ReThai

How to buy property in Thailand, step by step

A purchase in Thailand is completed in a single visit: the transfer is registered at the Land Office, the fees and taxes are paid there, and the title is put in the buyer's name.

Before that day a foreign buyer needs a checked title, a signed contract, the purchase money sent to Thailand as foreign currency with the bank's evidence, and, for a condominium, confirmation that the building is within its 49% foreign quota.

Last reviewed · Sources

The steps

StepWhat happensWhat to keep
Choose what you can ownA condominium unit in your name, or a lease or other registered right for a house. See what foreigners can buy.
ReservationA short agreement and a deposit hold the property while the contract is prepared. Read when the deposit is refunded before paying it.The reservation agreement and the receipt.
ChecksThe title, the seller, debts and rights registered on the property and, for a condominium, the foreign quota.Copies of the title and the letters obtained.
ContractThe sale and purchase agreement fixes the price, the dates and who pays which fee and tax.The signed agreement.
MoneyThe price is sent to Thailand in foreign currency, with the purpose stated on the transfer.The bank's Foreign Exchange Transaction Form or certificate.
TransferBoth sides, or their representatives, register the transfer at the Land Office and pay the fees and taxes.The title in your name, the registered sale agreement, the receipts.

Checks before you pay

For any property

  • The title document. Which kind it is, and that the original exists. See title deeds explained.
  • The seller. The seller must be the owner named on the title. For land sold with a building, the seller must also show ownership of the building.
  • Registered rights. Mortgages, leases and other rights are recorded on the title at the Land Office. Ask for a current copy.

For a condominium

  • The foreign quota. A letter from the building's juristic person stating the share already held by foreigners. See the foreign quota.
  • Common fees. A certificate from the juristic person that the unit's common charges are paid. The Land Office asks for it on a resale.

For a house or land

  • The right you are buying. A foreigner does not receive ownership of the land. Check which right will be registered and for how long: see land and houses.

Sending the money

  1. Send the money from abroad in foreign currency, through a bank, to an account in Thailand.
  2. State the purpose on the transfer in English. The government's guidance gives the wording: “For Purchasing Condominium”, the name of the condominium, and the unit number under the buyer's full name.
  3. Ask the receiving bank for the evidence. For a remittance of USD 50,000 or the equivalent the bank issues a Foreign Exchange Transaction Form. For a smaller amount it issues a certificate on request.
  4. Keep every form. Together they must cover an amount not less than the price of the unit.

Ask the bank first. Banks differ in how they issue the form, and whether it starts at or above USD 50,000 is described differently by different sources. Confirm with the receiving bank before you send.

Transfer day at the Land Office

  • Who attends. Buyer and seller, or representatives holding a power of attorney.
  • Documents. The original title, passports or identity cards, the bank's foreign-currency evidence, and for a condominium the quota letter and the certificate of paid common fees.
  • The official's check. For a foreign buyer of a condominium unit, the official checks the documents and the foreign-owned share before registering.
  • Payment. The transfer fee and the taxes are paid at the counter; the official does not register until the seller's withholding tax is paid in full. Estimate them with the transfer cost calculator, and see taxes and fees.
  • Result. The buyer's name is entered on the title. For a full title deed this is normally done the same day.

To compare asking prices before you start, see the market figures.

Estimate the transfer costs

Questions

What documents does a foreigner need to buy a condominium in Thailand?
A passport, the bank's evidence that foreign currency of not less than the price of the unit was brought into Thailand, and from the seller's side the unit title, a letter on the building's foreign-owned share and a certificate that the unit's common fees are paid. A power of attorney is needed if someone signs for you.
Can I pay for a condominium in Thai baht?
A foreign buyer using the foreign-currency route must send the money to Thailand in foreign currency, not in baht. A foreigner with permanent residence in Thailand may buy with baht.
What is a Foreign Exchange Transaction Form?
The receiving bank's record that foreign currency came into Thailand for a stated purpose. It is issued for a remittance of USD 50,000 or the equivalent; for a smaller amount the bank issues a certificate on request. The Land Office asks for this evidence before registering a unit in a foreigner's name.
Do I have to be at the Land Office in person?
No. Either party can be represented under a power of attorney. Have it prepared by a lawyer.
When do I become the owner?
On the day the transfer is registered at the Land Office. A transfer of land or of a condominium unit is made in writing and registered with the official; the contract alone does not make you the owner.

Sources

  1. Procedure for accepting foreign money transfers to buy assets in Thailand Government Public Relations Department (thailand.go.th). Read 12 November 2026.
  2. Land ownership by foreigners in Thailand: acquisition of land Government Public Relations Department (thailand.go.th). Read 11 November 2026.
  3. Foreign ownership of land in Thailand: fees and taxes Government Public Relations Department (thailand.go.th), citing the Real Estate Information Center. Read 11 November 2026.
  4. Condominium Act B.E. 2522 (1979) as amended in 2008, sections 19 to 19/11 (English translation) Siam Legal law library. Read 11 November 2026.
  5. Land Code, chapter 1, sections 1 to 4 bis (definitions of title deed and certificate of use) ThaiLawOnline law library. Read 11 November 2026.
  6. Land Code of Thailand: questions on title documents and registration ThaiLawOnline (Thai law firm). Read 12 November 2026.
  7. Buying a condo in Thailand: legal checks, fees and transfer ThaiLawOnline (Thai law firm). Read 11 November 2026.
  8. Thailand property taxes Siam Legal. Read 12 November 2026.
  9. Real Estate 2026: Thailand, law and practice Chambers and Partners practice guides (Duensing Kippen). Read 12 November 2026.