How it works
From the offer to the keys, and exactly who pays what at the Land Office.
Buying
- 1
Offer
Through Headland, in writing, subject to the checks below.
- 2
Reservation deposit
Typically ฿100,000–200,000, holding the unit and freezing the price while due diligence runs. Held by your lawyer, not by Headland.
- 3
Due diligence (1–3 weeks)
Chanote title search at the Land Office; the foreign quota confirmed in writing by the juristic person; checks for mortgages, liens and unpaid common fees; for a house, the building permit and the plot check.
- 4
Sale and purchase agreement
Balance of a first payment (often to 25–30%), completion date set.
- 5
Transfer day
Buyer, seller and Marcus at the Land Office. Funds by cashier’s cheque, the FET form presented, taxes and fees paid at the counter, the new title deed issued the same morning.
The closing-cost split
Charged at the Land Office on the day, on the appraised value or the actual price, whichever is higher.
| Cost | Rate | Who pays |
|---|---|---|
| Transfer fee | 2% of appraised value | Split 50 / 50, buyer and seller |
| Specific Business Tax (SBT) | 3.3% — if the seller has owned < 5 years | Seller |
| Stamp duty | 0.5% — applies only when SBT does not | Seller |
| Withholding tax | Individual seller: progressive, ~1–3% in practice. Company: 1% flat | Seller |
This is the split we negotiate to unless a listing says otherwise. It is the Pattaya norm. Some sellers insist on 50/50 of everything; we tell you before you offer.
Worked example — a ฿3,400,000 condo
Appraised value ฿2,800,000. Individual seller, owned 6 years.
| Transfer fee, 2% of ฿2,800,000 = ฿56,000, split | ฿28,000 | buyer |
| Transfer fee, other half | ฿28,000 | seller |
| SBT | — | owned > 5 years |
| Stamp duty, 0.5% of ฿2,800,000 | ฿14,000 | seller |
| Withholding tax (6 years, individual) | ≈ ฿74,000 | seller |
| Buyer, on the day | ≈ ฿28,000 | — |
| Plus: sinking-fund transfer / first common fee (building-dependent) | ฿5,000–35,000 | buyer |
Budget roughly 1–2% of the price as a buyer on a resale condo, on top of the price. Marcus calculates the exact figure before you sign.
Renting
- Standard term 12 months. Deposit 2 months, plus 1 month in advance ("2 + 1").
- Headland checks: the landlord is the registered owner or has written authority; the common fees are paid up; the inventory and meter readings are recorded at handover.
- Electricity is usually billed by the building. Some buildings charge a commercial rate (~฿7/unit) rather than the state rate (~฿4). Every rental listing says which.
- One month's rent for a 12-month lease, paid by the landlord.
What we’re paid
- Resale sale
- 3% of the sale price, paid by the seller.
- One-year let
- One month's rent for a 12-month lease, paid by the landlord.
This site is guidance, not legal advice. Your lawyer signs off before you do.
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