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A Bangkok Condo’s Asking Price Is Not Its Sale Price
Treat a Bangkok listing price as an opening position, not a transaction record. Build an evidence folder from dated comparables in the same…
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Buying process and due diligence
Step-by-step purchases, title checks, contracts, inspections, lawyers, and scam red flags before you pay.
64 articles found
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Buying After the 2025 Earthquake: What Building Records Should You Request?
After the March 2025 earthquake felt across Bangkok, buyers should request project-level engineering inspections, repair records, insurance…
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Buying a Bangkok Condo with Unpaid Common Fees
Before a Bangkok resale closes, confirm common fees and sinking-fund assessments are current through the juristic person and obtain a debt-…
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Buying a Bangkok House: Distinguishing Settlement from Cosmetic Cracks
Hairline plaster cracks in a Bangkok house may be cosmetic; stepped cracks in brickwork, sticking doors, sloping floors, or gaps after rece…
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Buying Near Pattaya’s Nightlife: How to Assess Noise at Different Times of Day
Nightlife noise in Pattaya varies by soi, building orientation, and hour—not only by distance to Walking Street. Visit candidate units on F…
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Buying Near a Planned Bangkok Rail Station
Planned Bangkok rail stations are not present access. Before paying a location premium, verify published alignment and contractor status fr…
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Buying Off-Plan in Pattaya: Checking Contracts, Permits, and Applicable EIA Requirements
Off-plan Pattaya buyers should match the sales project to land title, construction permits, and any environmental impact assessment before…
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Buying Off-Plan vs. Resale Property in Phuket
Off-plan Phuket purchases trade immediate occupancy for construction timing, specification, and developer-counterparty risk; resale purchas…
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Buying an Older Bangkok Condo: The Documents to Read Before the Show Unit
Before touring an older Bangkok resale condo, request juristic-person accounts, AGM or EGM minutes, maintenance and lift logs, insurance sc…
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Buying Outside Bangkok’s Administrative Boundary
Listings marketed as "Bangkok" often sit in Nonthaburi, Pathum Thani, or Samut Prakan—outside BMA. REIC and BOT "Bangkok and vicinities" st…
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Buying Property in Phuket: A First-Time Buyer's Guide
A first-time Phuket purchase should follow a fixed sequence: choose the legal asset type (condominium unit vs land-linked villa structure),…
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Buying Property in Phuket from Overseas: A Step-by-Step Guide
Remote Phuket purchases work when you appoint Thai counsel early, use scoped powers of attorney only where appropriate, conduct documented…
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Buying a Resale Condo While the Developer Is Still Selling Units
When developer inventory remains in the same Bangkok project, treat the resale as competing with new warranties, payment plans, and promoti…
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Why a Cheaper Price per Square Metre May Not Mean a Better Bangkok Condo
Price per square metre is only as honest as the area definition and what sits behind the number. Bangkok "cheap" listings may measure balco…
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Checking Fire Safety in a Bangkok High-Rise Before Buying
Before buying in a Bangkok high-rise, review fire-system maintenance logs, annual inspection certificates, escape-route plans, smoke-door c…
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Common Mistakes to Avoid When Buying Property in Phuket
The most costly Phuket buyer mistakes include using nominee structures to hold land, paying deposits before Thai counsel reviews title, cho…
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A Condo Beside the Tracks vs. Beside the Station Entrance
A condo beside the BTS viaduct is not interchangeable with a condo beside a station entrance. Trackside units often trade noise and vibrati…
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The Condo Is Dry, but the Soi Floods: Assessing Access Risk in Bangkok
A Bangkok condominium lobby can stay dry while the access soi floods knee-deep during monsoon bursts—trapping cars, shuttles, and pedestria…
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A Due Diligence Checklist for Buying a Phuket Villa
Phuket villa due diligence must separately verify land title or registered lease, building legality, lawful access, slope and retaining str…
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How to Choose a Real Estate Agent in Phuket
Choose a Phuket agent who discloses commission sources in writing, avoids undisclosed dual agency, respects exclusivity terms you understan…
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Moving to Phuket: Should You Rent Before You Buy?
Renting before buying in Phuket is often the lower-risk path for relocators who have not yet lived through a full monsoon season, tested sc…
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What Does a “Pattaya” Property Address Actually Mean? Municipal Boundaries and Buyer Checks
“Pattaya” on a property listing is often marketing language for wider Chonburi coastal living—not proof of Pattaya City municipal boundarie…
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Questions to Ask a Phuket Property Developer Before You Buy
Before paying a Phuket developer deposit, obtain written answers on company identity, land title, construction and condominium licences, pa…
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Rent or Buy in Bangkok When Your Job Location Could Change?
When your Bangkok job site may move, weight flexibility against transfer taxes, agent fees, loan breakage, and resale time in the corridor…
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Buying a Resale Pattaya Condo: Common-Fee Arrears and the Debt-Free Certificate
Before a Pattaya resale closes, confirm the seller has paid common fees and sinking- fund assessments through the juristic person and obtai…
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The History of Your Pattaya Condo: How to Research a Building Before Buying
Treat a Pattaya condo as a building with a paper trail: juristic-person minutes and accounts, occupancy and permit references, prior develo…
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Riverfront Bangkok Condos: Flood Protection, Basement Systems, and Maintenance
Riverfront Bangkok buyers should ask for flood-barrier drawings, pump capacities, backup-power arrangements, drill logs, and maintenance co…
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Buying a Sea-View Condo in Pattaya: Checking Neighboring Land and Future Development Risk
A Pattaya sea view is not permanent. Check neighboring plots' title and zoning hints, approved heights, active construction permits, and EI…
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Sea-View Villas in Phuket: How to Evaluate the View, Access, and Maintenance
Sea-view villas in Phuket trade elevation and panorama for access difficulty, salt exposure, and slope maintenance. Verify whether the view…
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Thonburi's Canal-Side Homes: History, Access, and Property Due Diligence
Thonburi canal-side homes sit on land shaped by khlong history—often narrow frontages, shared embankments, and bridge-dependent access. Ver…
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Viewing a Pattaya Home in the Rainy Season: Drainage, Road Access, and Water-Damage Checks
Pattaya's wetter months expose Gulf-coast drainage weaknesses: flooded Sukhumvit sois, ponding on Jomtien podiums, hillside runoff on Pratu…
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What to Check When Viewing a Phuket Property During the Rainy Season
Rainy-season viewings reveal what dry-season tours hide: active leaks, pooling on terraces and driveways, flooded access roads, musty inter…
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Will Your Bangkok Condo Keep Its View?
Bangkok condo views are not permanent rights unless contractually granted—which is rare. Buyers should study adjacent vacant plots, active…
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Buying for Year-Round Living in Pattaya: What a Holiday Visit Doesn’t Tell You
Holiday visits skew toward cool-season evenings, serviced convenience, and entertainment districts. Year-round living adds hot-season elect…
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Apostille and Legalization of Foreign Documents for Thai Land Office Use
Foreign-issued papers used at a Thai Land Office—commonly powers of attorney, marital status affidavits, or corporate authorities—often nee…
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Bargaining on Thai Property Without Myth-Based Discounts
Negotiation on Thai property works best when anchored to evidence—comps, inspection findings, appraisal gaps, and contract risk—not folklor…
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Buying Thai Property at Court Auction, NPL, or Bank Foreclosure Sales
Distressed Thai property—court auctions, NPL packages, or bank foreclosure sales—can price below asking-market listings, but information as…
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Buying3 min readNeeds review
Chanote, Nor Sor 3 Gor, and Other Thai Land Documents Explained
Thai land is evidenced by different document types with different legal strength and survey precision. Chanote is commonly discussed as a f…
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Buying3 min readNeeds review
How to Check Mortgages, Liens, Servitudes, and Other Property Encumbrances
Check encumbrances through current Department of Lands title records for the property—not through seller assurances alone. Look for mortgag…
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Checking Construction Progress Against Payment Milestones
Off-plan buyers should tie each instalment to inspectable construction milestones defined in the contract, demand dated evidence (photos, e…
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Crypto and Unusual Payment Methods in Thai Property Deals
Careful Thai property counsel and banks usually resist cryptocurrency or other unusual payment rails because Land Office packs, FET evidenc…
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Defect Liability Periods and Latent Defects After Transfer
After transfer, buyers rely on a mix of contract warranties, developer after-sales policies, and—where applicable—legal doctrines on hidden…
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Paying Property Deposits in Foreign Currency vs Thai Baht
Reservation and earnest deposits can be paid in THB or sometimes in foreign currency, but the safer path is the one that produces clear rec…
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Developer Insolvency and Unfinished Project Buyer Remedies
If a Thai developer becomes insolvent or abandons an unfinished project, buyer remedies depend on contract terms, payment structure, securi…
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EIA and Project Approvals Buyers Should Ask About
Large Thai developments may require environmental impact assessment (EIA) and other project approvals before lawful construction and operat…
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Flood History and Drainage Diligence for Thai Property
Flood and drainage risk should be researched with parcel-level evidence—topography, historical photos, drainage infrastructure, building de…
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Foreign Exchange Transaction Evidence for Condo Purchases
Foreign buyers of Thai condominiums are commonly asked to show that purchase funds were remitted in foreign currency into Thailand under ba…
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Buying3 min readNeeds review
How to Buy a Condominium in Thailand: A Step-by-Step Process
Buying a condominium in Thailand typically moves from shortlisting and due diligence, to reservation and sale agreements, to verification o…
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Buying3 min readNeeds review
How to Check a Thai Land Title Deed and Confirm the Legal Owner
Confirm legal ownership by checking current Department of Lands records for the title number—not by relying on a photocopy in a sales pack.…
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Using an Independent Property Valuer in Thailand
An independent appraisal can sanity-check asking prices, support negotiations, and inform investment committees, but it is an opinion as of…
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Buying3 min readNeeds review
New-Build Property Inspections in Thailand: Defects to Check Before Transfer
Before transfer of a new-build, inspect the unit or house against the contracted specifications: water ingress, finishes, doors and windows…
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How to Build a Personal Claim Ledger for One Property Deal
A personal claim ledger is a simple table listing every material promise in your deal—quota space, fees, yields, handover dates, visas, vie…
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Power of Attorney for Thai Property Purchases from Abroad
A power of attorney (POA) can let a trusted agent sign or appear for parts of a Thai property purchase while you remain abroad, but Land Of…
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Buying3 min readNeeds review
What to Check Before Signing a Property Reservation Agreement in Thailand
Before signing a reservation agreement, confirm the exact unit or land identity, how much is payable, whether the fee is refundable, what d…
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Remote and Overseas Logistics for Buying Thai Property
Parts of a Thai property purchase can be prepared remotely—document review, video tours, draft SPAs—but identity checks, some bank steps, a…
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Buying3 min readNeeds review
Thai Property Sale-and-Purchase Agreements: Clauses Buyers Should Examine
Examine SPA clauses that define the asset, price and payment schedule, title and encumbrance warranties, conditions precedent (including fo…
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Buying3 min readNeeds review
Should You Use a Lawyer When Buying Property in Thailand?
Yes—for most foreign buyers, independent Thai counsel is the practical way to verify title and encumbrances, negotiate SPA risk allocation,…
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Soft vs Hard Renovation Definitions in Sale Contracts
“Soft” and “hard” renovation labels in sale and purchase agreements only matter if the contract defines them with schedules: which trades,…
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Soil and Foundation Surveys for Landed Houses in Thailand
Landed houses and vacant plots can hide soft soils, fill, or inadequate foundations that cosmetic viewings miss. Buyers should consider geo…
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Structural Engineer Snagging Beyond Cosmetic Inspection
Cosmetic snagging lists catch paint and fittings; structural engineers look for movement, load-path red flags, waterproofing failures, and…
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Opening a Thai Bank Account to Complete a Property Purchase
Foreign buyers do not always need a Thai bank account to reserve a property, but transfers, mortgage servicing, rental income, and FET docu…
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Thai-Language vs English Property Contracts: Which One Controls?
When a Thai property deal has Thai and English versions, the Thai text commonly controls for registration and often for dispute interpretat…
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Buying3 min readNeeds review
Thailand Property Due-Diligence Checklist: What to Verify Before Paying
Before paying material deposits, verify what right you are buying, who owns it on Department of Lands records, what encumbrances exist, whe…
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Buying3 min readNeeds review
Thailand Property Scams and Red Flags: What Buyers Should Never Do
Never treat nominee landholding as a lawful ownership path, never pay large sums without Land Office-backed title checks, never rely on pho…
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