Buying a New Condo in Thailand: A Step-by-Step Guide for Foreign Buyers
Buying a newly built condominium in Thailand can feel complicated when you’re overseas, unfamiliar with the paperwork or unsure what happens after you choose a unit. The process is easier to follow when you break it into stages: reserve the condo, agree the payment schedule, prepare your funds and documents, complete the ownership transfer at the Land Office, then take handover of the property.
This guide covers a typical foreign freehold purchase in a registered condominium development. Each project and buyer’s circumstances can differ, so treat the developer’s written instructions and the Land Office’s requirements for your specific transfer as final.
1. Choose a unit and check availability
After you view the development and choose a unit, ask the sales team to confirm its price, floor, size, view, furniture package and expected completion or transfer date. If you’re buying remotely, request the floor plan, specification list, payment terms and a clear explanation of any optional upgrades.
Foreign buyers should also ask whether a unit is available within the building’s foreign ownership quota. Foreign freehold ownership is limited to 49% of the total unit area in a condominium, and the juristic office confirms the quota position for the transfer. Availability should be checked early and confirmed again before the Land Office appointment. THAILAND.GO.TH
2. Reserve the unit and review the contract
If you decide to proceed, the developer will usually ask you to pay a reservation deposit. An amount around ฿50,000–฿100,000 is common in some projects, but the amount and terms vary.
Before paying, make sure you understand:
- Whether the reservation payment is refundable, and in what circumstances
- The deadline for signing the sale and purchase agreement
- The full purchase price and payment schedule
- What happens if a payment or transfer is delayed
- The expected completion, inspection and transfer arrangements
- Which transfer costs each party is expected to pay
The sale and purchase agreement should set out the payment schedule and other key terms. Keep copies of receipts, signed agreements and all written confirmations.
3. Plan the balance and any financing
The contract will say when the remaining balance is due. For a completed unit, the final balance is commonly due at or shortly before transfer. For a unit that is still under construction, the buyer may instead pay instalments at stages set out in the contract.
Some developers or their partner teams can help coordinate a bank introduction, financing enquiry or overseas transfer. That assistance does not guarantee a loan. Eligibility, available products and the amount a lender may offer depend on the buyer and the lender. If you may need financing, check this early and make sure the expected loan timing fits the developer’s payment deadlines.
4. Prepare the money transfer and bank documents
If you are buying a freehold condo as a foreign buyer, ask the receiving bank and the developer what proof of funds will be needed for your Land Office registration. For many purchases, funds are transferred from abroad in foreign currency, with the payment purpose clearly identified. The bank may issue a Foreign Currency Transaction Form or other evidence, depending on the amount and circumstances. Requirements can differ, so confirm them with the bank before sending money. THAILAND.GO.TH
Ask for the developer’s or bank’s exact transfer instructions. Confirm the buyer’s full name, development and unit details, recipient account, currency, transfer purpose and any deadlines. Keep the transfer receipts and bank certificates together with the purchase documents.
A developer’s sales or partner team may be able to help coordinate the process, but the buyer should confirm that the bank’s documents meet the requirements for their own transfer.
5. Arrange the transfer appointment and documents
When the unit is ready to transfer, the developer coordinates the appointment with the local Land Office and confirms who needs to attend. The buyer, the developer or their authorised representatives may attend, depending on the arrangements and the documents accepted by the Land Office.
Before the appointment, confirm the required documents with the developer and, where appropriate, the Land Office or a qualified adviser. The buyer may need identification and bank evidence; the developer and condominium juristic office provide documents relating to the unit and building. The juristic office’s documents include confirmation of the foreign ownership quota and, where required, a debt-free certificate. THAILAND.GO.TH
If you cannot attend in person, ask early whether a power of attorney can be used and what form, signatures or certifications are required. Don’t leave this until the day of transfer.
6. Register ownership at the Land Office
At the appointment, the Land Office reviews the transfer documents and registers the change of ownership. The final purchase balance is settled according to the contract and the agreed transfer arrangements.
The Land Office calculates the applicable fees and taxes. The condominium transfer fee is generally 2% of the government appraised value. The buyer and seller may agree to split it—for example, a buyer’s half would be 1%—but the allocation depends on the contract or project promotion. Other taxes or charges may also apply, and should be confirmed in a written cost breakdown before the appointment. THAILAND.GO.TH
Once registration is complete, the buyer should receive the relevant ownership documents. Keep these, along with the signed contract, receipts, bank paperwork and transfer cost statement, in a safe place.
7. Inspect the unit and take handover
The Land Office transfer and the physical handover are related, but they are separate steps. The developer’s sales or customer service specialist will arrange the unit inspection and handover process under the project’s terms. This is the time to check the unit’s condition, fixtures, keys, access cards, utilities and any agreed furniture or finishing items. Record any defects or outstanding work in writing and ask how and when they will be addressed.
A simple SOP ('standard operational procedures') for Prime’s remote sales team - just to give you some transparent insights on how everything works!
For a smooth client experience, keep a written record of each stage:
1. Before reservation: Confirm the unit, price, quota status, payment terms and reservation refund conditions.
2. After reservation: Send the client the receipt, contract deadline, payment schedule and named developer contact.
3. Before funds are transferred: Ask the developer and receiving bank to confirm the required transfer purpose, documents and deadlines. Don’t promise a financing outcome.
4. Before the Land Office appointment: Obtain the developer’s written transfer cost breakdown, confirm who attends, check the quota and required documents, and confirm whether the buyer must sign in person.
5. After registration: Confirm that the buyer has received their ownership documents and that the developer has arranged inspection and physical handover.
The aim is to make every handoff clear: the buyer knows what they need to pay and provide, the developer confirms the project and transfer requirements, and Prime keeps the timeline and responsibilities visible.
This is a general guide to a typical transaction, not legal or tax advice. Confirm the documents, fees, payment arrangements and ownership eligibility for the specific buyer and unit before proceeding.
for more information, please visit our homepage at prime-property-thailand.com or call our team Whats App on 66991024068