Transferring the ownership of a condominium in Thailand is the final and most important step in the property purchase process. For foreign buyers, this stage legally confirms that the property is registered in their name and that all financial and legal conditions of the sale have been fulfilled. While the procedure is relatively straightforward, there are crucial requirements and specificities that apply especially to foreigners. This comprehensive guide outlines every step and detail to help ensure a smooth transfer process.
Where Does the Transfer of Ownership Take Place?
The transfer of ownership is executed at the Land Office (also referred to as the Land Department). Each condominium is registered under a specific Land Office depending on its location:
Bangkok:
- Properties along Sukhumvit Road are typically handled by the Phra Khanong Land Office.
- Areas such as Rama 9, Phetchaburi, and Ratchadaphisek fall under the Huai Khwang Land Office.
Pattaya:
- Central areas, like Pratumnak and Jomtien, are usually handled by the Bang Lamung Land Office.
- Southern zones like Na Jomtien and Bang Saray are usually managed by the Sattahip Land Office.
🔍 If you’re unsure which Land Office handles your property, consult your agent or contact the project juristic person.
When Does the Transfer of Ownership Occur?
The transfer typically takes place after:
- The Sale and Purchase Agreement (SPA) has been signed.
- All prior obligations have been fulfilled (booking deposit, due diligence, etc.).
The SPA usually specifies an approximate transfer date, often 30–45 days after booking, allowing time for the buyer to prepare funds and collect all required documents.
🏗️ In the case of off-plan developments, the transfer only occurs once the construction is complete and the occupancy certificate has been issued by the local authorities.
What Documents Are Required?
Accurate documentation is essential to prevent delays or denial of transfer.
Buyer's Documents:
- Original passport (or Thai ID if applicable) + signed copies
- Name of the buyer translated in Thai
- Names and birthdates of both parents (in Thai)
- Foreign Exchange Transaction Form (FET / TT3) from a Thai bank (proving funds came from overseas and for property purchase)
- Cashier’s cheque(s) for the property price
- If the buyer cannot be present at the Land Office, a Power of Attorney (the Land Office provides a specific form) + a signed passport copy, both notarized by a public notary, a lawyer or an embassy.
❗The FET / TT3 must state the buyer’s name exactly and indicate “purchase of condominium” as the purpose.
Seller's Documents:
- Original passport or Thai ID + signed copies
- Names and birthdates of both parents (in Thai)
- Original Chanote (title deed)
- Non-debt certificate from the building’s juristic person
- Foreign ownership quota certificate (for foreign sellers)
- Keys and access cards to the unit
- If the seller cannot be present at the Land Office, a Power of Attorney (the Land Office provides a specific form) + a signed passport copy, both notarized by a public notary or an embassy.
🗂️ If the unit is owned under a Thai company, additional corporate documents (company affidavit, shareholder list, resolutions, etc.) must be presented.
What Happens at the Land Office?
While procedures may vary slightly between Land Offices, the general process typically involves the following steps:
Arrive Early and Collect a Queue Number
Upon arrival, take a queue number to meet with an initial officer who will review your documents to ensure everything is in order.Document Submission and Processing
After the preliminary check, receive a second queue number to submit the full set of required documents. The officer will then prepare the transfer paperwork for signing.Sign Documents and Pay Fees
Once the documents are ready, sign them as instructed. You will then be directed to pay all applicable taxes and government fees at a designated payment counter.Final Verification and Title Update
Present the payment receipts to the officer to complete the process. The title deed will be updated to reflect the new owner’s name.Congratulations!
You are now officially the legal owner of the property.
⏱️ The entire process takes approximately 1 to 2 hours, though delays can occur if documents are incomplete or if the office is busy.
What is the Cost of Ownership Transfer?
What Are the Fees and Taxes related to Ownership Transfer?
The transfer of ownership entails various taxes and government fees, calculated based on either the Land Department’s appraised value or the declared sale price, whichever is applicable:
- Transfer Fee: 2% of the appraised value as determined by the Land Department.
- Specific Business Tax (SBT): 3.3% of the appraised value or the sale price—whichever is higher. This tax applies only if the property is sold within five years of acquisition.
- Stamp Duty: 0.5% of the appraised value, applicable only when the Specific Business Tax is not charged.
- Withholding Tax: Typically 1% or more, depending on the seller’s income tax status and how long they have owned the property.
Who Pays What?
The allocation of taxes and fees is typically negotiated in the Sale and Purchase Agreement.
New Developments (from a developer):
- Buyer: Typically pays 1% transfer fee (half of the 2%)
- Developer: Covers the other taxes and fees
Resale Transactions:
- There’s no legal rule, but common practice is to share all transfer and registration equally between the seller and the buyer.
📝 Always ensure fee sharing is clearly detailed in the signed contract.
Read our full article regarding property related taxes in Thailand
Thinking of investing in real estate in Thailand as a foreigner? From purchase fees to rental income taxation and inheritance, understanding the local tax system is key to making a smart and profitable investment. Read more ->
Final thoughts on transferring property ownership in Thailand
The transfer of ownership at the Land Office is a critical final step to legally secure your investment in Thailand. While the administrative procedures can seem complex, proper preparation and guidance from professionals make the process efficient and stress-free. Whether you’re buying a holiday residence or an investment unit, understanding how the transfer works gives you peace of mind and ensures that your ownership is legally protected.
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