Skipping due diligence is the fastest way to lose money in Thai real estate. This checklist covers the critical checks you or your lawyer must complete before any purchase.
What title deed checks should you do before buying property in Thailand?
- [ ] Verify the title deed type — it must be a chanote (Nor Sor 4 Jor) for full ownership rights
- [ ] Confirm the parcel number at the provincial Land Office (in person, not from a photocopy)
- [ ] Check for registered mortgages or encumbrances on the title
- [ ] Confirm there are no easements or rights of way that could restrict use
- [ ] Verify that boundary markers match the physical property
- [ ] Confirm the title is not in a restricted or protected zone (forest reserve, coastal setback, etc.)
How do you verify the seller of a Thai property?
- [ ] Match seller's name on the title deed against their passport or Thai ID
- [ ] If seller is a company: confirm authorised signatories and that the company is in good standing
- [ ] Verify the seller has authority to sell (no court orders, bankruptcy filings, or divorce disputes involving the property)
- [ ] For inherited property: confirm the inheritance process is legally complete
What checks are specific to buying a condo in Thailand?
- [ ] Check the building is registered as a condominium under the Condominium Act
- [ ] Obtain the current foreign ownership percentage from the juristic person office
- [ ] Confirm the foreign quota is available (less than 49% foreign freehold)
- [ ] Request copies of the condominium bylaws and house rules
- [ ] Check for any outstanding juristic person debts associated with the unit
- [ ] Review minutes from the last Annual General Meeting for any issues
What developer checks should you do for new builds and off-plan property in Thailand?
- [ ] Verify the developer's company registration and track record
- [ ] Confirm the Environmental Impact Assessment (EIA) approval exists
- [ ] Confirm a building permit (ใบอนุญาตก่อสร้าง) has been issued
- [ ] Check the land title — developer must own the land or have secured a valid lease
- [ ] Review the escrow arrangement for stage payments
- [ ] Check for complaints or legal actions against the developer online
What financial and transfer checks should you do before buying in Thailand?
- [ ] Understand all transfer costs (transfer fee, SBT/stamp duty, withholding tax)
- [ ] Prepare the Foreign Exchange Transaction (FET) form if buying as a foreigner
- [ ] Confirm any furniture or fixtures included are listed in the contract
- [ ] For mortgaged properties: confirm the seller can discharge the mortgage at transfer
- [ ] Get a written breakdown of all costs due on transfer day
What legal checks should you do before buying property in Thailand?
- [ ] Have an independent Thai lawyer review the sales contract
- [ ] Confirm the jurisdiction clause and dispute resolution mechanism
- [ ] Understand the penalty clauses for late completion on both sides
- [ ] Verify the completion date and milestone payment schedule (off-plan)
What practical checks should you do before buying property in Thailand?
- [ ] Visit the property at different times of day (noise, flooding risk, traffic)
- [ ] Check internet connectivity and mobile signal
- [ ] Ask neighbours about building management quality
- [ ] For condos: ride the elevator, check water pressure, test air conditioning
- [ ] For land: check flood maps and drainage
Key Takeaway
This checklist is a starting point, not a substitute for a qualified Thai property lawyer. In Thailand, title deed issues and developer problems are the two most common sources of loss. A few thousand baht in legal fees saves you from potential losses that could be millions.
Which Laws Do These Checks Come From?
The checklist above is not a matter of preference; each item traces to a rule. Title: the Land Code Act B.E. 2497 (1954) requires a transfer to be registered with the competent official, so a search at the Land Office, never a photocopy, is the only proof of ownership and encumbrances. Condominium: the Condominium Act B.E. 2522 (1979) governs building registration, the foreign quota in Sections 19 and 19 bis, and the debt-free certificate under Section 29 that the juristic person must issue before a unit can be transferred. Developer and off-plan: the same Act's standard contract form under Section 6/2, with the building permit and EIA approvals that must exist before a project is sold. Cost at the counter: transfer fee, specific business tax or stamp duty and withholding tax are assessed at registration, and the annual Land and Building Tax Act B.E. 2562 (2019) bill follows whoever owns the property on 1 January.
One dated figure worth holding. Since 1 July 2026 the 2% transfer and 1% mortgage registration fees are reduced to 0.01% for a Thai individual buying at a price and appraised value of no more than ฿7 million, with the mortgage registered at the same time and capped at ฿7 million. The cabinet extended the measure on 30 June 2026 and it runs to 30 June 2027. A foreign buyer does not qualify and pays the standard 2% and 1%.
Source note added: Land Code Act B.E. 2497 (1954); Condominium Act B.E. 2522 (1979) as amended, Sections 6/2, 19, 19 bis and 29; Land and Building Tax Act B.E. 2562 (2019). Consolidated Thai texts are published by the Office of the Council of State; registration and the July 2026 fee reduction are handled by the Department of Lands and the Revenue Department.
