Short answer: Choose the area and property type, check you are legally able to own it, verify the title, sign a reservation and a sale and purchase agreement, transfer the funds from abroad, then complete the transfer at the Land Office. A condo purchase can finish within weeks. Land and house purchases take longer because of lease or title checks.
The ten steps
Decide what you are buying and why
Home, retirement base, holiday flat or investment? The answer shapes the area, the legal structure and the budget. Read the area pages on Bangkok condos, Nonthaburi houses and Hua Hin villas for a feel.
Check what you can legally own
Foreigners can own condo units freehold within the 49% quota, but generally not land. See the ownership rules before you fall for a villa.
Set a total budget, not just a price
Add transfer costs, tax, legal fees, furniture and a first year of running costs. Use the fee estimator.
Search and view
Book a free property tour, visit at different times of day, and compare at least three options in each area.
Verify the title and the seller
Ask for the title deed, the seller's ID, and for a condo the foreign-quota certificate and a statement of fees from the juristic person. A lawyer can run a title search at the Land Office.
Reserve the property
A reservation agreement takes the property off the market for a short period in return for a deposit. Check that the deposit is refundable if due diligence fails.
Sign the sale and purchase agreement
It states price, payment schedule, who pays the transfer costs, what is included, and what happens on default. Have it translated and reviewed.
Transfer the funds from abroad
For a condo, the purchase money must arrive in foreign currency. Collect the bank's foreign exchange transaction document or credit advice. Start early because the paperwork can take a few days.
Complete the transfer at the Land Office
Buyer and seller (or their authorised representatives) attend the Land Department office, pay the transfer fee and taxes, and the officer registers the new title in your name.
Set up utilities and report your address
Move the electricity, water and internet accounts into your name. Foreign residents must also notify immigration of their address, which the condo or house owner usually handles through the TM30 process.
Documents you will usually need
- Passport and, if applicable, your visa or work permit.
- Bank document showing the inward foreign-currency remittance.
- Title deed (condo unit title or land title) and a copy of the seller's ID or company registration.
- For condos: foreign-quota certificate and a common-fee clearance letter from the juristic person.
- Signed sale and purchase agreement and, if used, a power of attorney in Thai.
Common mistakes to avoid
- Paying a developer or agent personally. Pay only to a registered company account that matches the contract.
- Skipping the lawyer. A few percent of the price spent on independent legal review is cheap insurance.
- Buying land through a nominee company. It can be unlawful and, in a dispute, unenforceable.
- Ignoring the rainy season. View properties in wet weather to see flooding and leaks.
- Trusting verbal promises of renewal or rental guarantees. If it matters, it belongs in the contract.
How long does it take?
A resale condo with a ready seller can complete within two to six weeks of the reservation. New launches and off-plan purchases follow the developer's construction schedule. A house with a lease or a usufruct takes longer because the lease or usufruct is registered at the Land Office at the same time as the transfer of the building.