What's the purchase process to buy a property in Pattaya?

Authored by the expert who managed and guided the team behind the Thailand Property Pack

Everything you need to know before buying real estate is included in our Thailand Property Pack

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Pattaya. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Thai real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Bangkok, Chiang Mai, and Phuket. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

How do I check if I'm legally allowed as a foreigner to buy property in Pattaya?

Foreigners can legally purchase condominium units in Pattaya but face strict ownership restrictions on other property types.

As of September 2025, foreign nationals are permitted to buy condo units as freehold property, provided the building's foreign ownership quota does not exceed 49% of total units. This quota applies to each individual condominium project and must be verified before purchase through the building's Juristic Person office.

For houses, villas, and land, foreigners cannot own these properties directly under Thai law. The only legal alternatives are long-term lease agreements (typically 30 years with possible renewal) or complex company structure arrangements that carry significant legal and financial risks. Most experienced investors avoid company structures due to potential legal complications and government scrutiny.

You should verify your eligibility by requesting official documentation from the Land Office showing the current foreign ownership percentage in your target building. This verification process typically takes 1-2 business days and costs around 500-1,000 THB.

It's something we develop in our Thailand property pack.

What types of properties can I actually buy here—condo, house, or land?

Foreign property ownership in Pattaya is limited to condominium units under specific legal conditions, while houses and land remain restricted.

Property Type	Foreign Ownership	Ownership Structure
Condominium Units	Yes - Freehold Possible	Direct ownership with 49% building quota limit
Houses/Villas	No Direct Ownership	30-year leasehold only, renewable
Land Plots	No Direct Ownership	Leasehold or company structure (high risk)
Townhouses	No Direct Ownership	30-year leasehold arrangements
Commercial Property	Limited Conditions	Specific business license requirements

What's the difference between buying freehold and leasehold in Pattaya?

Freehold ownership provides unlimited property rights, while leasehold grants exclusive use for a defined period without ownership transfer.

Freehold means you own the property indefinitely with full rights to sell, transfer, or inherit the asset. For condominiums, freehold ownership includes voting rights in building management decisions and the ability to mortgage the property with Thai banks. This ownership type offers the strongest legal protection and highest resale value.

Leasehold provides exclusive use rights for 30 years (the maximum allowed under Thai law) with possible renewal for additional 30-year periods. Leasehold applies primarily to houses, villas, and land where foreign freehold ownership is prohibited. The lease must be registered at the Land Office to ensure legal enforceability.

Most property investors prefer freehold for condos due to better financing options, easier resale, and stronger legal security. Leasehold arrangements require careful contract review to ensure renewal rights and fair termination terms are clearly defined.

The choice between freehold and leasehold often determines your total investment cost, with freehold condos typically commanding 10-20% higher purchase prices than comparable leasehold properties.

How do I confirm the title deed (Chanote) is clean and valid before purchase?

The Chanote title deed (Nor Sor 4 Jor) represents the highest level of land ownership security in Thailand and requires thorough verification at the Land Office.

You must conduct a title search at the relevant Land Office to confirm the Chanote is authentic, current, and free from encumbrances such as mortgages, liens, or legal disputes. This search reveals the property's ownership history, boundary accuracy, and any registered claims against the property.

A qualified Thai lawyer should perform the title verification process, which includes checking the deed's serial number, surveyed boundaries, and cross-referencing with Land Office records. The verification typically costs 10,000-20,000 THB and takes 3-5 business days to complete thoroughly.

Essential checks include confirming the seller's identity matches the registered owner, verifying no outstanding property taxes or fees, and ensuring the property boundaries match the physical location. Any discrepancies discovered during this process must be resolved before proceeding with the purchase.

Request a certified copy of the Land Office title search results and have your lawyer explain any technical terms or conditions recorded on the deed before signing purchase agreements.

What government fees, transfer taxes, and stamp duties will I need to pay at the Land Office?

Property transfer costs in Pattaya typically range from 3-6% of the registered property value, depending on the seller's holding period and negotiated fee allocation.

Fee/Tax Type	Rate	Payment Responsibility
Transfer Fee	2% of registered value	Usually buyer, negotiable
Stamp Duty	0.5% of registered value	Buyer (when no SBT applies)
Specific Business Tax (SBT)	3.3% of assessed value	Seller (if sold within 5 years)
Withholding Income Tax	1-3% of property value	Seller obligation
Lease Registration (if applicable)	1% of total lease value	Usually buyer

The transfer fee and stamp duty calculations base on the government's assessed value or actual sale price, whichever is higher. Many buyers negotiate with sellers to split these costs equally or allocate specific fees to each party in the purchase contract.

All fees must be paid in cash (Thai Baht) at the Land Office on the transfer day. Banks near Land Offices typically provide currency exchange services for foreign buyers who need to convert funds for fee payment.

How do I make sure the condo unit is registered properly and the foreign quota isn't already full?

Foreign quota verification requires official documentation from the condominium's Juristic Person and confirmation through Land Office records.

Request a current Foreign Quota Certificate from the building's Juristic Person (condo management) showing the exact percentage of foreign-owned units versus total units in the project. This document must be dated within 30 days of your purchase to ensure accuracy.

The Land Office maintains official records of foreign ownership in each condominium project. Your lawyer should verify these records independently to confirm the Juristic Person's certificate accuracy and identify any pending foreign purchases that might affect quota availability.

Some buildings maintain waiting lists when the foreign quota reaches capacity. In these cases, you may need to wait for a foreign owner to sell their unit before purchasing, or consider units in buildings with available foreign ownership slots.

Obtain written confirmation that your specific unit can be registered under foreign ownership before signing any purchase agreements or transferring funds. This verification process typically takes 2-3 business days and costs around 2,000-5,000 THB.

It's something we develop in our Thailand property pack.

What are the steps for transferring money legally from abroad to pay for the property?

Legal fund transfer requires sending foreign currency from an overseas bank account with proper documentation for Land Office registration.

1. **Open a Thai bank account** in your name at a major bank (Bangkok Bank, Kasikorn Bank, or Siam Commercial Bank) and provide them with your purchase contract2. **Initiate the wire transfer** from your foreign bank account, specifying the purpose as "property purchase" in the transfer details3. **Ensure the transfer amount** meets or exceeds your property purchase price, as partial transfers may complicate documentation4. **Request a Foreign Exchange Transaction Form (FETF)** from your Thai bank immediately upon fund arrival5. **Obtain bank certification** confirming the funds originated from abroad in foreign currency

The FETF document is mandatory for property purchases above 50,000 USD and must accompany your Land Office registration. Thai banks typically charge 500-2,000 THB for FETF preparation and certification.

Transfer timing usually takes 2-5 business days depending on your originating bank and correspondent banking relationships. Plan transfers well in advance of your scheduled Land Office appointment to avoid delays.

Some banks require additional documentation such as property purchase contracts or lawyer letters to process large transfers for real estate purchases. Check with your Thai bank about specific requirements before initiating the transfer.

Keep all transfer receipts, FETF documents, and bank certifications as these become permanent parts of your property ownership records.

What's the exact process at the Land Office on transfer day—who needs to be there and what documents are required?

Both buyer and seller (or their appointed legal representatives) must attend the Land Office transfer appointment with complete documentation sets.

Required documents include the original Chanote title deed, current Foreign Quota Certificate (for condos), FETF bank documentation, both parties' passport and identification, No-Debt Certificate from the condo Juristic Person, and any relevant company documentation if applicable. All foreign documents require official translation into Thai by certified translators.

The Land Office process begins with document verification by officials, followed by fee calculation and payment in Thai Baht cash. Both parties sign the transfer documents in the presence of Land Office officials, who then update the title deed with new ownership information and official seals.

The entire process typically takes 2-4 hours depending on document complexity and Land Office workload. Most transfers are scheduled between 9:00 AM and 3:00 PM on weekdays, with appointments recommended to avoid long waiting times.

Final payment between buyer and seller often occurs at the Land Office after successful ownership transfer, with many buyers bringing cashier's checks or bank drafts for large amounts rather than cash.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Thailand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

How do I handle contracts and agreements so I don't get caught by vague or unfair clauses?

Professional legal review of all contracts and agreements prevents costly mistakes and protects your investment through clear terms and fair conditions.

Hire a qualified Thai lawyer experienced in real estate transactions to review all documents before signing. The lawyer should explain every clause in detail, identify potentially unfavorable terms, and negotiate modifications to protect your interests. Legal review typically costs 20,000-50,000 THB but can save thousands in potential problems.

Key contract elements requiring careful attention include payment schedules and refund conditions, penalty clauses for delayed completion, explicit allocation of all fees and taxes between parties, accurate property descriptions including unit numbers and floor plans, and clear dispute resolution procedures with specific jurisdiction clauses.

Request English translations of all Thai-language contracts from certified translators to ensure you understand every provision. Many disputes arise from misunderstandings about contract terms that seemed clear in translation but had different legal meanings in Thai.

Avoid contracts with vague completion dates, unlimited penalty provisions, or clauses allowing unilateral contract changes by the seller or developer. Insist on specific performance timelines and reasonable remedy options for both parties.

All contract modifications or addendums should be documented in writing with signatures from all parties and witness signatures when possible.

What are the common mistakes buyers make with lawyers, agents, or developers in Pattaya?

The most frequent buyer mistakes involve inadequate due diligence, unclear fee arrangements, and insufficient verification of professional credentials.

- **Choosing lawyers based solely on price** rather than experience with foreign property transactions and local Land Office procedures- **Failing to verify agent licensing** through the Thai Real Estate Association or failing to confirm developer project permits and financial stability- **Not establishing clear fee structures** upfront for legal services, agent commissions, and developer charges, leading to surprise costs at closing- **Skipping independent property valuations** and relying entirely on agent or developer price estimates without market comparison- **Rushing the purchase process** without adequate time for proper due diligence, title searches, and contract negotiations

Many buyers also make the mistake of not requesting references from previous clients or checking online reviews and complaint records. Reputable professionals should readily provide client references and have established track records with foreign property purchases.

Insist on written agreements with all service providers that clearly define scope of work, timelines, and fee structures. Avoid paying large upfront fees before services are rendered, and always request itemized billing for professional services.

It's something we develop in our Thailand property pack.

How do I avoid scams or "too good to be true" deals, especially with resale condos or off-plan projects?

Thorough verification of ownership, developer reputation, and project legitimacy protects against common property scams in Pattaya's real estate market.

For resale condos, always verify the seller's legal ownership through Land Office records and confirm they have the right to sell the property. Request recent utility bills, maintenance fee receipts, and Juristic Person communications to prove legitimate ownership and current payment status.

Off-plan projects require extensive developer due diligence including checking construction permits, Environmental Impact Assessments, project financing arrangements, and the developer's track record with previous projects. Visit their completed developments and speak with actual residents about build quality and delivery timelines.

Red flags include unusually low prices compared to market rates, pressure for immediate decisions without adequate review time, requests for payments to personal accounts rather than company accounts, lack of proper legal documentation or reluctance to provide it, and agents or developers who cannot provide verifiable office addresses and business licenses.

Always conduct independent market research to understand fair pricing in your target area. Properties priced 20-30% below comparable units often have hidden problems or legal complications that make them poor investments.

Use only licensed real estate agents and established law firms with physical offices and verifiable business registrations. Avoid dealing with individuals who approach you unsolicited or cannot provide professional credentials.

What should I check about ongoing maintenance fees, sinking funds, and condo management before I commit?

Thorough financial review of condominium operating costs and management practices prevents unexpected expenses and ensures proper building maintenance.

Cost Component	Typical Range	Payment Schedule
Monthly Maintenance Fees	40-80 THB per square meter	Monthly or quarterly
Sinking Fund (One-time)	500-1,500 THB per square meter	At purchase (non-refundable)
Water/Utilities	Varies by usage	Monthly
Special Assessments	As needed for major repairs	As determined by committee
Security Deposits	2-3 months maintenance fees	At move-in

Request detailed financial statements from the Juristic Person showing annual budgets, actual expenses, reserve fund balances, and any pending special assessments for major building improvements or repairs. These documents reveal the building's financial health and management competence.

Review the building's maintenance history including recent major repairs, elevator servicing, pool maintenance, and common area renovations. Well-managed buildings maintain detailed service records and proactive maintenance schedules.

Examine the building's rules and regulations regarding rentals, pets, renovations, and common area usage. Some buildings have restrictive policies that may limit your property use or rental income potential.

Meet with current residents if possible to get firsthand feedback about management responsiveness, maintenance quality, and any ongoing building issues or conflicts that might affect your ownership experience.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Benoit Partners - Buy Condo Pattaya
2. Siam Properties - How to Buy Property in Pattaya as a Foreigner
3. Siam Properties - Leasehold vs Freehold Understanding Ownership Options
4. Pattaya Prestige Properties - Freehold vs Leasehold
5. Pattaya Prestige Properties - Understanding Property Title Deeds
6. Siam Legal - Property Title Deeds
7. Pattaya Properties 24 - Property Transfer Fees and Taxes
8. Global Top Group - Can a Foreigner Buy a Condo in Thailand Pattaya
9. Siam Legal - Transfer of Property in Thailand
10. Siam Legal - Transfer Money to Thailand Property Purchase