How to buy property in Thailand step by step

Buying property in Thailand is a process that - once you understand the successive stages - runs smoothly and safely, even from abroad. This guide describes step by step how the process of buying property in Thailand works on the new-build market, what to watch out for and how to avoid the most common mistakes that cost buyers time and money.

Overview of the process - how to buy property in Thailand in brief

The whole process on the new-build market can be summed up in five main stages: selection and reservation, due diligence with signing the contract, staged payments, handover and registration at the Land Department. From reservation to keys usually takes 1-3 years (for projects under construction) or a few weeks (a ready unit). Most steps can be carried out remotely - a personal visit is recommended, but not always essential.

Step 1 - Choosing the investment and location

A good choice of location is the foundation of every decision. Phuket offers a range of micro-regions - from the prestigious south (Rawai, Karon, Kata) to the rapidly developing western beaches (Bangtao, Layan, Kamala). Each has a different character, a different tenant profile and a different potential for capital appreciation.

At the search stage it is worth answering a few questions: Are you buying for your own use, for short-term rental, or for long-term rental? What budget do you have available, including transaction costs? Are you interested in an apartment (freehold) or a villa (leasehold)? Browse our listings or consult an adviser who knows the current market - selecting investments at the initial stage saves weeks of searching on your own.

You will find a detailed market overview in the main guide to property in Thailand.

Step 2 - Reserving the unit

Once you choose a specific unit, the developer holds it for you after you pay a reservation fee. In Phuket it is usually around 50,000-100,000 THB (about EUR 1,150-2,300). The unit is withdrawn from sale for the period of negotiation and verification - typically 14-30 days.

In most cases the reservation fee can be paid by international transfer or by card. This is the first stage that can be carried out fully remotely. Before paying, make sure the reservation agreement includes a clause refunding the fee in the event of negative due diligence.

Step 3 - Due diligence and contract

This is the stage on which the security and peace of mind of your investment depend. Due diligence covers three areas:

1. Verifying the developer - the history of completed projects, buyer reviews, the company's financial situation, registration in Thai registers.
2. Verifying legal title - checking the type of land title (ideally Chanote), mortgage encumbrances, the status of building permits (EIA, construction).
3. Analysing the contract - the Sales and Purchase Agreement should be provided in English or Thai, and at your request translated or prepared in your own language as well. Key provisions are: the payment schedule, construction deadlines, contractual penalties for delay, handover conditions and the title transfer procedure.

Before you sign the contract, consult an independent lawyer. You can read about what a foreigner is allowed to do in Thailand and which forms of ownership are available in the article can a foreigner buy property in Thailand.

After signing the contract comes the first larger payment - usually around 25-30% of the property's value.

Step 4 - Payment schedule and transfer of funds (FET)

On the new-build market, payments are spread over stages tied to construction progress. A typical schedule looks as follows:

Individual developers apply their own schedules - the above is an indicative example. Each instalment should be confirmed by actual construction progress.

Important - the FET document: if you are buying an apartment on a freehold basis, the funds for the purchase must arrive in Thailand from abroad in foreign currency (e.g. EUR, USD, GBP). The Thai bank then issues a Foreign Exchange Transaction Form (FET) - without this document the Land Department will not register ownership in your name. With every transfer it is worth mentioning the purpose of the transaction to the bank straight away (purchase of property), so that the FET is issued correctly.

You will find the full picture of transaction costs - taxes, registration fees and commission - in the article costs and taxes of buying property in Thailand.

Step 5 - Handover and transfer of ownership (Land Office, Chanote)

Once construction is complete, the developer notifies you that the unit is ready for handover. You have the right (and should) inspect the unit according to a snagging checklist - any defect should be recorded in the report and remedied by the developer before the final payment or within an agreed timeframe.

The transfer of title takes place at the Land Department (Land Office). Usually the buyer (or their attorney) and a representative of the developer take part. After registration is completed you receive a Chanote - the Thai title of full ownership in your name. This is a document equivalent to a full land title deed and proves that you are the legal owner of the property.

Remote purchase and power of attorney

Foreign buyers increasingly carry out a remote purchase of property in Thailand - at least in part. Reservation, signing the contract (with apostille or before a notary), transfers - all of this can be done from abroad. A visit on site is strongly recommended, especially for the snagging inspection, but it is not absolutely necessary.

When you cannot or do not want to be present for certain legal actions (e.g. the transfer of title at the Land Office), you can grant a power of attorney (Power of Attorney - PoA). The attorney - e.g. a trusted lawyer in Phuket - acts on your behalf and signs the documents. A PoA prepared abroad requires notarisation and an apostille.

Even with a remote purchase, it is worth visiting the development in person at least once - especially if you are buying "a hole in the ground". Most of our clients combine this trip with getting to know Phuket and viewing several projects at once.

The most common buyer mistakes

• Buying without due diligence - verifying the developer and the title is not optional, it is a must. Failing to check building permits and land title is the most common mistake, one that ends in a blocked transaction or problems obtaining title.
• Skipping the FET - the absence of a Foreign Exchange Transaction document on the transfer makes registering freehold title impossible. This cannot be fixed after the fact.
• Signing the contract without analysis - failing to agree clauses on construction delays, defects and termination conditions can be very costly.
• Choosing the form of ownership without consultation - leasehold instead of freehold (or vice versa) may be the result of being misinformed rather than a conscious choice. Read more in the article on freehold and leasehold in Thailand.
• No cost analysis - besides the purchase price there are registration fees, taxes and possible management fees. The full picture of costs is described in a separate article.

How we help

Twins Real Estate is a European agency based in Phuket. We work exclusively with vetted developers whose projects have passed our internal verification. Our service for the buyer is free of charge - commissions are covered by developers, at no extra cost to you.

We guide clients through the entire process of buying property in Thailand step by step: from choosing the investment, through due diligence and negotiations, to handover and transfer of title. Communication in your language, documents in a language the buyer understands, ongoing contact at every stage.

Whether you are just starting your search or already have a specific project in mind - check the listings or contact us directly. No obligations - the first conversation is always a free consultation.

This article is for information only and does not constitute legal or financial advice. Rules and procedures may change - before making a decision we recommend consulting an independent lawyer specialising in Thai property law. Last updated: 6 June 2026.