Thailand condo resale
Resale condos need encumbrance checks, juristic transfer fees, and seller tax clearance. The process is often more complex than buying from a developer because history, arrears, and individual seller motives vary.
Use our property hub alongside the condo buying guide for end-to-end buyer workflow.
Mortgages and liens must clear or be assumed knowingly before transfer.
Outstanding common area fees may follow unit unless cleared at transfer.
Withholding and specific business tax depend on seller hold period.
Confirm unit still within 49% foreign quota even if prior owner was foreign.
Resale vs developer purchase
Foreign buyers should expect extra diligence on resale units compared with primary developer sales.
| Review item | Why it matters on resale |
|---|---|
| Title search | Verify seller ownership and no blocking encumbrance unless agreed assumption |
| Quota letter | Fresh certificate from juristic person for your foreign purchase |
| FET remittance | New inward remittance and FET form in buyer name even on resale |
| Juristic transfer | Building rules, fees, and interview before Land Office day |
| Physical inspection | Defects and renovation quality unlike new developer warranty |
Resale purchase workflow
Follow this sequence from shortlist to registered title. The Department of Lands and juristic person both review transfer documents.
Shortlist resale units
Compare CAM, floor, view, and liquidity in target building.
Order title and encumbrance search
Lawyer confirms clean title or documents existing mortgage payoff plan.
Verify quota and juristic rules
Obtain foreign ownership certificate and transfer fee schedule from juristic person.
Inspect unit and CAM records
Check arrears, renovation permits, and leak or defect history.
Negotiate tax split
Seller hold period affects specific business tax; reflect in net price negotiation.
Complete juristic and Land Office transfer
Pay taxes, FET verified, new title issued in buyer name.
Resale due diligence checklist
Confirm each item with your lawyer before paying resale deposit.
- Updated unit title deed matches seller ID and SPA
- Mortgage discharge letter or payoff at transfer if unit encumbered
- Juristic person clearance letter showing no CAM arrears
- FET form amount matches registered purchase price
- Building rules allow intended use including rental if planned
- Seller tax calculations documented before final price agreement
Property hub
Browse our 0 for ownership paths, taxes, and city guides for expat buyers.
Resale transfer costs
Seller tax position affects negotiable price. Revenue Department rules apply to withholding and specific business tax.
| Cost | Resale note |
|---|---|
| Transfer fee | ~2% of assessed value; buyer-seller split per SPA |
| Withholding tax | Seller progressive or corporate withholding on appraised value |
| Specific business tax | 3.3% if seller owned less than five years typically |
| Juristic transfer fee | Building-specific charge on ownership change at juristic person |
| Lawyer diligence | Title search, SPA review, and transfer attendance recommended |
Ask counsel registered with the 0 to review your transaction before you wire a deposit.
Common resale mistakes
Resale disputes often involve arrears, encumbrances, or tax surprises visible in early diligence if you look.
- Paying deposit before title search on resale seller
- Ignoring CAM arrears that juristic person collects from new owner
- Assuming prior owner FET form satisfies buyer registration requirement
- Skipping physical inspection because unit looks fine in photos
- Not re-verifying foreign quota when buying from foreign seller
Frequently asked questions
General answers for expats buying or holding property in Thailand. This is orientation, not legal advice for your specific transaction.
Q:Is resale harder than new condo?
A:Often yes. Seller taxes, encumbrances, CAM history, and renovation quality add variables developer sales avoid.
Q:Do I need new FET form on resale?
A:Yes. Buyer needs inward remittance and FET in buyer name for foreign freehold registration.
Q:Who pays transfer taxes?
A:Negotiated in SPA. Statute assigns default splits but parties commonly contract otherwise.
Q:What if seller has mortgage?
A:Mortgage must discharge at transfer or buyer assumes with bank approval, rare for foreigners.
Q:Can I check CAM arrears?
A:Request juristic person statement before deposit. Arrears may block transfer or pass to buyer.
Q:How long does resale transfer take?
A:Several weeks from SPA to Land Office if documents ready. Delays common if mortgage or tax clearance slow.
Q:Should I use same agent as seller?
A:Agent represents transaction speed. Hire independent lawyer for title and SPA review.
Q:Does resale affect foreign quota?
A:Unit must still be within 49% foreign quota. Juristic person confirms for each new foreign buyer.