Registering a condo at the Thai Land Office

The transfer is registered at the Land Office where the property is. It checks both parties' documents and the bank confirmation that foreign currency covering the price came into Thailand, collects the transfer fee and the seller's taxes, and registers the unit to the new owner. You do not need to attend: from the US, the UK or the EU you can sign a power of attorney – legalised at the Thai embassy until 28 February 2027, with an apostille after that.

Registration is the shortest and most formal step. If everything earlier was done properly, nothing unexpected happens here. If not, this is where it shows. So here is what the Land Office checks, what you receive and how to complete the transfer without flying to Thailand.

What happens at the Land Office

• The documents of the seller and the buyer, the unit's title and any restrictions are checked.
• For a freehold unit: that the foreign quota in the building is not exceeded, and the bank confirmation of foreign currency covering the price.
• On resale: the building's certificate that the unit has no debts.
• The transfer fee – 2 % of the appraised value – and the seller's taxes are calculated and paid.
• The unit is registered to the new owner and the document is issued.

Who pays which fees is set in the contract. At Lumina Pool Villa, for example, the developer and the buyer split the transfer fee equally. Rates and examples are in Taxes.

On the day, the parties or their representatives bring original documents. For a foreign buyer that means the passport, the contract, the bank confirmations of foreign currency and, on resale, the debt certificate. All fees are paid at the Land Office cashier, and you get receipts.

Live abroad? You can still buy. In early 2026 we sold a unit at The Twin Tower in Jomtien to a buyer from Germany: the buyer paid 50 % under the contract, and the transfer was set for 5 February. The registration day is simply the result of the work done before it.

Chanote and other land titles

People often say "chanote" for any title deed. If you are looking at a villa or a plot, it matters which document is really behind the word.

For a condo, a separate ownership document is issued for the unit itself. The land under the building should be held by the developer under a chanote – that is checked at Developer and foreign quota.

Registering by power of attorney

You do not have to attend. A buyer abroad signs a power of attorney for a representative.

Until 28 February 2027. A power of attorney from the US, the UK or the EU for Thai authorities needs a notary and legalisation at the Thai embassy or consulate.

From 28 February 2027. Thailand joined the Hague apostille convention on 30 June 2026, and it takes effect for Thailand on 28 February 2027. After that date an apostille from your country is enough.

A particular Land Office may have its own requirements for the form, so agree the wording with your representative in advance.

A power of attorney only for the specific transaction and unit. A general power of attorney to an intermediary risks the property being sold or mortgaged without you.

Buying off-plan

For a building under construction, registration happens after completion. The whole deal runs for the construction period: payments follow the stages, and the transfer takes place once the building is registered as a condominium and the unit is ready. By then you need bank confirmations for every payment.

The registration of a finished unit itself happens on the day of the deal and takes 1–3 hours if the documents are ready. Preparing them – the quota letter, the building's debt certificate, the bank confirmations – takes from a few days.

After the transfer

• Take over the unit with a written defect list – the developer's warranty is 5 years on structure and 2 years on the rest.
• Connect water and electricity and pay the deposits.
• File the TM30 notification of residence – it is asked for at visa extensions. See Visas.
• Meet the building management and set up the common area fees.
• Keep one folder of originals: the ownership document, contract, bank confirmations, receipts. You will need them when you sell.

You can also get a yellow house book – an official address in Thailand. It does not prove ownership and does not replace TM30.

FAQ