Buying, selling and renting property in Thailand
The real steps, transfer-day costs, title deeds and rental rules, updated for the current measures.
Buying a resale home in 7 steps
- Set a budget and pre-check the loan
Banks allow total debt of about 40% of income, with age plus term up to 70. The calculator on each listing checks this.
- View and ask for the title deed
Ask for a copy of the deed, check the owner name, any mortgage and unpaid common fees before paying anything.
- Pay the reservation
Resale homes usually take a ฿50,000 reservation that holds the price for 7 days and counts toward the price.
- Sign the sale and purchase agreement
Pay a deposit of about 10%. The agreement sets the price, transfer date, who pays which fee, and what happens if the loan is declined.
- Apply for the loan
The bank appraises the property and usually decides within 2–4 weeks. The amount depends on the appraisal and your income.
- Inspect before transfer
Check condition, water, power, leaks and the furniture agreed to stay. Note the meter readings.
- Transfer at the Land Office
Buyer, seller and bank meet at the Land Office, pay the fees below, and the title changes hands the same day.
Transfer-day costs
| Item | Rate | Paid by |
|---|---|---|
| Transfer fee | 2% of appraisal | Split 50/50 |
| Mortgage registration | 1% of the loan | Buyer |
| Specific business tax | 3.3% if held under 5 years | Seller |
| Stamp duty | 0.5% (not when SBT applies) | Seller |
| Withholding income tax | Progressive, after a deduction by years held | Seller |
| Sinking fund and advance common fee (condo) | Set by the juristic person | Buyer |
Transfer and mortgage fees drop to 0.01% each for Thai buyers of homes priced and appraised at most ฿7,000,000, until Wed 30 Jun 2027
Example: 5.9M resale condo, 65 m²
Appraised at 4.5M, 90% loan, common fee 60 THB/m², sinking fund 600 THB/m²
- Thai buyer, own home
- ฿86,556
- Buyer without the measure
- ฿183,900
- Seller, owned 6 years
- ฿119,725
- Seller, owned 3 years
- ฿298,200
Buyer totals include the sinking fund of ฿39,000 and one year of common fees ฿46,800
See listings and work out real figuresTitle documents
| Document | What it means |
|---|---|
| Chanote title deedโฉนดที่ดิน (น.ส.4 จ.) | กรรมสิทธิ์สมบูรณ์ ซื้อขายและจำนองได้ |
| Condominium titleหนังสือกรรมสิทธิ์ห้องชุด (อ.ช.2) | กรรมสิทธิ์ห้องชุด รวมส่วนกลางตามอัตราส่วน |
| Nor Sor 3 Gorน.ส.3 ก. | สิทธิครอบครอง ขายได้หลังประกาศ 30 วัน ยื่นออกโฉนดได้ |
| Nor Sor 3น.ส.3 | สิทธิครอบครอง รังวัดไม่ละเอียด ตรวจสอบก่อนซื้อ |
| Sor Por Kor 4-01ส.ป.ก. 4-01 | ที่ดินปฏิรูปเกษตร ซื้อขายไม่ได้ ตกทอดทางมรดกเท่านั้น |
Always check the land register at the Land Office before paying a deposit. Our consultants can do this with you.
Foreign buyers
- Condos within the 49% foreign quota of the project's total unit area
- Funds sent from abroad in foreign currency with an FET certificate in the buyer's name
- Houses and land: registered leasehold, usually 30 years
- English-speaking consultants and video-call viewings
Renting
- Market norm: 2 months deposit plus 1 month advance, never more than 3 months combined
- Most leases are 12 months; each listing shows its minimum and move-in date
- Deposit back within 7 days of the lease ending, with deductions itemised
- The owner pays condo common fees; the tenant pays metered water and power
- Leases longer than 3 years must be registered at the Land Office
Selling or letting with us
- 3% of the sale price, paid only on transfer, or 1 month per one-year lease. No sale, no fee.
- Open listing, or exclusive with us for 3 months with full marketing
- Documents: copy of the title, ID card, house registration, and a common-fee clearance letter for condos
Frequently asked questions
Who pays the transfer fee?
The 2% transfer fee on the appraised value is usually split half and half. Specific business tax, stamp duty and income tax are the seller's. The buyer pays mortgage registration. The agreement can say otherwise.
Who gets the 0.01% reduced fee?
Thai individuals buying a house or condo to live in, with price and appraisal each at most ฿7,000,000 and a mortgage at most ฿7,000,000, until Wed 30 Jun 2027. Empty land is excluded.
Can foreigners buy a condo?
Yes, up to 49% of the total unit area of the project. Money must come from abroad in foreign currency with an FET certificate in the same name as the title. Listings with quota show a "Foreign quota" badge.
Can foreigners buy a house or land?
Foreigners cannot own land. The usual route is a registered long lease, often 30 years. Such listings show "Leasehold" with the term.
When is a rental deposit returned?
Under the Contract Committee notice, deposit plus advance rent may not exceed 3 months, and the deposit is returned within 7 days of the lease ending with any deductions itemised.
Do buyers or tenants pay a fee?
No. Owners pay 3% of the sale price on transfer, or 1 month of rent per one-year lease.
If the loan is declined, do I get the reservation back?
It depends on the agreement. We write a refund clause for a declined loan into the sale agreement, and suggest a loan check before reserving.
For guidance only. Taxes and government measures change; the Land Office and the bank set the final figures.