How to avoid scams when buying in Thailand?

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

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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 Thailand. If you'd like to learn more about us, you can check our presentation page.

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Attaya Suriyawonghae 🇹🇭

Real Estate Broker, Zest Real Estate

As a Thai Real Estate Broker based in Phuket, Attaya possesses deep knowledge of the Thai market. Her insider perspective and local connections provide invaluable insights for property investors who want to make their dream come true in the Land of Smiles. Speaking with her allowed us to go back to the blog post, improve a few elements, and include her personal insights for a richer experience.

Have you verified the seller's identity and ownership through the Thai Land Department?

Verifying the seller's identity and legal ownership is the most critical first step to avoid property fraud in Thailand.

You must submit the seller's full name, Thai identification card, and the original title deed to the Thai Land Department for official verification. The Land Department maintains comprehensive ownership records that show the current legal owner, registration history, and any transfers or changes in ownership status.

Never rely solely on photocopies or digital images of identification documents. The Land Department staff will cross-reference the seller's ID against their official database and confirm that the person attempting to sell the property is indeed the registered legal owner listed on the title deed.

As of September 2025, the Land Department also provides electronic verification services in major provinces like Bangkok, Chiang Mai, and Phuket, allowing you to check ownership status online with the property's unique registration number.

This verification process costs approximately 20-50 Thai baht per property and typically takes 1-2 business days to complete.

Is your title deed a Chanote or a less secure document type?

The type of title deed determines your ownership security and legal rights to the property in Thailand.

Chanote (Nor Sor 4 Jor) is the most secure title deed type, offering GPS-based boundary measurements and full transferable ownership rights. Properties with Chanote titles have been surveyed using modern technology and provide the strongest legal protection for foreign buyers through Thai companies or lease agreements.

Nor Sor 3 Gor documents have measured boundaries but offer less security than Chanote titles and can potentially be upgraded to Chanote status through additional surveying. Nor Sor 3 documents are considerably less secure because boundaries aren't accurately measured and transfers require consent from neighboring property owners.

Por Bor Tor 5 or Possessory Right documents provide the weakest ownership protection and are not recommended for formal property transactions. These documents don't guarantee clear ownership and can lead to future disputes with other claimants.

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Can you confirm exact land size and boundaries with a licensed surveyor?

Official land measurement and boundary verification must be conducted by DOL-certified (Department of Lands) surveyors to ensure accuracy and legal validity.

DOL-certified surveyors use standardized measurement techniques and GPS technology tied to Thailand's national geodetic datum system. Private surveyors or measurements provided by sellers or agents are not legally binding and cannot be used for official property registration or transfer processes.

The official survey process includes physical site inspection, boundary marking, and preparation of detailed maps that correspond exactly to the title deed information. This survey typically costs 15,000-35,000 Thai baht depending on property size and location complexity.

Land Department surveying also identifies any encroachments, boundary disputes, or discrepancies between the documented property size and actual measured dimensions. These surveys are valid for property registration and can prevent future boundary disputes with neighbors.

The surveying process usually takes 7-14 days to complete and results in an official measurement certificate that becomes part of your property documentation.

Have you checked for mortgages, liens, or legal disputes on the property?

The Thai Land Department maintains comprehensive records of all financial encumbrances and legal disputes affecting each registered property.

An official encumbrance check reveals any existing mortgages, bank loans, government liens, tax obligations, or legal disputes registered against the property. This information is recorded directly on the title deed and in the Land Department's electronic database system.

Properties with outstanding mortgages cannot be legally transferred until the debt is fully settled and officially released by the lending institution. Some sellers attempt to hide existing mortgages or promise to pay them off after receiving your payment, which creates significant financial risk.

Legal disputes, such as inheritance claims, boundary disagreements, or contract violations, are also registered with the Land Department and must be resolved before any ownership transfer can occur. The encumbrance check also shows any servitudes or easements that might affect your use of the property.

This official check costs approximately 20-40 Thai baht and provides a complete legal history of the property over the past 30 years.

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Is the property in a zone where foreigners can legally buy or lease?

Foreign ownership and leasing rights in Thailand are strictly regulated by zoning laws and the Foreign Business Act of 1999.

Have you calculated exact transfer taxes and legal fees in Thai baht?

Property transfer costs in Thailand include multiple government fees, taxes, and legal expenses that must be paid in Thai baht before ownership transfer.

Transfer fees are typically 2% of the government-assessed property value or actual sale price, whichever is higher. Specific business tax (SBT) of 3.3% applies if the seller has owned the property for less than 5 years, while withholding tax ranges from 0.1% to 2% depending on the property type and holding period.

Legal fees for independent attorney services range from 25,000-75,000 Thai baht for standard residential transactions, while complex commercial properties or company structure purchases may cost 100,000-300,000 Thai baht in legal fees.

Government stamp duty costs 0.5% of the property value, and title deed processing fees add approximately 1,000-5,000 Thai baht depending on property value. Additional costs include surveying fees (15,000-35,000 Thai baht), translation services (5,000-15,000 Thai baht), and notarization expenses (2,000-8,000 Thai baht).

Total transfer costs typically range from 6-12% of the property purchase price when all fees, taxes, and legal services are included.

Are you using an independent Thai lawyer not connected to the seller?

Independent legal representation is essential to protect your interests and avoid conflicts of interest in Thai property transactions.

Your lawyer must be licensed by the Thai Bar Association and have no financial or business relationships with the seller, real estate agent, or development company. Lawyers recommended by sellers or agents often prioritize closing the deal over protecting your legal interests.

Independent lawyers will conduct thorough due diligence, review all contracts in both Thai and English, and ensure compliance with foreign ownership laws. They also verify that all legal documents are authentic and properly executed according to Thai legal requirements.

As of September 2025, qualified independent property lawyers in Bangkok charge 40,000-80,000 Thai baht for standard condominium purchases, while house and land lease transactions typically cost 60,000-120,000 Thai baht in legal fees.

Your independent lawyer should provide written legal opinions on ownership structure, tax implications, and potential legal risks before you commit to any property purchase.

Have you reviewed translated sale agreements and confirmed both versions match?

Sale agreements in Thailand must be reviewed in both Thai and English versions to ensure complete accuracy and legal compliance.

Professional legal translation services must be used for all contract documents, as automated translations or informal translations by agents can contain critical errors that affect your legal rights. The Thai version of the contract takes legal precedence in Thai courts, so every clause must be precisely translated and understood.

Both language versions should contain identical terms regarding purchase price, payment schedule, transfer dates, warranties, and conditions. Discrepancies between Thai and English versions often favor the seller and can result in legal disputes or financial losses.

Certified translation services in Bangkok, Chiang Mai, and Phuket typically charge 150-300 Thai baht per page for legal document translation. The translation process usually takes 3-7 business days depending on document complexity and length.

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Have you spoken to neighbors and local municipal offices about the property?

Direct communication with neighbors and Or Bor Tor (municipal offices) provides crucial information about potential problems affecting the property.

Neighbors can reveal ongoing disputes, boundary disagreements, noise issues, or planned developments that might affect your property value or peaceful enjoyment. They often have firsthand knowledge of flooding history, infrastructure problems, or neighborhood security concerns.

Local Or Bor Tor offices maintain records of building permits, zoning changes, infrastructure development plans, and environmental restrictions that could impact your property use or value. They also have information about flood zones, building height restrictions, and future municipal development projects.

Municipal offices can confirm whether the property has proper building permits, electrical connections, water supply authorization, and sewage system compliance. Properties without proper municipal approvals may face demolition orders or expensive compliance requirements.

This consultation process is free and typically takes 1-2 hours of your time, but can prevent costly mistakes and legal problems after purchase.

Is your real estate agent licensed and can they prove recent successful transactions?

Licensed real estate agents in Thailand must be registered with the Department of Business Development and able to provide documentation of their professional credentials.

Legitimate agents should provide their official license number, which you can verify through the Department of Business Development's online database. They should also maintain professional liability insurance and follow ethical standards established by industry associations.

Request documentation of at least three recent successful property transactions in the same area, including client references and completion certificates. Experienced agents will readily provide this information and client testimonials from recent buyers.

Licensed agents typically charge commission fees of 3-5% of the property purchase price, paid by the seller upon completion. Agents requesting upfront fees or unusually high commissions may be operating illegally or attempting to defraud buyers.

As of September 2025, approximately 60% of property transactions in popular expat areas like Phuket and Samui involve unlicensed agents, making verification particularly important in these markets.

Have you confirmed utilities are officially connected and billed in the owner's name?

Official utility connections in the legal owner's name confirm legitimate ownership and proper property setup.

Electricity accounts should be registered with the Provincial Electricity Authority (PEA) or Metropolitan Electricity Authority (MEA) in the current owner's legal name. Request to see recent electricity bills and verify the account holder matches the title deed owner information.

Water supply should be connected through the local municipal water authority or private water company with bills issued in the owner's name. Some properties rely on well water, which requires permits from the Department of Groundwater Resources and regular water quality testing.

Internet and telephone services should also be registered in the owner's name through providers like AIS, True, or TOT. Shared or informal utility connections often indicate legal problems with the property or unauthorized occupancy.

Properties without proper utility connections in the owner's name may face service disconnection, expensive connection fees, or legal complications during ownership transfer.

Are you prepared to pay only through a Thai bank account to maintain a legal money trail?

All property payments in Thailand must be made through official Thai banking channels to comply with foreign exchange regulations and maintain legal money trails.

1. Open a Thai bank account in your name: Major banks like Bangkok Bank, Kasikornbank, and Siam Commercial Bank offer accounts for foreign property buyers with proper documentation.
2. Wire transfer funds through SWIFT system: International transfers must include specific purpose codes for property purchase and comply with Bank of Thailand foreign exchange regulations.
3. Obtain Foreign Exchange Transaction Form (FET): This document proves legal source of funds for property purchase and is required for condominium ownership registration.
4. Never make cash payments or transfers to overseas accounts: Cash transactions over 2 million Thai baht are prohibited and transfers to foreign accounts cannot be used for property registration.
5. Keep all banking records and receipts: Thai authorities require complete financial documentation for property registration and future tax reporting requirements.

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. Thai Laws - Title Search in Thailand
2. Thailand Law Online - Due Diligence in Thailand
3. Genie Property - Thailand Land Title Deeds
4. RE/MAX Thailand - Verify Buyers Sellers Identity
5. Thailand Law Online - Lawyer Property Purchase Checklist
6. Siam Legal - Thailand Title Deeds
7. Thailand Law Online - Title Deeds in Thailand
8. Samui For Sale - Thailand Land Title Deeds