Buying property in Thailand as a foreigner follows a clear seven-step process: choose the property and confirm you can own it, engage a lawyer for due diligence, sign a reservation and sale-and-purchase agreement, transfer your funds into Thailand in foreign currency, obtain the Foreign Exchange Transaction (FET) form, pay the transfer costs, and register ownership at the Land Office. A foreigner can own a Bangkok condominium outright, so the condo route is the most straightforward and secure.
This is the practical, do-it-in-order companion to our guide on whether foreigners can buy property in Thailand. Below we walk through each step of the buying process, the exact costs to budget for, how financing works for foreign buyers, and the common mistakes to avoid — so you reach transfer day with no surprises. When you are ready to shortlist units, browse Bangkok condos for sale.
- Before you start: confirm what you can own
- The 7 steps to buying property in Thailand
- 1. Choose the property and check the foreign quota
- 2. Engage an independent lawyer
- 3. Sign the reservation agreement and pay the deposit
- 4. Sign the Sale and Purchase Agreement (SPA)
- 5. Transfer your funds into Thailand and get the FET
- 6. Prepare the transfer costs
- 7. Register ownership at the Land Office
- How long does buying a condo in Thailand take?
- So what will the whole purchase cost you?
- Costs and taxes when buying property in Thailand
- Can foreigners get a mortgage in Thailand?
- Documents you will need
- Buying to live in versus buying to invest
- Common mistakes to avoid
- After you buy: ongoing ownership
- Frequently asked questions
Before you start: confirm what you can own
The buying process is the same for Thais and foreigners, but the ownership route differs. A foreigner can own a condominium unit freehold in their own name, within the building’s 49% foreign-ownership quota; land (and therefore houses and villas) cannot be owned directly and is held instead through a registered lease, a usufruct, a company, or a Thai spouse. Because a condo is the only asset a foreigner holds freehold, this guide focuses on the condo purchase, which is also the fastest and lowest-risk route. For the full rules on each ownership structure, read our foreign property ownership guide first.
The 7 steps to buying property in Thailand
1. Choose the property and check the foreign quota
Shortlist units that fit your budget, location and purpose, then confirm two things before going further: that the building still has foreign quota available (foreigners can hold up to 49% of a condo building’s floor area), and that the price is in line with recent transactions in the same building and area. A good agent confirms both in writing before you pay anything.
At this stage, decide whether you are buying new (off-plan or from a developer) or resale. New units come with developer warranties, payment-plan options during construction, and clear foreign-quota allocation, but you may be buying before completion. Resale units let you see the exact condition, the actual view, and the building’s real management standard — but need closer due diligence on outstanding common-area fees and the unit’s history. Also weigh location against your goal: central Bangkok districts near a BTS or MRT station hold value and rent well, which matters whether you are buying to live in or to invest and rent out.
2. Engage an independent lawyer
Retain a Thai property lawyer who acts for you, not the seller or developer. Their job is due diligence: verifying the title deed at the Land Office, checking the seller is the registered owner, confirming the unit is free of mortgages or liens, obtaining a debt-free certificate from the building’s juristic person (so no unpaid common-area fees transfer to you), and confirming the building is within its foreign quota. They also review the reservation agreement and the SPA so the terms are fair and the tax responsibilities are spelled out. This is the single most important step for avoiding problems later, and the fee — typically 0.5–1% of the price, or a fixed amount — is small insurance against a defective title or a one-sided contract.
3. Sign the reservation agreement and pay the deposit
Once you commit to a unit, you sign a reservation agreement and pay a booking deposit (often 50,000–200,000 baht) to take the unit off the market. This deposit is credited toward the price but is usually non-refundable if you withdraw, so only reserve once your lawyer has cleared the initial checks.
4. Sign the Sale and Purchase Agreement (SPA)
The SPA is the binding contract. It sets out the price, the payment schedule, the transfer date, what is included (fixtures, furniture, parking), and — critically — who pays which taxes and fees at transfer. Your lawyer negotiates and reviews this before you sign. A first instalment (commonly 10–30%) is usually paid on signing, with the balance due at transfer.
5. Transfer your funds into Thailand and get the FET
To register foreign freehold ownership, the purchase money must enter Thailand in foreign currency and be converted to baht by a Thai bank. The receiving bank issues a Foreign Exchange Transaction (FET) form confirming the funds came from abroad, which the Land Office requires at transfer. Send the funds in your own name, note that they are for purchasing a specific condominium, and collect the FET before transfer day — missing paperwork here is the most common cause of a delayed transfer.
6. Prepare the transfer costs
Calculate the transfer fee, taxes and any mortgage-registration cost in advance (see the breakdown below) and agree with the seller who pays what, as set out in the SPA. Bring the balance of the price plus your share of the fees as a cashier’s cheque or bank transfer on transfer day.
7. Register ownership at the Land Office
On transfer day, buyer and seller (and the bank, if you financed) meet at the Land Office. You pay the balance and fees, the officials record the change of ownership, and you receive the title deed (chanote) in your name. The purchase is complete and the condo is legally yours. Keep the title deed, the FET form, and the signed SPA together — you will need them if you ever sell, refinance, or pass the unit to your heirs.
How long does buying a condo in Thailand take?
A cash purchase of a completed resale condo can move from reservation to transfer in as little as two to four weeks, driven mainly by how quickly due diligence is finished and the funds arrive from abroad. Financing adds time for the bank’s appraisal and approval, usually pushing the timeline to six to eight weeks. Off-plan purchases are different: you sign and pay a deposit now, then complete the transfer only when the building is finished, which may be months or years away. Building the international fund transfer and the FET into your plan early is the best way to avoid delays, because that step — not the paperwork at the Land Office — is what most often holds a purchase up.
So what will the whole purchase cost you?
The price of the unit is only part of the picture. Transaction taxes and fees at the Land Office typically add a few per cent, and they are often split between buyer and seller by negotiation. Budgeting for them upfront is what separates a smooth transfer from a last-minute scramble.
Costs and taxes when buying property in Thailand
| Transfer fee | 2% of the appraised value — commonly split 50/50 between buyer and seller. |
| Specific Business Tax (SBT) | 3.3% of the higher of appraised or sale price, if the seller has owned under 5 years (usually the seller’s cost). |
| Stamp duty | 0.5% — applies instead of SBT when the seller has held the property 5 years or more. |
| Withholding tax | Calculated on the appraised value and the seller’s holding period (borne by the seller). |
| Mortgage registration | 1% of the loan amount, if you finance the purchase (paid by the buyer). |
| Legal fees | Roughly 0.5–1% of the price, or a fixed fee, for due diligence and contract review. |
For the full detail on ongoing and transfer taxes — including annual land-and-building tax and rental-income tax if you let the unit — see our guide to property taxes in Thailand.
