Property Sale Agreement for Thailand
Protect your real estate investment with a legally sound sale agreement tailored for Thailand
PDF + DOCX
Thailand law compliant
Ready in <5 min
English
Who Needs This Document
- Foreigners buying a condominium unit in Thailand
- Property owners selling real estate to local or foreign buyers
- Expats purchasing a house or villa through a Thai company structure
- Investors acquiring land or commercial property in Thailand
- Anyone entering a private property sale transaction outside of a developer contract
What you'll need
What Data You Will Need
Seller full name and ID
As shown on Thai ID card or passport
Buyer full name and passport
As shown on passport for foreign buyers
Property address and details
Full address, building/unit number, land area
Title deed number
Chanote or Nor Sor 3 number from the Land Office
Sale price
Total agreed price in Thai Baht
Deposit amount
Earnest money to be paid upon signing
Transfer date
Planned date for ownership transfer at Land Office
Fee responsibility
Who pays transfer fees, taxes, and government charges
Coverage
What This Version Covers for Thailand
- Compliant with Thailand Civil and Commercial Code and Land Code
- Covers condominium, house, land, and commercial property transactions
- Includes deposit/earnest money provisions per Thai legal practice (Sections 377-381 CCC)
- Addresses transfer fees, specific business tax, stamp duty, and withholding tax allocation
- Seller warranties on title, encumbrances, and property condition
- Addresses foreign ownership restrictions for condominiums (49% foreign quota)
- Provisions for Land Office transfer procedure
Document structure
Document Structure
1
Parties
Full identification of seller and buyer with contact details
2
Property Description
Address, type, title deed number, land and building area
3
Sale Price and Payment
Total price, payment method, installment schedule
4
Deposit (Earnest Money)
Amount, forfeiture and return conditions
5
Encumbrances and Liens
Disclosure of mortgages, liens, and third-party claims
6
Seller's Warranties
Ownership, legal capacity, no hidden defects, taxes paid
7
Transfer of Ownership
Transfer date, Land Office procedure, fee allocation, possession
8
Liability of the Parties
Breach consequences, force majeure
9
Dispute Resolution
Governing law, negotiation, litigation
10
General Provisions
Amendments, entire agreement, severability, language, copies
FAQ
Frequently Asked Questions
Can a foreigner buy property in Thailand?
Foreigners can own condominium units freehold, provided the foreign ownership quota (49% of total unit area in a building) is not exceeded. Land cannot be owned directly by foreigners, but can be held through a Thai company structure or long-term lease. Always consult a lawyer before purchasing land.
What is a Chanote and why is it important?
A Chanote (Nor Sor 4 Jor) is the highest form of land title deed in Thailand, providing full ownership rights with exact GPS-surveyed boundaries. It is the only title that guarantees undisputable ownership. Always verify the Chanote number at the Land Office before completing a purchase.
What fees and taxes apply to property transfers in Thailand?
Key costs include: Transfer Fee (2% of appraised value), Specific Business Tax (3.3% if sold within 5 years of acquisition), Stamp Duty (0.5%, only if SBT does not apply), and Withholding Tax (varies, based on appraised value and years of ownership). The allocation of these costs between buyer and seller is negotiable.
What is the role of the deposit (earnest money)?
Under Thai law (Civil and Commercial Code, Sections 377-381), a deposit serves as evidence of the contract and partial payment. If the buyer defaults, the seller keeps the deposit. If the seller defaults, the seller must return the deposit plus an equal amount as compensation.
Does the sale agreement need to be registered?
The sale agreement itself does not need to be registered. However, the actual transfer of ownership must be registered at the Land Office to be legally effective. Both parties must appear at the Land Office (or appoint authorized representatives via power of attorney) to complete the transfer.
What should I check before signing a property sale agreement?
Key due diligence steps include: verify the title deed at the Land Office, confirm there are no encumbrances or liens, check building permits and zoning regulations, verify the seller's identity and authority to sell, inspect the property condition, and ensure the foreign ownership quota is not exceeded (for condos).
How long does the property transfer process take?
The actual transfer at the Land Office typically takes 1-3 hours once all documents are prepared. However, the entire process from signing the sale agreement to completing the transfer usually takes 30-90 days, depending on due diligence, document preparation, and payment arrangements.
Can I use this agreement for buying property through a Thai company?
This agreement can be adapted for purchases through a Thai company, but the buyer entity would be the company rather than an individual. Additional corporate documents (board resolution, authorized signatory verification) would be required. Consult a lawyer for company-structured purchases.
Last Updated:
2026-03-21
Jurisdiction:
Thailand
Language:
English
Disclaimer
This document is provided for informational purposes and does not constitute legal advice. Property transactions in Thailand involve significant legal and financial considerations. We strongly recommend consulting with a qualified Thai lawyer before completing any property purchase or sale.
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