1Before you start: eligibility, bank account, budget

Three things to line up first:

• Eligibility: you can own a condominium unit freehold within the 49% quota — but not land. Buying property does not grant a visa or residency.

• A Thai bank account is useful to open early, though the purchase funds themselves must arrive from overseas (more in Step 6).

• Budget the full cost: the price, plus roughly 6.3% in transfer taxes and fees, legal fees of about ฿20,000–50,000, and ongoing common-area (CAM) charges.

2Step 1 — Choose the unit and verify the quota

Pick your area first — Jomtien, Pratumnak, Wongamat, Central or elsewhere (see our Pattaya neighborhood guide) — then the specific unit. Before you get attached to it, confirm the single most important fact:

3Step 2 — Appoint your own lawyer

This is the cheapest insurance you'll ever buy. Engage an independent, Thai-licensed property lawyer — never rely solely on the developer's or seller's lawyer, whose job is to protect them, not you.

• Legal review typically costs ฿20,000–50,000.

• Your lawyer verifies the title, checks for debts, reviews the contract and represents you at the Land Office if needed.

• A good buying agent complements this — but the lawyer is the safeguard.

4Step 3 — Reservation agreement and deposit

Once the quota is confirmed, you sign a short reservation agreement and pay a deposit — typically ฿50,000–200,000 — to take the unit off the market. Two things to know:

• The deposit is usually non-refundable if you later decide not to proceed, so only pay it once your lawyer is comfortable and the quota is confirmed.

• For resales, sellers commonly expect completion within about 30 days of the deposit.

5Step 4 — Due diligence

Now your lawyer does the real work, before any large payment:

• Title check: confirm the unit sits on a Chanote (Nor Sor 4 Jor) and that the seller is the registered owner.

• Encumbrances: check for mortgages, liens or court cases against the unit at the Land Office.

• Fees & fund: confirm common-area fees are paid up and review the building's sinking fund and financial health.

• Off-plan: verify the developer's track record, licences, construction permit and project registration.

6Step 5 — The Sale and Purchase Agreement (SPA)

The SPA is the binding contract. It should clearly state the total price in THB, the payment schedule, the handover date, delay penalties, finishing specifications and — crucially — who pays which transfer costs.

• For off-plan units, developers must use the government-prescribed O.C.22 form, which builds in buyer protections.

• Thailand requires no notary for property contracts, but a lawyer's review is essential.

• If the contract is bilingual, the Thai version legally governs — have your lawyer review both.

7Step 6 — Transfer your money and get the FET form

This is the make-or-break legal step for foreign ownership. The purchase funds must arrive in Thailand from abroad, in foreign currency (USD, EUR, GBP…), and be converted to baht by the receiving Thai bank.

• Wire from your overseas account — never send pre-converted baht, never from a Thai account, and never via crypto or an intermediary, or no valid FET can be issued.

• State the purpose in the transfer: "purchase of condominium unit [X] at [name] by [your full legal name]."

• For a single transfer of USD 50,000 or more, the bank issues the formal FET form; below that, a bank confirmation letter / credit advice serves the same purpose.

• The name must match your passport exactly. Without this proof, the Land Office will not register the title — even if you've paid in full.

8Step 7 — Off-plan vs resale

For off-plan you can usually complete remotely, with an agent inspecting in person and a lawyer acting under power of attorney.

9Step 8 — Closing at the Land Office

The final step. Both parties (or their representatives under a Tor Dor 21 power of attorney) meet at the Chonburi/Banglamung Land Office. Bring:

• Passport with current entry stamp, and the signed SPA.

• Your FET form or credit advice.

• The juristic person's quota confirmation and no-debt letters.

• A cashier's cheque for the balance and cash for the taxes and fees.

The taxes are paid, the Chanote is transferred into your name, and you receive the keys. A foreign buyer's own direct cost is often just their ~1% share of the transfer fee, with the split set in the SPA.

10Costs and taxes to budget

Total government charges on a transfer run around 6.3% of the assessed value, usually split by negotiation:

• Transfer fee — 2% (commonly split 50/50).

• Specific Business Tax — 3.3% (or 0.5% stamp duty if the seller held it over five years) — usually the seller's.

• Withholding tax — based on value/profile — usually the seller's.

• Also budget: legal fees (฿20,000–50,000), common-area fees, a sinking-fund contribution, and annual Land & Building Tax (roughly 0.02–0.10%).

Note: the reduced 0.01% transfer fee running to mid-2026 applies to Thai buyers only — foreigners are not eligible.

11After the purchase: staying compliant

• Collect your Chanote with your name registered, and register with the building's juristic person.

• TM.30 — your address should be notified to Immigration (relevant if you'll live there on a long-stay visa).

• Transfer utilities and the house book (tabien baan) into your name.

• Ongoing: pay common-area fees, the annual Land & Building Tax, and income tax on any rental. Note that short-term letting under 30 days generally needs a hotel licence and may be barred by building bylaws.