Transfer of property in Thailand
Ownership changes only when transfer registers at the Department of Lands. Signing a sale contract alone does not make you owner. Transfer day is where title moves from seller to buyer and government fees are settled.
At Thai Visa Centre in Bangkok, we help expats align immigration, banking, and property plans. This guide covers Land Office workflow, foreign buyer documents, taxes, and post-transfer steps. See our property hub for the full ownership overview.
Department of Lands registers ownership changes nationwide.
Most transfers complete same day when documents and quota are clear.
Taxes often calculated on the higher of contract price or official appraisal.
Foreign Exchange Transaction Form proves inward remittance for quota units.
Transfer day workflow
Your property lawyer prepares documents, calculates fees, and attends the Department of Lands counter with you or under power of attorney. The steps below run sequentially on transfer day.
Meet at Land Office
Buyer, seller, or lawyers with valid powers of attorney attend the provincial Land Office that holds the title deed.
Official appraisal calculated
Land Office sets an appraisal value. Transfer fee, stamp duty, withholding tax, and specific business tax apply as relevant.
Pay fees and taxes
Parties pay government charges at the counter. Your lawyer calculates totals in advance so you bring sufficient funds.
Sign transfer forms
Tor Dor 21 and related Land Office forms are signed. Lawyer verifies every field before you sign.
New title issued
Registered ownership changes to buyer name, or lease rights are recorded on the title deed.
Review our Land Department registration checklist before scheduling transfer day.
Documents for foreign condo buyers
Missing any item below typically stops same-day registration. Confirm the full packet with your lawyer at least one week before transfer.
| Document | Purpose |
|---|---|
| Passport | Original passport matching the name on FET form and sale contract. |
| FET form | Foreign exchange transaction form proving inward remittance for condo foreign quota purchase. |
| Foreign quota certificate | Juristic person letter confirming unit sits within the 49% foreign ownership quota. |
| Sale and purchase agreement | Signed SPA and prior reservation documents supporting the transfer price. |
| Land Office forms | Tor Dor 21 and related forms prepared by your property lawyer before transfer day. |
FET form requirements are covered in our money transfer guide.
Transfer fees and taxes
The Revenue Department collects transfer-related charges at the counter. Your lawyer provides a pre-transfer estimate so you carry sufficient cashier cheques or cash.
| Charge | Rate | Notes |
|---|---|---|
| Transfer fee | 2% of appraised value | Typically split between buyer and seller per contract custom. |
| Stamp duty | 0.5% | Applies when specific business tax does not apply. |
| Withholding tax | Varies | Seller income tax based on appraised value and ownership period. |
| Specific business tax | 3.3% | Applies if seller owned less than five years, subject to exemptions. |
Who attends transfer day
Buyer and seller typically appear in person at the provincial Land Office. Power of attorney is allowed when notarised and translated per local office practice. Most foreign buyers instruct a property lawyer to attend and verify documents at the counter.
Before transfer day: Confirm seller mortgage discharge, foreign quota availability, and FET form accuracy. These three items cause most transfer-day failures for foreign condo buyers.
After transfer
Registration at Land Office is not the end of the process. Building management, utilities, and estate planning require separate steps within the first weeks after you receive your title deed.
- Update juristic person register for condominium units with building management.
- Set up utilities, common area maintenance payments, and building access credentials.
- File TM30 if a landlord registers you as tenant at the property address.
- Draft a Thai will covering the asset. Foreign wills are not automatically recognised.
- Store original title deed and transfer receipts in secure storage.
Partial payment before full transfer? Review our escrows in Thailand guide for lawyer trust arrangements that protect both buyer and seller.
Common mistakes
Expat buyers and long-stay residents encounter these errors when transferring property at Land Office. Verify your facts with licensed counsel before signing or paying a deposit.
- Arriving at Land Office without juristic person foreign quota letter for condo transfer
- Under-declaring registered value to save transfer fee triggering Revenue Department reassessment
- Missing FET form matching buyer name and remittance date for foreign freehold
- Assuming seller paid all transfer taxes without fee schedule confirmed in SPA
- Skipping final walk-through and vacant possession check before last payment tranche
Frequently asked questions
General answers for expats completing property transfer in Thailand. This is orientation, not legal or tax advice for your specific transaction.
Q:How long does property transfer take at Land Office?
Same day when documents, foreign quota, and FET form are complete. Delays come from missing FET, quota certificate issues, or unpaid seller mortgages that must discharge first.
Q:Can transfer happen before full payment to the seller?
Possible with escrow-style lawyer trust arrangements where funds release only after registration completes. See our escrows in Thailand guide.
Q:What if official appraisal exceeds the contract price?
Taxes are often calculated on the higher of contract price or Land Office appraisal value. Budget for appraisal above your negotiated price.
Q:Must buyer and seller appear in person?
Typically yes, but notarised power of attorney allows lawyer attendance if local office practice accepts it. Confirm requirements with your lawyer before transfer day.
Q:Does signing a sale contract make me the owner?
No. Ownership changes only when transfer registers at the Department of Lands. A signed contract creates contractual rights, not registered title.
Q:What documents does a foreign condo buyer need on transfer day?
Passport, FET form, foreign quota certificate from juristic person, sale and purchase agreement, and Land Office forms prepared by your lawyer.
Q:Who calculates transfer fees and taxes?
Your property lawyer calculates expected fees before transfer day. Land Office confirms official appraisal and final tax amounts at the counter.
Q:What happens if the seller has an outstanding mortgage?
Mortgage must discharge before or simultaneously with transfer. Your lawyer confirms payoff amount and obtains discharge documentation from the lender.