the protection of your interests throughout the entire journey. Their knowledge and experience can prove extremely valuable in assisting you in making well-informed decisions and facilitating a smooth property transaction.

4. Due Diligence: During this phase, it is strongly recommended that both the buyer and the seller have their respective legal counsel to manage the required documentation. For the buyer, legal representation is essential to ensure thorough due diligence is conducted.

Due diligence procedures for the buyer may involve verifying land titles and ownership, confirming building permits for off-plan properties, conducting Environmental Impact Assessments (for condos), assessing compliance with building regulations, and ensuring the property adheres to local and national restrictions.

Once the legal representatives have meticulously addressed these details, both parties proceed to sign the Sales & Purchase Agreement (SPA). Usually, this agreement is formalized within 30 days after signing the reservation agreement, although the specific timeframe can vary depending on the circumstances.

5. Negotiation: Our skilled property consultants are here to assist you throughout the negotiation process. We possess a deep understanding of the owners' perspectives and frequently provide guidance on making realistic offers. We can also offer insights into effective negotiation strategies based on our past experiences.

For example, when acquiring off-plan units, there may be an opportunity to incorporate the typically extra expense of a furniture package into the arrangement. Additionally, substantial upfront payments may often lead to price reductions. When dealing with private sellers, our expertise extends to these responsibilities including negotiating the ultimate price, deciding on the distribution of sales tax and transfer fees, procuring essential documentation, and overseeing various facets of the transaction process. This can significantly ease your workload and streamline the property acquisition process.

6. Reservation Agreement: Once a mutually agreed-upon price has been reached, a Reservation Agreement (RA) is prepared. The purpose of the RA is straightforward: The Reservation Agreement (RA) serves as confirmation of the buyer's intention to purchase the property from the seller. It also temporarily takes the property off the market, enabling the buyer's lawyer to initiate the due diligence process.

The Reservation Agreement (RA) typically includes information about the reservation fee amount and sets a date for the final transaction. Usually, the reservation fee ranges from 5% to 10% of the agreed sale price, although this percentage can vary depending on the specific situation.

7. Sales Contract: In Thailand, a comprehensive sales contract is typically prepared this task is managed by your legal representative or the legal team representing the developer. This contract serves as a vital document, carefully detailing all the essential particulars that govern the sale. Within its contents, you will discover specific details concerning the terms and conditions of the transaction, the mutually agreed-upon price, a structured payment schedule, and any other significant stipulations relevant to the sale. This thorough contract plays a pivotal role in establishing alignment between the buyer and seller on all aspects of the property transaction. It offers clarity and legal protection for all parties involved.

8. Property Transfer:

The property transfer is a crucial, formal procedure that signifies the shift of ownership rights from the seller to the buyer. This process generally consists of two essential steps:

  •  Sale Agreement Signing: The first step is the signing of the Sales and Purchase Agreement (SPA).
  • Payment of the Purchase Price: Concurrently with the signing of the SPA, the buyer is required to transfer the complete payment for the property to the seller, adhering to the terms outlined in the SPA. Typically, this payment is processed through a bank transfer or cashier's check.

After these steps are completed, the property's legal ownership is officially transferred to the buyer, marking the conclusion of the property transfer process. It's essential to note that while these are the central steps, there are various legal and administrative procedures surrounding property transfers in Thailand, including the payment of transfer fees, taxes, and the registration of the transaction with the Land Department, as detailed in the earlier response.

9. Land Office Registration: Following the property transfer, a critical and mandatory step is the registration of the property at the local Land Office. This registration is of paramount importance as it solidifies your legal ownership of the property. Your designated lawyer will be instrumental during this stage, aiding in the preparation of all necessary documentation and overseeing the registration process with meticulous care. Their expertise guarantees that the property transfer proceeds seamlessly and in full accordance with Thai property laws and regulations, providing you with assurance and a legally sound ownership status.

10. Tax Payment: Business Tax - 3.3%, Transfer Fee - 2%, Withholding Tax - 1%, Stamp Duty - 0.5%

It's important to emphasize that both the business tax and the withholding tax are determined based on either the registered selling price or the appraised value of the property, whichever is higher. The Land Department and Treasury Department periodically revise these rates every four years. This adjustment is implemented to prevent any manipulation of the system, ensuring that the stated sales price aligns with the actual agreed-upon value. In contrast, the transfer fee and stamp duty are exclusively determined by the assessed value of the property.

11. Possession and Utilities:


Upon the successful completion of the property transfer, and when your name is officially registered at the Land Department, you gain the legal entitlement to take control of the real estate. Possession involves the right to use and reside in the real estate as its owner. This marks a major achievement in the property purchase journey, granting you the freedom to inhabit the property, utilize it according to your plans, and even initiate renovation or enhancement endeavors if desired.

Ensuring that the property matches the conditions specified in the Sales and Purchase Agreement (SPA) is crucial. Any discrepancies or concerns regarding the property's condition should be resolved and recorded before assuming ownership. Conducting a walkthrough or inspection of the property in the presence of the seller or their representative can help identify any discrepancies and confirm that the property meets the agreed-upon standards.


Setting up utility accounts is another critical aspect of taking possession of a property. You'll need to establish utility accounts in your name to ensure that essential services such as water, electricity, and possibly gas are provided to the property.

12. Condo Management: Certainly, here's more information about dealing with condo management when purchasing a condominium:

Condo Management:

Purchasing a condominium in Thailand entails becoming a member of a condominium community governed by a condominium association or managed by a condominium management company. This entity is tasked with the responsibility of supervising the condominium complex's daily activities, upkeep, and administrative functions. Here are several important considerations to bear in mind when interacting with condo management:

  • Condominium Maintenance Fees: As a condominium owner, you'll have the obligation to pay regular monthly or annual maintenance fees. These fees are allocated to cover collective expenses, including the upkeep of communal areas, security services, utilities for shared spaces, and administrative expenditures. The condo management will furnish you with a timetable for these fee payments.
  • Rules and Regulations: Condominiums typically have rules and regulations governing various aspects of living within the complex. These regulations may encompass matters such as acceptable noise levels, policies on pets, parking guidelines, and the utilization of communal amenities like swimming pools, gyms, and recreational areas. It is crucial to acquaint yourself with these regulations and ensure that you adhere to them.
  • Maintenance and Repairs: The condo management bears the responsibility for maintaining and repairing common areas and facilities.If you encounter any maintenance issues within your unit or notice a problem in a shared area, you should report it to the management for prompt resolution. 
  • Security: Condo management often provides security services to ensure the safety of residents. This may include 24/7 security personnel, access control systems, and surveillance cameras.
  • Communication: Condo management typically communicates important information and announcements to residents. Make sure you are aware of how the management communicates with residents (e.g., through emails, notices, or a resident portal).
  • Meetings and Committees: Some condominiums have resident committees or regular association meetings where owners can voice concerns, discuss improvements, and participate in decision-making processes related to the condo complex.
  • Alterations and Renovations: If you plan to make alterations or renovations within your unit, you may need to seek approval from the condo management, especially if your changes could impact the building's structure, utilities, or aesthetics.
  •  Resolving Disputes: In the event of disputes or conflicts with neighbors or the condo management, there are often procedures in place for conflict resolution, which may involve mediation or arbitration.

It's crucial to maintain open and cooperative communication with the condo management to ensure a harmonious living environment. Additionally, understanding and adhering to the rules and guidelines set forth by the management will contribute to a positive living experience within the condominium complex.

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