What You Need to Prepare for a Smooth and Legal Transaction
Buying property in Thailand as a foreigner is possible—but it requires proper documentation, planning, and legal compliance. Whether you’re investing in a condominium in Pattaya or buying a leasehold villa, preparing the correct documents is essential to avoid delays, legal issues, or even losing your investment.
In this article, we break down the key documents every foreign buyer must prepare when purchasing property in Thailand.
🔑 1. Passport with Valid Visa
The most basic requirement is a valid passport. Make sure it is not expired and contains a valid visa stamp (such as a tourist, retirement, or long-stay visa).
✅ Tip: Your name on all legal documents must exactly match the name on your passport. Any discrepancies can delay the registration process at the Land Office.
💸 2. Foreign Exchange Transaction Form (FET)
If you’re purchasing a condominium in your name, and the funds come from outside Thailand, you are required to transfer at least USD $50,000 (or equivalent) in one transfer into Thailand. The bank will then issue a Foreign Exchange Transaction Form (FET).
This document is mandatory to:
- Prove that the funds came from abroad.
- Register the property in your name as a foreigner under Thailand’s Condominium Act (49% foreign ownership quota).
🔍 Note: Some banks may refer to this as a “Foreign Exchange Transaction Certificate” or “Thor Thor 3” form.
📝 3. Sales & Purchase Agreement (SPA)
A legally binding Sales & Purchase Agreement should be prepared, outlining:
- The agreed purchase price
- Payment terms
- Property specifications (unit number, size, building, etc.)
- Handover date and warranties
It’s crucial that the SPA is reviewed by a lawyer familiar with Thai real estate laws, especially to protect the foreign buyer’s rights.
🏢 Condominium Juristic Person Documents (For Condos)
When buying a condo, the condominium management office (juristic person) must confirm:
- That the foreign ownership quota (49%) has not been exceeded.
- That the unit is free of common fee arrears and encumbrances.
This confirmation is presented to the Land Office during the transfer of ownership.
💼 Power of Attorney (if you cannot be present)
If you’re not in Thailand for the transfer at the Land Office, you can issue a Power of Attorney (PoA) to a trusted representative or your lawyer.
⚠️ Important: The Land Office will only accept a PoA document on their official form, signed and notarized (and legalized if signed abroad).
💳 Proof of Funds / Source of Income
While this is not always strictly enforced, some transactions may require you to show evidence of the source of funds—especially when transferring large amounts. This is to comply with Thai anti-money laundering regulations.
📄 Additional Documents (Case Specific)
Depending on the transaction, the following may also be required:
- Marriage certificate (if purchasing with a Thai spouse)
- Divorce certificate (if claiming separate property rights)
- Building permit and house registration (for houses on leased land)
- Thai company documents (if purchasing through a Thai company, which requires careful legal planning)
📊 Summary Table: Required Documents for Foreign Buyers in Thailand
| Document | Purpose | Notes |
|---|---|---|
| Passport with visa | Identity verification | Must be valid and match all other docs |
| FET Form | Proof of overseas fund transfer | Needed for condo registration |
| Sales & Purchase Agreement | Legal contract of sale | Must be lawyer-reviewed |
| Juristic Office Letter | Confirms ownership quota & fee clearance | Condos only |
| Power of Attorney | If buyer is absent | Must use Land Office form |
| Proof of Funds | Anti-money laundering compliance | May be requested |
| Additional Docs | Depends on ownership method | e.g., marriage, Thai company, lease |
🧭 Final Advice: Work With a Local Pattaya Agent
The document process can be confusing, especially for first-time foreign buyers. Working with an experienced real estate agent in Pattaya ensures:
- You’re guided through every step.
- All your documents are prepared correctly and on time.
- You connect with trusted lawyers and legal professionals.
Avoid costly mistakes and protect your investment—work with a local professional who knows the Thai market inside out.
✅ Need Help Buying Property in Pattaya?
Whether you’re looking for a beachfront condo, investment property, or long-term rental, we’re here to help.
📧 Email: contact@centralcityproperty.com
📱 WhatsApp: +66 95 992 0345
