Selling property in Thailand
Selling a condo, leasehold, or house in Thailand triggers Land Office transfer, seller-side taxes, and foreign-quota slot release. Plan six to twelve weeks from listing to registered sale depending on buyer finance and juristic clearance.
At Thai Visa Centre in Bangkok, we help expat sellers align immigration status, banking, and lawyer referrals for completion. This guide covers listing prep, taxes, and transfer. See our transfer tax guide and property hub.
From listing to registered transfer depending on buyer and clearance.
Withholding tax and possible specific business tax at Land Office.
Foreign-owned condo sale typically releases quota for next foreign buyer.
Transfer registers at Department of Lands on completion day.
Before you list
Buyers and Land Office reject incomplete seller files. Prepare documents before marketing the property.
| Task | Purpose |
|---|---|
| Locate title deed and FET | Buyer due diligence and foreign condo registration history |
| Clear CAM arrears | Juristic person certificate required for transfer |
| Mortgage discharge | Bank release before registrar will transfer clean title |
| Passport and visa valid | Practical requirement to attend Land Office and sign SPA |
| Tax planning | Ownership period affects specific business tax exposure |
Seller tax obligations at transfer
Land Office collects seller taxes on completion day. Model totals before accepting an offer. Rules published by Department of Lands and Revenue Department.
| Tax or fee | Notes |
|---|---|
| Withholding tax | Individual seller progressive calculation at transfer |
| Specific business tax | 3.3% if owned under five years with exemptions available |
| Stamp duty | 0.5% if specific business tax does not apply |
| Transfer fee | Usually shared between buyer and seller per SPA negotiation |
Sale workflow overview
Seller-side lawyer prepares draft SPA, coordinates discharge, and attends Land Office with you.
Prepare seller file
Title deed, FET, juristic clearance, and identity documents ready.
List with realistic pricing
Factor seller taxes and discharge costs into net proceeds target.
Negotiate SPA terms
Completion date, deposit, fee split, and buyer finance conditions.
Buyer due diligence
Cooperate with quota check and buyer lawyer requests.
Discharge and clearances
Mortgage released and juristic person transfer form issued.
Land Office transfer
Sign transfer, pay seller taxes, hand over title to buyer.
Foreign quota on resale
When a foreigner sells a registered condominium, the foreign quota slot typically becomes available for the next foreign purchaser.
- Juristic person updates foreign register at transfer
- Buyer must qualify for foreign quota independently
- FET not required for Thai buyer purchasing your foreign slot
- Leasehold sale assigns registered lease per contract terms
- Repatriation of proceeds follows Bank of Thailand rules for foreign sellers
Fix visa before transfer
You need lawful stay to practicalise Land Office attendance and banking. Resolve immigration before completion. See our selling your condominium guide for condo-specific resale steps.
Common mistakes foreigners make
Expat sellers often lose time or money on these predictable errors.
- Listing before mortgage discharge timeline is confirmed.
- Ignoring common area fee arrears that block juristic clearance.
- Accepting offer without modelling seller tax on short ownership period.
- Marketing while visa expired and unable to attend Land Office.
- Handing original title deed to agent without receipt or lawyer custody.
Frequently asked questions
General answers for expats selling property in Thailand. Retain a lawyer and accountant for your sale.
Q:Can I sell if my visa expired?
A:Valid passport and title documents matter at Land Office, not current visa stamp. You may need to enter Thailand or use power of attorney for transfer. Immigration overstay should be cleared separately before travel.
Q:Do I repatriate proceeds abroad?
A:Repatriation follows Bank of Thailand outward remittance rules with documentation from sale and original FET chain. Thai bank and lawyer advise on Thor Tor 3 and supporting Land Office records after registration.
Q:What about capital gains tax?
A:Thailand taxes seller income components through withholding and specific business tax rather than classic capital gains label. Lawyer calculates seller levies from registered value, assessed value, and holding period before you accept offer.
Q:Who pays transfer fee?
A:Two percent transfer fee allocation is negotiated in SPA. Common split is fifty-fifty but not mandatory. Confirm buyer and seller shares before signing listing agreement with agent.
Q:How long does sale take?
A:Clean Bangkok condo resales with motivated buyer often close in four to eight weeks from accepted offer. Mortgage discharge, probate, or quota delays extend timeline.
Q:Must I use a seller lawyer?
A:Independent seller counsel protects you on SPA, tax liability, and deposit release conditions. Buyer lawyer does not represent seller interests on net price or withholding obligations.
Q:Does sale free my foreign quota slot?
A:When you sell to another foreigner, your quota slot transfers to buyer at Land Department registration. Thai buyer purchase may not free foreign quota if building is at cap depending on juristic records.
Q:Can I sell leasehold villa interest?
A:Leasehold assignment requires registered consent and SPA review. Buyer inherits remaining lease term only. Structure rights and land title remain Thai-owned throughout assignment.