การขายฝาก (ไขฝาก) อธิบายแล้ว

ตรวจสอบโดย ThaiLawOnline สำนักงานกฎหมายไทยที่ได้รับใบอนุญาตและดำเนินกิจการในประเทศไทยตั้งแต่ปี พ.ศ. 2549 ทนายความผู้รับผิดชอบสำนวน: วิชุดา อรรถเมธากุล, น.ม., ใบอนุญาตให้เป็นทนายความ เลขที่ 3149/2556.

ปรับปรุงล่าสุดเมื่อ 27 กันยายน 2569

เอ ขายฝาก (ขายฝาก, ไข่ฝาก, และ ไคฟัก หรือ sale with right to repurchase) is the English name for the Thai contract in Sections 491 to 502 of the ประมวลกฎหมายแพ่งและพาณิชย์ under which ownership passes to the buyer at the moment of sale, while the seller retains a right to reclaim the property by paying the redemption price within an agreed period, capped at 10 years for immovable property and 3 years for movables. Failure to redeem in time perfects the buyer’s ownership by operation of law. Drafted as a sale, it functions in Thailand as secured lending.

What the contract does at each stage

ในขั้นตอนการลงทะเบียน, the parties sign the สำนักงานที่ดิน‘s sale with redemption form and the buyer becomes registered owner on the โฉนด, with an annotation of the right of redemption and its period. Because it is a sale, the full transfer costs are paid: the 2% transfer fee on the มูลค่าที่ประเมิน, specific business tax of 3.3% if the seller has held the land less than five years (otherwise 0.5% stamp duty), and withholding tax on the seller.

During the period, the seller usually stays in possession and, under the 2019 protection Act for farmland and homes, does so without rent. The right of redemption may be exercised by the seller, the seller’s heirs, or a transferee of the right, and against the original buyer or anyone who took the property from that buyer (Sections 497 and 498). An extension needs at least written evidence signed by the buyer, cannot take the total beyond 10 years, and binds a later buyer who registered in good faith and for value only if the extension itself was registered (Section 496).

At redemption, the seller pays the redemption price, which cannot exceed the sale price plus 15% per year (Section 499), and the Land Office registers the return of ownership. Redemption within the period is registered for a flat 50 baht per plot (Ministerial Regulation No. 47, B.E. 2541) and carries no specific business tax (Revenue Department Order Por. 99/2543). The seller may instead deposit the money at the Deposit Office, and ownership returns from the payment or deposit (Section 492); for farmland and homes sold by an individual, the 2019 Act also allows the deposit to be made at the Land Office that registered the sale (section 18).

ข้อควรปฏิบัติสำหรับชาวต่างชาติ

A foreigner cannot be the buyer under a sale with right of redemption of land, since the buyer becomes owner and Section 86 of the กฎหมายที่ดิน bars a foreigner from owning land. Contracts that make a foreigner the buyer, or a Thai nominee the buyer with foreign money, are void and expose both parties to the nominee penalties. A foreigner may be the buyer of a condominium unit within the 49% โควตาชาวต่างชาติ, but a registered mortgage over the unit gives the same security more cheaply.

Common mistakes on the borrowing side are agreeing an unrealistically short period, missing the expiry date, and paying the redemption money privately without registering the return at the Land Office, which leaves the buyer on the title. A buyer of land from someone who acquired it by redemption sale should check that the redemption period has expired or been validly waived, since an unexpired right of redemption follows the land into the new buyer’s hands.

How it differs from a mortgage and an option

Under a mortgage the borrower remains owner and default leads to a court auction with any surplus returned; under a sale with right of redemption the lender is owner from day one and default leaves the lender with the whole property, however small the loan. Courts generally take the contract as what it says; only where both parties used the sale as a sham to conceal a loan does Section 155 let the court apply the rules of the concealed transaction instead.

It also differs from a sale with an option or a promise to sell back. An option is a personal contractual promise that binds only the person who made it; the right of redemption is registered on the title and can be enforced against later owners. That is why the period is annotated on the deed. For farmland and homes, the distinction disappears: the 2019 Act treats a sale of such property with a promise or contract to sell it back as a sale with right of redemption, fully subject to the Act (section 9). The 2019 Act’s protections, the one-year minimum, the advance notice and the six-month grace period, apply only where the seller is an individual and the land is agricultural or residential; a company seller or a commercial plot is left to the Civil and Commercial Code alone.

มีการตรวจสอบล่าสุดเมื่อวันที่ 27 กันยายน 2026. Civil and Commercial Code sections 155, 491, 492, 494, 496 to 499 and the Act on the Protection of People Entering into Sales with Right of Redemption of Agricultural Land or Residences B.E. 2562, sections 4 to 18, were read in Thai. The fee and tax figures follow Ministerial Regulation No. 47 and Revenue Department Order Por. 99/2543, as reviewed on our kaifak glossary entry.

คำถามที่พบบ่อย

ดูเพิ่มเติม: ไคฟัก, จำนอง, property transfer fee and taxes, นอมินี, คู่สัญญาขายฝาก และ ความเสี่ยงในการซื้ออสังหาริมทรัพย์ในประเทศไทย.