The Complete Indian Buyer’s Guide to Purchasing Resort-Style Condos in Thailand
Buying a condominium in Thailand as an Indian resident is far easier, safer, and more structured than many people imagine. Thailand has a long history of welcoming foreign buyers, with clear legal frameworks designed to protect both local and international investors. For Indian buyers, purchasing an affordable, high-quality condo in a resort area is achievable with the right advice and professional guidance. Agencies like Prime Property Thailand specialize in helping foreign buyers navigate every step—from quota verification to translations, legal compliance, fund transfers, and registration.
This guide is a complete roadmap for Indian buyers, including practical tips, real examples, and detailed explanations of the full process.
Understanding Foreign Ownership Rules
The first step is understanding the foreign ownership framework in Thailand. Thai law allows foreigners to own condominium units in their name, but with one key restriction: the total foreign ownership in a condominium project cannot exceed 49% of the total saleable area. This ensures that at least 51% of the condominium development remains Thai-owned.
Implications for Indian buyers:
Before purchasing, you must confirm that the condominium unit you want is within the available foreign quota.
- Quota verification is simple with professional assistance; agencies like Prime Property Thailand can check current foreign ownership levels and provide official confirmation.
- Once confirmed, you can proceed with confidence, knowing that the unit can legally be registered under your name.
- This system is transparent, routine, and safe. It is not a barrier but rather a protective mechanism for both buyers and developers.
Choosing the Right Property
For Indian buyers seeking resort-style living, popular destinations include:
Phuket – High-end resorts, modern developments, beach access, and good rental potential.
Pattaya – Affordable condos, vibrant lifestyle, strong rental demand.
Hua Hin – Calm beachside living, golf resorts, family-friendly.
Koh Samui & Krabi – Scenic islands, resort-style villas, and condos.
Resort-style developments are specifically designed for foreign buyers, offering amenities such as swimming pools, gyms, spas, secure parking, and often concierge services.
Affordable options:
Small studios or 1-bedroom units are ideal for vacation homes or rental income.
- 2–3 bedroom units provide space for families or longer-term stays.
- Off-plan properties may offer lower entry prices but require careful due diligence.
- Agencies can provide curated lists, compare properties, and schedule virtual or physical tours.
Due Diligence
Due diligence is essential to protect your investment and avoid future complications. It includes:
Foreign Ownership Quota Verification: Confirm the building has sufficient foreign quota.
Title Deed Check: Ensure the property has a Chanote title deed, the most secure ownership certificate in Thailand.
Developer Reputation: Check experience, past projects, completion track record, and financial stability.
Legal and Regulatory Compliance: Confirm zoning, building permits, and condominium registration are valid.
Hiring a qualified Thai lawyer or working with a professional agency ensures proper verification, translation of documents, and legal compliance.
Side Tip: Ask for a developer’s company registration documents and past project references. Experienced agents often provide a risk assessment report for the development.
The Sale and Purchase Agreement (SPA)
Once a property is selected, the Sale and Purchase Agreement is drafted. The SPA is a legally binding document covering:
Property details (unit number, size, facilities)
- Purchase price and payment schedule
- Taxes, fees, and who pays them
- Completion timelines
- Conditions of handover
- Example clauses:
“The buyer shall remit the full purchase price in foreign currency to the developer’s designated Thai bank account, and the seller shall facilitate transfer of ownership upon receipt and confirmation of funds.”
- “The unit shall be delivered in completed condition, with all utilities, furniture, and amenities as described in the development brochure.”
- A legal review is essential to protect your interests and ensure no hidden obligations. Agencies like Prime Property Thailand can also negotiate better terms.
Funding the Purchase: International Transfers
Indian buyers must comply with RBI’s Liberalized Remittance Scheme (LRS), which allows remittances up to USD 250,000 per financial year for property purchases abroad.
Step-by-step example of a transfer:
Open an international wire transfer request with your Indian bank (e.g., SBI, ICICI, HDFC).
- Provide the Thai bank’s SWIFT code, account number, and account name of the recipient (usually the developer or seller).
- Declare the purpose as “Property Purchase in Thailand.”
- Complete all required KYC documentation and RBI declaration forms.
- Thai bank receives funds and converts them to Baht.
- The bank issues the Foreign Exchange Transaction Form (FETF), which is mandatory for Land Department registration.
Practical note: Avoid piecemeal cash transfers or bringing money personally. Thai law requires proof that the funds came from abroad, in your name, to register freehold ownership.
Opening a Thai Bank Account
A Thai bank account is effectively mandatory for freehold ownership registration. Benefits include:
Receiving FETF documentation in your name
- Facilitating SPA completion and tax payments
- Simplifying future transactions (utility bills, maintenance fees, rentals)
- Popular banks for foreigners: Bangkok Bank, Siam Commercial Bank, Kasikorn Bank.
Occasional-use holiday homes:
Leasehold agreements or minimal-use accounts are alternatives if you do not want an active Thai account.
- True freehold ownership in your name without a Thai bank account is not practically possible due to FETF requirements.
- Registration at the Land Department
The Land Department finalizes your ownership. Required documents:
Signed SPA
- Passport & visa
- FETF form
- Chanote title deed
- Tax and fee payments
- Fees include:
Transfer fee (usually 2% of registered sale price)
- Stamp duty (~0.5%)
- Specific business tax (if applicable, 3.3% of sale price for new properties)
- Upon completion, the title deed is issued in your name, giving you full legal ownership.
Side Tip: Land Department registration is routine, but errors can delay ownership. Agencies and lawyers ensure smooth submission.
Leasehold vs Freehold Options
For occasional holiday-use properties or buyers unwilling to open a Thai bank account:
Leasehold: You sign a long-term lease (usually 30 years, renewable), with payments made via bank transfer or developer-managed accounts. You enjoy occupancy without registering freehold ownership.
Developer-managed arrangements: Some developers handle lease agreements, utilities, and management for short-term foreign buyers.
While freehold is ideal for investment and resale, these options offer flexibility and lower compliance requirements.
Taxes, Fees, and Ongoing Costs
Indian buyers must be aware of ongoing costs:
Common area maintenance fees (typically 25–50 Baht per sqm per month)
- Utilities (water, electricity, internet)
- Property taxes (low, usually based on rental income or property value)
- Rental management fees if using developer’s rental program
- Planning for these ensures your investment is sustainable and predictable.
Why It’s Easy and Safe
Thailand’s foreign ownership framework is clear, structured, and transparent. Once you understand the rules, verify quota, conduct due diligence, arrange funds properly, and register the property, the process is straightforward.
Resort-style condos are especially foreign-friendly:
Professionally managed developments
- Secure ownership process
- Rental programs for income generation
- Beautiful, fully-equipped units ideal for lifestyle or investment
- Professional agencies like Prime Property Thailand make it even easier, handling:
Quota verification
- Translation of all documents
- Coordination with Thai lawyers and banks
- SPA negotiations and review
- Step-by-step guidance from initial search to key handover
- Practical Checklist for Indian Buyers
Confirm foreign quota availability
- Select a reputable resort-style condo in your desired location
- Conduct title deed and developer due diligence
- Draft and review SPA with legal advice
- Arrange international bank transfer via RBI LRS
- Open Thai bank account for FETF issuance
- Pay taxes, fees, and complete Land Department registration
- Set up ongoing maintenance, utilities, and rental management if desired
- Optional for holiday-use: consider leasehold or minimal-use bank accounts.
Conclusion
For Indian buyers, purchasing a resort-style condo in Thailand is structured, transparent, and safe. With the right guidance:
Foreign quota verification
- Professional document translation
- Legal review of SPA
- Safe international fund transfer
- …you can confidently buy a high-quality, affordable property. Thailand’s legal and financial systems protect your ownership, while resort-style developments provide lifestyle and rental value.
Agencies like Prime Property Thailand make the process smooth, efficient, and fully compliant. With professional support, your dream of a resort-style condo in Thailand is not just achievable—it’s practical, safe, and rewarding.
Whether for holiday use, long-term lifestyle, or rental income, the Thai property market offers excellent value and opportunities for Indian investors. Following this guide step by step ensures a secure, hassle-free, and fully legal purchase.
For information, please call Prime Property Thailand on 66991024068 (Whats App)
For local representation in India, please email karthik@prime-property-thailand.com or email sagar@prime-property-thailand.com