How to buy property in Thailand, step by step

Typical timeline

A few weeks to a couple of months for a resale. Longer for off-plan

Who you need

An independent Thai lawyer and a bank that can issue foreign-exchange paperwork

Where it ends

Land Office registration in your name

The nine steps

1. Set your brief

Decide on the area, the type of home, the budget and the purpose: full-time living, retirement, a second home or investment. A clear brief saves weeks. Our tour request form asks for exactly this.

2. Search and shortlist

Compare a handful of options across Bangkok, Nonthaburi and Hua Hin before narrowing. Look at the building, the neighbourhood and the running costs, not only the price.

3. View in person

Visit at different times of day, walk to the nearest station or shop and talk to neighbours. If you cannot travel yet, ask us about video walk-throughs, then plan an in-person visit before you commit.

4. Verify title, quota and building

Your lawyer checks that the seller owns the property, that there are no mortgages or other burdens, and, for condos, that foreign quota is available. For houses and villas, they check the land title, the building permits and the lease or building-ownership structure.

5. Reserve the property

A reservation agreement and a modest deposit take the property off the market while checks finish. Read it before you sign: it should say what happens to the deposit if checks fail.

6. Sign the sale contract

The sale and purchase agreement sets the price, payment schedule, handover condition and who pays which taxes. Your own lawyer should review or draft it. For off-plan, include a quota guarantee and completion dates.

7. Transfer funds from abroad

For a freehold condo in your name, transfer the purchase funds from overseas in foreign currency. The Thai bank issues the foreign-exchange paperwork the Land Office needs at registration. Keep the documents together.

8. Transfer day at the Land Office

Buyer, seller (or attorneys with powers of attorney) and your advisers attend the Land Office. Fees and taxes are paid, the title deed or lease is registered in your name, and you receive the registered documents.

9. Utilities, insurance and registrations

Transfer or open electricity, water and internet accounts, arrange home insurance, and register your address with immigration. Keep your documents in a safe place and scan copies.

Common mistakes to avoid

• Paying a large deposit before a lawyer has reviewed the contract.
• Assuming a condo building has foreign quota without written confirmation.
• Relying on a “90-year lease” or nominee company instead of registered rights.
• Ignoring running costs, such as sinking funds and common-area fees.
• Taking a seller’s or developer’s lawyer as your own.

Red flags

• Pressure to pay quickly or to wire money to a personal account.
• A price far below comparable listings with no clear reason.
• Reluctance to let your lawyer see the title or the building permits.
• Developers who will not put quota or completion promises in writing.