Selling your condominium in Thailand
Selling a foreign-owned condominium requires juristic person approval, buyer Foreign Exchange Transaction remittance, and seller-side withholding and specific business tax calculations. The foreign quota slot you occupy typically passes to the next qualifying foreign buyer at Land Office transfer.
At Thai Visa Centre in Bangkok, we help expat sellers coordinate immigration, banking, and lawyer referrals through completion. This guide covers condo-specific resale steps. See our selling property guide and property hub.
No CAM arrears and transfer form before Land Office appointment.
Purchaser remits abroad and obtains FET for foreign freehold registration.
Withholding tax calculated on registered sale value.
Foreign register updated when sale completes to new foreign owner.
Documents for condo resale
Buyer lawyer and juristic person request these before scheduling Land Office transfer.
| Document | Purpose |
|---|---|
| Unit title deed | Original chanote or condo unit deed presented at registrar |
| Foreign Exchange Transaction | Proves lawful foreign purchase history for buyer review |
| Juristic clearance letter | Confirms no CAM arrears and consent to transfer |
| Passport and visa | Seller identity and lawful stay for signing |
| Mortgage discharge | Bank release if unit was financed |
Foreign vs Thai buyer differences
Buyer nationality changes quota and FET requirements at Department of Lands transfer.
| Buyer type | Condo resale note |
|---|---|
| Foreign buyer | Must qualify for foreign quota and provide new FET remittance |
| Thai buyer | No FET required; foreign quota slot typically freed for next foreigner |
| Mixed Thai-foreign couple | Quota and FET apply to foreign share only |
| Corporate buyer | Separate rules; lawyer confirms permitted ownership structure |
Condo resale workflow
Foreign-owned resale adds juristic foreign register update and buyer FET verification versus Thai buyer sales.
Obtain juristic clearance
Pay CAM arrears and request transfer consent form from juristic person.
Prepare title and FET file
Original deed and purchase FET available for buyer due diligence.
Negotiate SPA
Agree price, deposit, completion, and tax/fee split with buyer.
Cooperate on quota check
Juristic person confirms buyer qualifies for foreign slot if applicable.
Discharge mortgage
Bank releases encumbrance before Land Office appointment.
Complete transfer
Attend registrar, pay seller taxes, deliver deed to buyer.
Seller tax on condo sale
Model withholding tax and specific business tax before accepting an offer. Short ownership periods increase seller tax.
- Withholding tax calculated on registered sale value at transfer
- Specific business tax if owned under five years unless exempt
- Stamp duty applies when business tax does not
- Transfer fee negotiable in SPA
- Accountant reconciles withholding against annual personal return
Buyer FET verification
Foreign buyers must remit purchase funds from abroad and obtain a new FET. Your original FET supports your ownership history only. See our transfer tax guide for general seller tax context.
Common mistakes foreigners make
Foreign condo sellers delay completion when these items are overlooked.
- Listing without confirming juristic person transfer form timeline.
- Missing original FET from purchase, slowing buyer diligence.
- Assuming buyer agent handles seller tax calculation without lawyer.
- Accepting deposit before buyer quota confirmation in writing.
- Letting visa lapse before Land Office appointment date.
Frequently asked questions
General answers on selling a foreign-owned Thai condominium. Retain seller-side lawyer and accountant.
Q:Does this replace a property lawyer?
A:No. This guide orients sellers on quota transfer and juristic consent. Your lawyer handles SPA, tax schedule, mortgage discharge, and Land Office attendance before you accept buyer deposit.
Q:Must buyer be foreign to buy my foreign slot?
A:Your foreign quota slot transfers to the next foreign freehold buyer at Land Department registration. Thai buyers can purchase without using foreign quota, which may leave quota unchanged depending on building records.
Q:What taxes do I pay as seller?
A:Seller may owe withholding tax, specific business tax if held under five years, and negotiated share of transfer fee. Lawyer calculates levies from registered and assessed values before you agree net price with buyer.
Q:How long does condo resale take?
A:Clean Bangkok or resort city resales with motivated buyer often close in four to eight weeks from accepted SPA. Mortgage discharge, probate, or missing juristic documents extend the timeline.
Q:Can I sell if CAM fees are unpaid?
A:Juristic person usually blocks transfer consent until common area maintenance and sinking fund are current. Settle arrears or hold escrow for buyer protection before marketing the unit.
Q:Do I need original FET?
A:Buyer needs FET path for foreign freehold. Seller should provide copy of original purchase FET and title to help buyer lawyer verify chain. Keep records from your own purchase.
Q:Can I repatriate sale proceeds?
A:Repatriation follows Bank of Thailand rules on inward and outward remittance documentation. Thai bank and lawyer advise on Form Thor Tor 3 and supporting transfer records after Land Office sale.
Q:Who updates foreign register?
A:Juristic person updates foreign ownership register after Land Department registers the new buyer. Your lawyer confirms update as part of transfer completion checklist.