Eight stages of a purchase
The sequence differs slightly between a developer sale and resale, but the main checkpoints stay the same.
- 01
Define the purpose
For your own home, focus on the area, transport and monthly costs. For an investment, test genuine rental demand, layout liquidity and the complete ownership budget.
- 02
Choose the exact unit
Look beyond the project name: confirm the unit number, floor, view, title area, inventory and current offer status.
- 03
Confirm the ownership route
Direct freehold registration in a foreign buyer’s name requires a unit that can be transferred within foreign quota. Confirm it for the building and transaction.
- 04
Complete due diligence
Verify the owner, unit title, encumbrances, seller’s authority, condominium debt and the proposed contract.
- 05
Put the terms in writing
The agreement should cover price, payments, quota, inventory, cost allocation, handover dates and what happens if either party does not proceed.
- 06
Prepare the remittance
Obtain the receiving bank’s instructions before sending money. Buyer name, payment purpose, development and unit number should remain consistent.
- 07
Inspect the home
For resale, check condition and inventory. For a new home, conduct a snagging inspection and record defects before final handover.
- 08
Register ownership
The parties or their representatives submit the documents at the Land Office, pay the agreed costs and receive the registered unit title and transfer agreement.
What a foreign buyer can own
This guide covers a condominium unit. Land, a house standing on land and a long lease are different legal structures.
01Foreign-quota freehold
The apartment is registered in the foreign buyer’s name. As a general rule, foreign ownership may not exceed 49% of the total area of all units in the condominium, and the juristic person supplies quota confirmation for the transfer.
02Thai quota is not the same
A Thai-quota unit cannot simply be registered to a foreign buyer as ordinary foreign-quota freehold. Any alternative structure needs independent legal review.
03Leasehold is a right to use
A long lease may be a separate option, but it does not make the lessee the apartment owner. Term, registration, renewal and succession need their own review.
04Land and nominee arrangements
General foreign land-ownership rules are much more restrictive. Do not use nominee shareholders or a sham owner to circumvent legal limits.
Checks before reservation and major payment
A marketing presentation does not prove that a particular unit is legally ready to transfer. New-build and resale documents differ.
01Unit title
Unit number, area, floor and registered owner should match the offer and contract. Mortgages, court orders and other registered restrictions require separate checks.
02Foreign quota
Obtain the condominium juristic person’s letter on the foreign ownership proportion. A verbal promise from an agent or seller is not enough.
03Seller and representative
Check passport or company records, marital status, signing authority and power of attorney when the owner will not attend.
04Debt and running costs
A debt-free certificate from the condominium juristic person is needed for a completed-unit transfer. Review regular common fees and any special assessments.
05Physical condition
Compare the actual layout and area with the documents, and inspect furniture, appliances, moisture and common spaces. Put promised repairs in an appendix.
06Developer and construction
For an uncompleted project, review land rights, permits, contract structure, payment schedule, stated handover and the consequences of delay.
BANKING TRAIL
How to route the purchase funds
Evidence of source and purpose is not paperwork for its own sake: without suitable bank evidence, registration of foreign ownership may stop.
Bank thresholds and document names can change. Do not rely on an old checklist; confirm the procedure in writing with the specific Thai bank before remitting.
- 01
Ask the bank first
Before the first international remittance, obtain the receiving bank’s current wording for payment purpose, currency, account details and required evidence.
- 02
Keep the buyer’s name consistent
The remitter and ultimate buyer should be clear through the banking trail. If a relative or company pays, agree the acceptable structure with the bank and lawyer first.
- 03
Identify the unit and purpose
The remittance purpose normally identifies a condominium purchase, buyer, development and unit. Use wording confirmed by the receiving bank.
- 04
Keep the complete bank trail
SWIFT messages, credit advices, certificates and a Foreign Currency Transaction Form or other bank evidence should cover the required amount.
- 05
Do not mix payments casually
Reservation, contract instalments and completion funds may have different recipients. Each payment needs a contractual basis and receipt.
New development or completed apartment
The legal logic is similar, but the timing of checks, payments and handover differs.
| New development | Completed home |
|---|
| What you buy | A contractual right to receive a specified unit after construction and performance of the agreement. | An existing unit with a registered title and a physical condition you can inspect. |
|---|
| Main checks | Project land and documents, developer, contract, payment plan, specification and timeline. | Owner, title, encumbrances, quota, debt, condition and inventory. |
|---|
| Payment | Normally staged through construction; match each payment to the contract and bank requirements. | Reservation or deposit, then the main balance around Land Office transfer. |
|---|
| Inspection | A snagging inspection before handover and a written defect list for correction. | Physical inspection, photos and furniture/appliance check before final payment. |
|---|
| Core risk | Delay, specification changes or inability to complete the project as presented. | Hidden encumbrance, debt, defect or a missing item that was promised. |
|---|
TOTAL BUDGET
Build the complete purchase budget
Compare more than the unit price. Obtain a written estimate and state in the contract which party pays each item.
- 01Purchase price and foreign-exchange movement during an international remittance.
- 02Transfer-registration charge and seller-side taxes, with any sharing expressly agreed in the contract.
- 03Ongoing condominium common fees and, in some developments, a one-off sinking fund.
- 04Independent legal review, translations, power of attorney and bank paperwork.
- 05Meter transfer or connection, insurance, furniture and renovation.
- 06A reserve for maintenance, vacancy and management when buying for rent.
What to collect after registration
The transaction does not end at the Land Office counter. Build one complete document file and formally take control of the apartment.
- 01Original registered unit title showing the new owner.
- 02Transfer agreement and official Land Office receipts.
- 03Bank evidence for the international remittance and currency exchange.
- 04Debt-free and foreign-quota letters used for registration.
- 05Handover record, inventory, keys, access cards and meter readings.
- 06Juristic person contact, common-fee details and condominium rules.
When to stop the transaction
Any one of these points needs an explanation and supporting documents before the next payment.
- 01Foreign quota is promised verbally, but there is no juristic-person letter.
- 02A large payment is requested to an unrelated personal account without a clear contractual basis.
- 03The seller name does not match the title and authority or power of attorney is unproven.
- 04The contract has blank appendices, no exact unit or a specification that can change unilaterally.
- 05The title, debt-free certificate or registered encumbrance search is withheld.
- 06Rental yield or effortless resale is guaranteed without costs and a realistic demand scenario.
Frequently asked questions
Do I need a special visa to buy a condominium?
Buying and immigration status are separate matters. Ownership registration depends on the Condominium Act and transaction evidence, while the right to stay depends on a valid immigration basis. A purchase does not replace a visa.
Can I pay in baht from a Thai account?
The acceptable route depends on the buyer’s status and source of funds. A typical foreign-quota purchase needs documented foreign-currency inflow. Agree the route with the receiving bank before paying.
Can I buy remotely?
Some actions can be completed by power of attorney, but its form, signature legalisation and supporting documents should be agreed in advance with the lawyer and the Land Office handling the transfer.
Does foreign quota prove the unit is legally clean?
No. Quota confirms that foreign ownership can be accommodated in the building; it does not replace checks on title, seller, encumbrances, debt and contract terms.
When should I engage an independent lawyer?
Before a non-refundable reservation or major payment. The lawyer should represent the buyer, review documents and explain the contract — not simply attend registration.
This guide provides general information and does not replace transaction-specific review by an independent lawyer, the receiving bank and the relevant Land Office. Document and banking requirements may depend on the buyer, property and transaction date.
