Reviewed by Wichuda Atthamethakon, LL.M., Thai Bar Licence 3149/2556, for ThaiLawOnline, a Thai law firm acting for foreigners since 2006.
Update log
- 4 November 2026: Added the statute box with Thai, English and French text and checked the page against the official text
Short answer: a Title Deed Check costs 4,900 THB and takes 3 business days; the full Condominium Package is 19,900 THB. When buying a resale condo in Thailand, the one thing that matters most is that nobody stands between you and the seller: no developer, no standard-form contract, and nobody checks the deed unless you have it checked.
Table of Contents
Why a resale condo is not an off-plan purchase
When you buy off-plan, section 6/2 of the Condominium Act B.E. 2522 requires the developer to use the standard-form sale contract, and a clause that departs from it in the developer’s favour is unenforceable. None of that applies to a resale. The seller is a private person, Thai or foreign, the contract is whatever the two of you sign, and there is no developer to go back to if the unit turns out to be mortgaged, attached by a court, or registered in somebody else’s name. The Land Office registers the transfer if the papers are in order on the day; it does not tell you whether you paid for a problem. Buying a resale condo in Thailand is a document exercise first and a negotiation second.
The seller’s quota status decides whether you can own the unit
Section 19 of the Act lists who may own a unit as a foreigner; section 19 bis caps foreign ownership at 49% of the combined area of all units. In a resale, the answer depends on who holds the unit now.
- The seller is a foreigner. The unit is already counted inside the foreign 49% and stays there if it is re-registered to another foreigner. The Land Office will still ask for the juristic person’s quota letter on transfer day.
- The seller is Thai. The unit sits in the Thai 51%, and moving it to you requires free space in the foreign quota. If the building is already at 49%, the transfer cannot be registered, whatever the contract says. Get the percentage from the juristic person in writing and have it checked against the Land Office record; the two do not always agree. See what happens when the foreign quota is full.
In both cases you bring your own proof of foreign remittance under section 19 ter; the seller’s old FET form does not transfer to you.
The law behind this page
English
Section 19 bis Condominium Act B.E. 2522
Full text
In each condominium, the units held in ownership by the aliens or juristic persons specified in section 19 must not, taken together, exceed 49 percent of the area of all the units in that condominium at the time the application to register the condominium under section 6 is made.
ThaiLawOnline translation
Section 19 ter Condominium Act B.E. 2522
Full text
On a transfer of ownership of a condominium unit to an alien or juristic person specified in section 19, the applicant for the transfer shall notify the competent official of the names of the aliens or juristic persons specified in section 19, together with the proportion of unit area that those aliens or juristic persons already hold in ownership, and the alien or juristic person applying to receive the transfer shall also produce the following evidence to the competent official: (1) an alien specified in section 19 (1) must produce evidence of having been permitted to reside in the Kingdom under the law on immigration; (2) an alien specified in section 19 (2) must produce evidence of having been permitted to enter the Kingdom under the law on investment promotion; (3) a juristic person specified in section 19 (3) must produce evidence of registration as a juristic person under Thai law; (4) a juristic person specified in section 19 (4) must produce evidence of having received an investment promotion certificate under the law on investment promotion; (5) an alien or juristic person under section 19 (5) must produce evidence of bringing foreign currency into the Kingdom, or evidence of withdrawing money from a baht account of a person residing outside the country or from a foreign currency deposit account, in an amount not less than the price of the unit to be purchased.
ThaiLawOnline translation
Section 19 Condominium Act B.E. 2522
Full text
Aliens and juristic persons deemed by law to be aliens may hold ownership of condominium units if they are the following aliens and juristic persons: (1) an alien permitted to reside in the Kingdom under the law on immigration; (2) an alien permitted to enter the Kingdom under the law on investment promotion; (3) a juristic person specified in sections 97 and 98 of the Land Code that is registered as a juristic person under Thai law; (4) a juristic person that is an alien under Announcement of the Revolutionary Council No. 281 dated 24 November B.E. 2515 and has received an investment promotion certificate under the law on investment promotion; (5) an alien, or a juristic person deemed by law to be an alien, who brings foreign currency into the Kingdom, or withdraws money from a baht account of a person residing outside the country, or withdraws money from a foreign currency deposit account.
ThaiLawOnline translation
Section 29 Condominium Act B.E. 2522
Full text
A person wishing to register rights and juristic acts concerning a condominium unit under this Act shall bring the condominium unit title deed for registration with the competent official. Where registration of rights and juristic acts transferring ownership of a condominium unit is applied for, the competent official may accept the registration only when the unit is free of debts arising from the expenses under section 18, and a most recent certificate of debt clearance from the condominium juristic person must be produced. The manager must issue the certificate of debt clearance under paragraph 2 to the co-owner within 15 days from the date of receiving the request and the co-owner having paid the debts arising from the expenses under section 18 in full. Paragraph 2 does not apply to registration of rights and juristic acts transferring ownership of a condominium unit before the condominium juristic person is registered.
ThaiLawOnline translation
Section 18 Condominium Act B.E. 2522
Full text
The co-owners shall jointly bear taxes and duties in proportion to each co-owner's share of ownership in the common property under section 14. The co-owners shall jointly bear the expenses arising from the provision of common services and from the tools, appliances and facilities provided for common use or benefit, and the expenses arising from the maintenance and operation of the common property, in proportion to each co-owner's share of ownership in the common property under section 14 or in proportion to the benefit attaching to the condominium unit, as prescribed in the regulations. The owner of the land and building under section 6 shall be a co-owner in respect of condominium units whose ownership has not yet been transferred to any person, and shall also bear the expenses under paragraph one and paragraph two for such condominium units.
ThaiLawOnline translation
Section 456
A sale of immovable property is void unless made in writing and registered with the competent official (for land, the Land Office). The same applies to vessels of five tons and over, to floating houses and to beasts of burden.
Full text
A sale of immovable property is void unless it is made in writing and registered with the competent official. This rule also applies to the sale of vessels of five tons or more, and to the sale of floating houses and beasts of burden. An agreement to sell or to buy, or a promise in respect of a sale or purchase, of any property mentioned in paragraph one cannot be enforced by action unless there is written evidence of some kind signed by the party liable, or earnest has been given, or there has been part performance. The provisions of the preceding paragraph also apply to a contract of sale of movable property where the agreed price is twenty thousand baht or more.
ThaiLawOnline translation
Section 377
Earnest money, function and forfeiture.
Full text
If, on entering into a contract, something is given as earnest, the giving of earnest is deemed to be evidence that the contract has been concluded. The earnest also serves as security for the performance of the contract.
ThaiLawOnline translation
Section 378
Full text
Unless otherwise agreed, earnest shall be dealt with as follows: (1) it shall be returned, or applied as part payment, upon performance; (2) it shall be forfeited if the party who gave the earnest fails to perform, or if performance becomes impossible owing to a circumstance for which that party is responsible, or if the contract is rescinded through the fault of that party; (3) it shall be returned if the party who received the earnest fails to perform, or if performance becomes impossible owing to a circumstance for which that party is responsible.
ThaiLawOnline translation
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āļĄāļēāļāļĢāļē 19 āļāļĢāļĩ āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
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āļĄāļēāļāļĢāļē 19 āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļāļāđāļēāļāļāđāļēāļ§āđāļĨāļ°āļāļīāļāļīāļāļļāļāļāļĨāļāļķāđāļāļāļāļŦāļĄāļēāļĒāļāļ·āļāļ§āđāļēāđāļāđāļāļāļāļāđāļēāļāļāđāļēāļ§ āļāļēāļāļāļ·āļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļāđāļāđ āļāđāļēāđāļāđāļāļāļāļāđāļēāļāļāđāļēāļ§āđāļĨāļ°āļāļīāļāļīāļāļļāļāļāļĨāļāļąāļāļāđāļāđāļāļāļĩāđ (āđ) āļāļāļāđāļēāļāļāđāļēāļ§āļāļķāđāļāđāļāđāļĢāļąāļāļāļāļļāļāļēāļāđāļŦāđāļĄāļĩāļāļīāđāļāļāļĩāđāļāļĒāļđāđāđāļāļĢāļēāļāļāļēāļāļēāļāļąāļāļĢāļāļēāļĄāļāļāļŦāļĄāļēāļĒāļ§āđāļēāļāđāļ§āļĒāļāļāđāļāđāļēāđāļĄāļ·āļāļ (āđ) āļāļāļāđāļēāļāļāđāļēāļ§āļāļķāđāļāđāļāđāļĢāļąāļāļāļāļļāļāļēāļāđāļŦāđāđāļāđāļēāļĄāļēāđāļāļĢāļēāļāļāļēāļāļēāļāļąāļāļĢāļāļēāļĄāļāļāļŦāļĄāļēāļĒāļ§āđāļēāļāđāļ§āļĒāļāļēāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļ (āđ) āļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļĩāđāļāļģāļŦāļāļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ āđāļĨāļ°āļĄāļēāļāļĢāļē āđāđ āđāļŦāđāļāļāļĢāļ°āļĄāļ§āļĨāļāļāļŦāļĄāļēāļĒāļāļĩāđāļāļīāļ āļāļķāđāļāļāļāļāļ°āđāļāļĩāļĒāļāđāļāđāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļāļŦāļĄāļēāļĒāđāļāļĒ (āđ) āļāļīāļāļīāļāļļāļāļāļĨāļāļķāđāļāđāļāđāļāļāļāļāđāļēāļāļāđāļēāļ§āļāļēāļĄāļāļĢāļ°āļāļēāļĻāļāļāļāļāļāļ°āļāļāļīāļ§āļąāļāļī āļāļāļąāļāļāļĩāđ āđāđāđ āļĨāļāļ§āļąāļāļāļĩāđ āđāđ āļāļĪāļĻāļāļīāļāļēāļĒāļ āļ.āļĻ. āđāđāđāđ āđāļĨāļ°āđāļāđāļĢāļąāļāļāļąāļāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļāļāļēāļĄāļāļāļŦāļĄāļēāļĒāļ§āđāļēāļāđāļ§āļĒāļāļēāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļ (āđ) āļāļāļāđāļēāļāļāđāļēāļ§āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļĩāđāļāļāļŦāļĄāļēāļĒāļāļ·āļāļ§āđāļēāđāļāđāļāļāļāļāđāļēāļāļāđāļēāļ§āļāļķāđāļāļāļģāđāļāļīāļāļāļĢāļēāļāđāļēāļāļāļĢāļ°āđāļāļĻāđāļāđāļēāļĄāļēāđāļāļĢāļēāļāļāļēāļāļēāļāļąāļāļĢāļŦāļĢāļ·āļāļāļāļāđāļāļīāļāļāļēāļāļāļąāļāļāļĩāđāļāļīāļāļāļēāļāļāļāļāļāļļāļāļāļĨāļāļĩāđāļĄāļĩāļāļīāđāļāļāļĩāđāļāļĒāļđāđāļāļāļāļāļĢāļ°āđāļāļĻāļŦāļĢāļ·āļāļāļāļāđāļāļīāļāļāļēāļāļāļąāļāļāļĩāđāļāļīāļāļāļēāļāđāļāļīāļāļāļĢāļēāļāđāļēāļāļāļĢāļ°āđāļāļĻ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 29 āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļđāđāđāļāļāļĢāļ°āļŠāļāļāđāļāļ°āļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāļĩāđāļĒāļ§āļāļąāļāļŦāđāļāļāļāļļāļāļāļēāļĄāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ āđāļŦāđāļāļģāļŦāļāļąāļāļŠāļ·āļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļŦāđāļāļāļāļļāļāļĄāļēāļāļāļāļ°āđāļāļĩāļĒāļāļāđāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđ āđāļāļāļĢāļāļĩāļāļĩāđāļāļāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļ āļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāļāļ°āļĢāļąāļāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāđāđāļĄāļ·āđāļāļŦāđāļāļāļāļļāļāļāļąāļāļāļĨāđāļēāļ§āļāļĨāļāļāļāļēāļāļŦāļāļĩāđāļāļąāļāđāļāļīāļāļāļēāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āđāļāļĒāļāđāļāļāļĄāļĩāļŦāļāļąāļāļŠāļ·āļāļĢāļąāļāļĢāļāļāļāļēāļĢāļāļĨāļāļāļŦāļāļĩāđāļāļĢāļēāļ§āļāļĩāđāļŠāļļāļāļāļēāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļāļĄāļēāđāļŠāļāļ āļāļđāđāļāļąāļāļāļēāļĢāļāđāļāļāļāļģāđāļāļīāļāļāļēāļĢāļāļāļāļŦāļāļąāļāļŠāļ·āļāļĢāļąāļāļĢāļāļāļāļēāļĢāļāļĨāļāļāļŦāļāļĩāđāļāļēāļĄāļ§āļĢāļĢāļāļŠāļāļāđāļŦāđāđāļāđāđāļāđāļēāļāļāļāļĢāđāļ§āļĄāļ āļēāļĒāđāļāļŠāļīāļāļŦāđāļēāļ§āļąāļāļāļąāļāđāļāđāļ§āļąāļāļāļĩāđāđāļāđāļĢāļąāļāļāļģāļĢāđāļāļāļāļāđāļĨāļ°āđāļāđāļēāļāļāļāļĢāđāļ§āļĄāđāļāđāļāļģāļĢāļ°āļŦāļāļĩāđāļāļąāļāđāļāļīāļāļāļēāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļāļĢāļāļāđāļ§āļāđāļĨāđāļ§ āļāļ§āļēāļĄāđāļāļ§āļĢāļĢāļāļŠāļāļāļĄāļīāđāļŦāđāđāļāđāļāļąāļāļāļąāļāđāļāđāļāļĢāļāļĩāļāļēāļĢāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļāļāđāļāļāļāļāļāļ°āđāļāļĩāļĒāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 18 āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āđāļāđāļēāļāļāļāļĢāđāļ§āļĄāļāđāļāļāļĢāđāļ§āļĄāļāļąāļāļāļāļāļāđāļēāļ āļēāļĐāļĩāļāļēāļāļĢāļāļēāļĄāļāļąāļāļĢāļēāļŠāđāļ§āļāļāļĩāđāđāļāđāļēāļāļāļāļĢāđāļ§āļĄāđāļāđāļĨāļ°āļāļāļĄāļĩāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļĨāļēāļāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āđāļāđāļēāļāļāļāļĢāđāļ§āļĄāļāđāļāļāļĢāđāļ§āļĄāļāļąāļāļāļāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļĩāđāđāļāļīāļāļāļēāļāļāļēāļĢāđāļŦāđāļāļĢāļīāļāļēāļĢāļŠāđāļ§āļāļĢāļ§āļĄāđāļĨāļ°āļāļĩāđāđāļāļīāļāļāļēāļāđāļāļĢāļ·āđāļāļāļĄāļ·āļ āđāļāļĢāļ·āđāļāļāđāļāđ āļāļĨāļāļāļāļāļŠāļīāđāļāļāļģāļāļ§āļĒāļāļ§āļēāļĄāļŠāļ°āļāļ§āļāļāļĩāđāļĄāļĩāđāļ§āđāđāļāļ·āđāļāđāļāđāļŦāļĢāļ·āļāđāļāļ·āđāļāļāļĢāļ°āđāļĒāļāļāđāļĢāđāļ§āļĄāļāļąāļ āđāļĨāļ°āļāđāļēāđāļāđāļāđāļēāļĒāļāļĩāđāđāļāļīāļāļāļēāļāļāļēāļĢāļāļđāđāļĨāļĢāļąāļāļĐāļēāđāļĨāļ°āļāļēāļĢāļāļģāđāļāļīāļāļāļēāļĢāđāļāļĩāđāļĒāļ§āļāļąāļāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļĨāļēāļ āļāļēāļĄāļāļąāļāļĢāļēāļŠāđāļ§āļāļāļĩāđāđāļāđāļēāļāļāļāļĢāđāļ§āļĄāđāļāđāļĨāļ°āļāļāļĄāļĩāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļĨāļēāļāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļŦāļĢāļ·āļāļāļēāļĄāļŠāđāļ§āļāđāļŦāđāļāļāļĢāļ°āđāļĒāļāļāđāļāļĩāđāļĄāļĩāļāđāļāļŦāđāļāļāļāļļāļ āļāļąāđāļāļāļĩāđ āļāļēāļĄāļāļĩāđāļāļģāļŦāļāļāđāļāļāđāļāļāļąāļāļāļąāļ āđāļŦāđāļāļđāđāļĄāļĩāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļāļĩāđāļāļīāļāđāļĨāļ°āļāļēāļāļēāļĢāļāļēāļĄāļĄāļēāļāļĢāļē āđ āđāļāđāļāđāļāđāļēāļāļāļāļĢāđāļ§āļĄāđāļāļŦāđāļāļāļāļļāļāļāļĩāđāļĒāļąāļāđāļĄāđāļĄāļĩāļāļēāļĢāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļŦāđāđāļāđāļāļļāļāļāļĨāđāļāļāļļāļāļāļĨāļŦāļāļķāđāļ āđāļĨāļ°āļāđāļāļāļĢāđāļ§āļĄāļāļāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļ§āļĢāļĢāļāļŦāļāļķāđāļāđāļĨāļ°āļ§āļĢāļĢāļāļŠāļāļāļŠāļģāļŦāļĢāļąāļāļŦāđāļāļāļāļļāļāļāļąāļāļāļĨāđāļēāļ§āļāđāļ§āļĒ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 456
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļēāļĢāļāļ·āđāļāļāļēāļĒāļāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđ āļāđāļēāļĄāļīāđāļāđāļāļģāđāļāđāļāļŦāļāļąāļāļŠāļ·āļāđāļĨāļ°āļāļāļāļ°āđāļāļĩāļĒāļāļāđāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāđāļāđāļāđāļĄāļāļ° āļ§āļīāļāļĩāļāļĩāđāđāļŦāđāđāļāđāļāļķāļāļāļ·āđāļāļāļēāļĒāđāļĢāļ·āļāļĄāļĩāļĢāļ°āļ§āļēāļāļāļąāđāļāđāļāđāļŦāđāļēāļāļąāļāļāļķāđāļāđāļ āļāļąāđāļāļāļ·āđāļāļāļēāļĒāđāļāđāļĨāļ°āļŠāļąāļāļ§āđāļāļēāļŦāļāļ°āļāđāļ§āļĒ āļŠāļąāļāļāļēāļāļ°āļāļēāļĒāļŦāļĢāļ·āļāļāļ°āļāļ·āđāļ āļŦāļĢāļ·āļāļāļģāļĄāļąāđāļāđāļāļāļēāļĢāļāļ·āđāļāļāļēāļĒāļāļĢāļąāļāļĒāđāļŠāļīāļāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļ§āļĢāļĢāļāļŦāļāļķāđāļ āļāđāļēāļĄāļīāđāļāđāļĄāļĩāļŦāļĨāļąāļāļāļēāļāđāļāđāļāļŦāļāļąāļāļŠāļ·āļāļāļĒāđāļēāļāļŦāļāļķāđāļāļāļĒāđāļēāļāđāļāļĨāļāļĨāļēāļĒāļĄāļ·āļāļāļ·āđāļāļāđāļēāļĒāļāļđāđāļāđāļāļāļĢāļąāļāļāļīāļāđāļāđāļāļŠāļģāļāļąāļ āļŦāļĢāļ·āļāđāļāđāļ§āļēāļāļāļĢāļ°āļāļģāđāļ§āđāļŦāļĢāļ·āļāđāļāđāļāļģāļĢāļ°āļŦāļāļĩāđāļāļēāļāļŠāđāļ§āļāđāļĨāđāļ§ āļāļ°āļāđāļāļāļĢāđāļāļāđāļŦāđāļāļąāļāļāļąāļāļāļāļĩāļŦāļēāđāļāđāđāļĄāđ āļāļāļāļąāļāļāļąāļāļīāļāļĩāđāļāļĨāđāļēāļ§āļĄāļēāđāļāļ§āļĢāļĢāļāļāđāļāļāļāļĩāđ āđāļŦāđāđāļāđāļāļąāļāļāļąāļāļāļķāļāļŠāļąāļāļāļēāļāļ·āđāļāļāļēāļĒāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđāļāļķāđāļāļāļāļĨāļāļāļąāļāđāļāđāļāļĢāļēāļāļēāļŠāļāļāļŦāļĄāļ·āđāļāļāļēāļ āļŦāļĢāļ·āļāļāļ§āđāļēāļāļąāđāļāļāļķāđāļāđāļāļāđāļ§āļĒ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 377
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āđāļĄāļ·āđāļāđāļāđāļēāļāļģāļŠāļąāļāļāļē āļāđāļēāđāļāđāđāļŦāđāļŠāļīāđāļāđāļāđāļ§āđāđāļāđāļāļĄāļąāļāļāļģ āļāđāļēāļāđāļŦāđāļāļ·āļāļ§āđāļēāļāļēāļĢāļāļĩāđāđāļŦāđāļĄāļąāļāļāļģāļāļąāđāļāļĒāđāļāļĄāđāļāđāļāļāļĒāļēāļāļŦāļĨāļąāļāļāļēāļāļ§āđāļēāļŠāļąāļāļāļēāļāļąāđāļāđāļāđāļāļģāļāļąāļāļāļķāđāļāđāļĨāđāļ§ āļāļāļķāđāļ āļĄāļąāļāļāļģāļāļĩāđāļĒāđāļāļĄāđāļāđāļāļāļĢāļ°āļāļąāļāļāļēāļĢāļāļĩāđāļāļ°āļāļāļīāļāļąāļāļīāļāļēāļĄāļŠāļąāļāļāļēāļāļąāđāļāļāđāļ§āļĒ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 378
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļĄāļąāļāļāļģāļāļąāđāļ āļāđāļēāļĄāļīāđāļāđāļāļāļĨāļāļāļąāļāđāļ§āđāđāļāđāļāļāļĒāđāļēāļāļāļ·āđāļ āļāđāļēāļāđāļŦāđāđāļāđāļāđāļāļāļąāļāļāļ°āļāļĨāđāļēāļ§āļāđāļāđāļāļāļĩāđ āļāļ·āļ(āđ) āđāļŦāđāļŠāđāļāļāļ·āļ āļŦāļĢāļ·āļāļāļąāļāđāļāļēāđāļāđāļāļāļēāļĢāđāļāđāđāļāļīāļāļāļēāļāļŠāđāļ§āļāđāļāđāļĄāļ·āđāļāļāļģāļĢāļ°āļŦāļāļĩāđ(āđ) āđāļŦāđāļĢāļīāļ āļāđāļēāļāđāļēāļĒāļāļĩāđāļ§āļēāļāļĄāļąāļāļāļģāļĨāļ°āđāļĨāļĒāđāļĄāđāļāļģāļĢāļ°āļŦāļāļĩāđ āļŦāļĢāļ·āļāļāļēāļĢāļāļģāļĢāļ°āļŦāļāļĩāđāļāļāđāļāđāļāļāđāļāļ§āļīāļŠāļąāļĒāđāļāļĢāļēāļ°āļāļĪāļāļīāļāļēāļĢāļāđāļāļąāļāđāļāļāļąāļāļŦāļāļķāđāļāļāļķāđāļāļāđāļēāļĒāļāļąāđāļāļāđāļāļāļĢāļąāļāļāļīāļāļāļāļ āļŦāļĢāļ·āļāļāđāļēāļĄāļĩāļāļēāļĢāđāļĨāļīāļāļŠāļąāļāļāļēāđāļāļĢāļēāļ°āļāļ§āļēāļĄāļāļīāļāļāļāļāļāđāļēāļĒāļāļąāđāļ(āđ) āđāļŦāđāļŠāđāļāļāļ·āļ āļāđāļēāļāđāļēāļĒāļāļĩāđāļĢāļąāļāļĄāļąāļāļāļģāļĨāļ°āđāļĨāļĒāđāļĄāđāļāļģāļĢāļ°āļŦāļāļĩāđ āļŦāļĢāļ·āļāļāļēāļĢāļāļģāļĢāļ°āļŦāļāļĩāđāļāļāđāļāđāļāļāđāļāļ§āļīāļŠāļąāļĒāđāļāļĢāļēāļ°āļāļĪāļāļīāļāļēāļĢāļāđāļāļąāļāđāļāļāļąāļāļŦāļāļķāđāļāļāļķāđāļāļāđāļēāļĒāļāļĩāđāļāđāļāļāļĢāļąāļāļāļīāļāļāļāļ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
Français
Article 19 bis Condominium Act B.E. 2522
Dans chaque immeuble en copropriÃĐtÃĐ, les lots dÃĐtenus par les ÃĐtrangers ou personnes morales de l'article 19 ne peuvent excÃĐder au total 49 % de la superficie de tous les lots, calculÃĐe au moment de la demande d'enregistrement prÃĐvue à l'article 6.
rÃĐsumÃĐ non officiel
Article 19 ter Condominium Act B.E. 2522
Lors du transfert à un ÃĐtranger ou une personne morale visÃĐs à l'article 19, le demandeur dÃĐclare à l'agent compÃĐtent la liste des dÃĐtenteurs visÃĐs et leur quote-part de superficie; l'acquÃĐreur prouve sa qualitÃĐ ou, pour l'article 19 (5), l'origine de fonds au moins ÃĐgaux au prix du lot.
rÃĐsumÃĐ non officiel
Article 19 Condominium Act B.E. 2522
Peuvent possÃĐder un lot: ÃĐtrangers autorisÃĐs à rÃĐsider; ÃĐtrangers admis via la promotion des investissements; personnes morales des articles 97 et 98 du Code foncier enregistrÃĐes en ThaÃŊlande; personnes morales ÃĐtrangÃĻres promues; ÃĐtrangers ou personnes morales ÃĐtrangÃĻres finançant par devises importÃĐes, compte en bahts de non-rÃĐsident ou compte en devises.
rÃĐsumÃĐ non officiel
Article 29 Condominium Act B.E. 2522
L'enregistrement se fait sur prÃĐsentation du titre du lot. Tout transfert exige la plus rÃĐcente attestation d'absence de dettes de charges (article 18), dÃĐlivrÃĐe par le gÃĐrant sous 15 jours aprÃĻs demande et paiement intÃĐgral, sauf transfert antÃĐrieur à l'enregistrement de la personne morale de copropriÃĐtÃĐ.
rÃĐsumÃĐ non officiel
Article 18 Condominium Act B.E. 2522
Les copropriÃĐtaires supportent ensemble les impÃīts et taxes au prorata de leur quote-part de propriÃĐtÃĐ dans les parties communes selon l'article 14. Ils supportent de mÊme les charges des services communs, des ÃĐquipements et installations à usage ou au profit communs, ainsi que de l'entretien et de la gestion des parties communes, au prorata de cette quote-part ou de l'utilitÃĐ pour chaque lot, selon le rÃĻglement de copropriÃĐtÃĐ. Le propriÃĐtaire du terrain et de l'immeuble visÃĐ Ã l'article 6 est copropriÃĐtaire des lots non encore transfÃĐrÃĐs et supporte pour ces lots les impÃīts, taxes et charges visÃĐs aux deux alinÃĐas prÃĐcÃĐdents.
rÃĐsumÃĐ non officiel
Article 456
La vente d'un immeuble est nulle si elle n'est pas faite par ÃĐcrit et enregistrÃĐe auprÃĻs du fonctionnaire compÃĐtent. La mÊme rÃĻgle s'applique à la vente des navires d'une jauge de cinq tonneaux ou plus, ainsi qu'à la vente des maisons flottantes et des bÊtes de somme. La promesse de vente ou d'achat, ou l'engagement relatif à la vente ou à l'achat d'un bien visÃĐ au premier alinÃĐa, ne peut faire l'objet d'une action en exÃĐcution que s'il en existe une preuve ÃĐcrite quelconque signÃĐe par la partie obligÃĐe, ou si des arrhes ont ÃĐtÃĐ versÃĐes, ou s'il y a eu exÃĐcution partielle. Les dispositions de l'alinÃĐa prÃĐcÃĐdent s'appliquent ÃĐgalement au contrat de vente d'un bien meuble dont le prix convenu est de vingt mille bahts ou plus.
rÃĐsumÃĐ non officiel
Article 377
Lorsque, à la conclusion d'un contrat, une chose est remise à titre d'arrhes, cette remise est considÃĐrÃĐe comme la preuve que le contrat a ÃĐtÃĐ conclu. Les arrhes servent en outre de garantie de l'exÃĐcution de ce contrat.
rÃĐsumÃĐ non officiel
Article 378
Sauf convention contraire, les arrhes sont (1) restituÃĐes ou imputÃĐes sur le paiement à l'exÃĐcution, (2) perdues en cas d'inexÃĐcution du versant, d'impossibilitÃĐ due à une circonstance dont il rÃĐpond, ou de rÃĐsolution par sa faute, (3) restituÃĐes en cas d'inexÃĐcution du bÃĐnÃĐficiaire ou de pareille impossibilitÃĐ dont il rÃĐpond.
rÃĐsumÃĐ non officiel
Sources
- Condominium Act B.E. 2522, retrieved 31 October 2026
- Civil and Commercial Code, Office of the Council of State, retrieved 31 October 2026
Five documents to demand before any deposit
A seller who hesitates on any of these is telling you something.
- A certified copy of the unit title deed from the Land Office, front and back, with the official stamp and date of issue. Not a photocopy from the seller’s drawer. The front shows the registered owner and the unit area; the back shows every mortgage, usufruct, lease, court attachment or pending transaction (see how to read a title deed in Thailand).
- The seller’s ID card or passport and house registration. The name must match the deed exactly. A married Thai seller may need spousal consent.
- The juristic person’s debt-free certificate and quota letter. Under sections 18 and 29, common expense arrears follow the unit, and the Land Office will not register a transfer without the certificate. Section 29 says so expressly. Its own fourth paragraph exempts one case, a transfer registered before the juristic person itself is registered, and in Dika 4457/2565 the Supreme Court restated the rule and treated an execution sale as outside it.
- The seller’s original FET form or bank evidence, if the seller is foreign. This shows that the unit entered the foreign quota lawfully and lets the seller repatriate the proceeds.
- The latest common fee receipts and sinking fund statement. These confirm the monthly charge, whether a special assessment is coming, and whether the seller is current.
The deposit agreement: where most money is lost
Agents like to take a deposit quickly, usually 5 to 10% of the price, against a one-page reservation form. The usual traps: a forfeiture clause with no conditions attached, no deadline for the seller to produce the documents above, no exit if the quota is full or the deed shows a mortgage, and a completion date the seller’s bank cannot meet.
The Supreme Court does not always enforce these clauses as written. In Supreme Court Decision 1511/2569 an arbitral tribunal had let a developer keep both a 100,000 THB reservation fee and a 2,810,780 THB payment made after the contract was signed. The Supreme Court set the whole award aside: a sum that large, paid after signing, is not earnest money under section 377 of the Civil and Commercial Code, and enforcing an award that let the seller keep it was contrary to public policy. The practical rule: the deposit must be refundable in full if the seller cannot deliver a clean deed, an available quota and a debt-free certificate by a fixed date. Put that in writing, in Thai and English.
When the seller still has a bank loan
Many resale units carry a mortgage on the back of the deed. The sale can go ahead, but redemption and transfer must happen on the same day, at the same counter. The seller’s bank sends an officer with the original deed, which the bank holds; you pay the redemption amount to the bank by cashier’s cheque and the balance to the seller; the officer signs the release; the Land Office registers the release and then the transfer to you, in that order. Never pay the seller in advance so that he can “clear the loan first”: once the money leaves your hands you have no control over the release. Ask for the bank’s redemption letter a week before transfer so the figure is fixed.
Who pays which tax at the Land Office
Government fees are paid at the Land Office on the day and are never part of our fee. The usual split in a resale, unless the contract says otherwise:
- Transfer fee, 2% of the appraised value: commonly shared equally, but a matter of agreement. Write it into the contract.
- Specific business tax, 3.3%: the seller’s cost if the unit has been held for less than 5 years, with limited exceptions. Otherwise stamp duty of 0.5% applies instead.
- Withholding tax: the seller’s cost, calculated by the Land Office on the appraised value and years of ownership, or 1% for a company seller.
Sellers sometimes ask the buyer to pay “all transfer costs”. Know the number first: on a 5,000,000 THB unit held for three years the seller’s side can run to 200,000 THB or more.
Resale versus off-plan: the risks compared
| Risk | Off-plan from a developer | Resale from a private seller |
|---|---|---|
| Contract terms | Standard form under s.6/2; unfavourable departures unenforceable | Free contract; you are bound by what you sign |
| Foreign quota | Developer sells from its foreign allocation | Depends on the seller’s status and the building’s current percentage |
| Title and encumbrances | Deed issued new in your name | Deed has a history; the reverse may show mortgages, leases, attachments |
| Common fee arrears | None before handover | Follow the unit (s.18, s.29); debt-free certificate required |
| Deposit | Instalment schedule in the standard form | Private reservation form; a large payment made after signing is not forfeitable earnest money (Decision 1511/2569) |
| Identity of the seller | Registered company, licensed project | Private person; ID must match the deed (Dika 4096/2557) |
| Bank loan on the unit | Project loan released unit by unit | Seller’s mortgage redeemed at the counter on transfer day |
| Taxes | Transfer fee usually shared | Seller pays specific business tax or stamp duty and withholding; transfer fee by agreement |
| Building condition | Unknown until built; defect period | Visible, no warranty; sinking fund and assessments matter |
The Land Office day
Transfer takes half a day at the Land Office with jurisdiction over the building. Both parties attend, or send representatives under a power of attorney, notarised and legalised if signed abroad. Bring the original deed, the debt-free certificate and quota letter dated close to the transfer, your passport and FET evidence, the seller’s ID and house registration, and the cashier’s cheques. The officer checks the quota, collects the taxes and registers the transfer on the back of the deed. You leave with the deed in your name, or with nothing. Attendance by our lawyer in Bangkok, Pattaya, Nakhon Ratchasima, Khon Kaen, Surin, Buriram and nearby is included in the Premium Package; elsewhere it is quoted before you commit. Due diligence and contract work is done remotely for any province.
What the Title Deed Check answers in 3 days
Before you sign a reservation form, a Title Deed Check at 4,900 THB obtains the certified copy from the Land Office, translates it and gives you a 2-page lawyer’s report within 3 business days. It tells you whether the registered owner is your seller, the exact unit area, what is registered on the reverse, and whether the deed is current and not the subject of a lost-deed report.
What it costs
- Title Deed Check, 4,900 THB: certified copy from the Land Office (front and back, official stamp and date), English translation and 2-page lawyer’s report, 3 business days. Credited against the Condominium Package if ordered within 30 days.
- Condominium Package, 19,900 THB: 25-point due diligence, review of the sale and deposit agreements, FET guidance and written transfer instructions, in 7 to 14 business days.
- Condominium Premium Package, 34,900 THB: adds Land Office attendance and translation on transfer day in the provinces listed above.
- Consultation, 2,000 THB per hour, credited against a package.
- Government fees (2% transfer fee, 3.3% specific business tax or 0.5% stamp duty, withholding tax) are paid at the Land Office and are never included.
Order the Condominium Package (19,900 THB)
Order a Title Deed Check (4,900 THB)
Or start with the free condo buying checklist for foreigners. Files are handled by Wichuda Atthamethakon, LL.M., Thai Bar Licence 3149/2556, under Sebastien Brousseau, LL.B., B.Sc., Managing Director.
Frequently Asked Questions
Can a foreigner buy a resale condo from a Thai seller?
Yes, if the building has room in its foreign quota. A unit owned by a Thai sits in the Thai 51%; transferring it to you moves it into the foreign 49% under section 19 bis of the Condominium Act. If the building is already at 49%, the Land Office will refuse the registration. Confirm the current percentage with the juristic person in writing and check it against the Land Office record before paying a deposit.
Does the seller’s FET form transfer to me?
No. The seller’s FET proves the seller’s own remittance and helps the seller repatriate the proceeds. You must bring your own evidence under section 19 ter: a Foreign Exchange Transaction form or bank letter showing that your purchase money arrived in Thailand in foreign currency, in your name, for the purchase of this unit. Get the wording right before the transfer, because the bank will not reissue it easily afterwards.
Can I buy a resale unit that still has a mortgage on it?
Yes, and it is common. The seller’s bank holds the original deed and sends an officer to the Land Office on transfer day. You pay the redemption amount to the bank at the counter, the bank releases the mortgage, and the transfer to you is registered immediately after. Never pay the seller in advance to clear the loan; the release must happen in front of the Land Office officer, on the same day as the transfer.
What happens to my deposit if the foreign quota turns out to be full?
That depends entirely on the reservation agreement you signed. If it says the deposit is forfeited when the buyer fails to complete, and says nothing about quota, you may lose it. The Supreme Court will not let a seller keep a large payment made after signing as if it were earnest money, as Decision 1511/2569 shows, but a forfeiture clause on a modest deposit remains a real risk. Insist on a clause making the deposit refundable in full if the seller cannot deliver an available quota, a clean deed and a debt-free certificate by a fixed date.
Who pays the transfer fee on a resale condo?
The 2% transfer fee is a matter of agreement and is commonly split equally between buyer and seller. The specific business tax of 3.3% (where the seller has held the unit for less than 5 years) or the 0.5% stamp duty, and the withholding tax, are the seller’s costs. All of these are calculated by the Land Office and paid at the counter on transfer day. Write the split into the sale agreement so there is no argument at the counter.
Is a photocopy of the deed from the seller enough to start?
No. A photocopy shows what the deed looked like on the day it was copied. A mortgage, a court attachment or a usufruct registered since then will not appear. A certified copy issued by the Land Office, with the official stamp and the date of issue, shows the current state of both sides of the deed. That is what the Title Deed Check at 4,900 THB obtains, together with an English translation and a lawyer’s report.
Do I have to attend the Land Office myself?
No. You can sign a power of attorney, notarised and legalised if you sign it abroad, and have a representative attend for you. Our Condominium Premium Package at 34,900 THB includes Land Office attendance and translation on transfer day in Bangkok, Pattaya, Nakhon Ratchasima, Khon Kaen, Surin, Buriram and nearby districts. For other provinces we quote the attendance before you commit to the package.
How long does a resale condo purchase take?
From a signed reservation to a registered transfer, four to six weeks is typical. The Title Deed Check takes 3 business days. The Condominium Package takes 7 to 14 business days and runs alongside your bank transfer and the seller’s preparation of the debt-free certificate. The transfer itself is half a day at the Land Office. A seller with a mortgage adds about a week for the bank’s redemption letter.
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