How buying actually works

From the moment you find a place to the day the keys are yours, here's how a Pattaya condo purchase actually goes — step by step, with the costs and the timing laid out honestly.

The eight steps

1. Shortlist and view. We narrow it to units that genuinely fit your budget and life — not everything on the market. Buying from abroad? A live video walkthrough works just as well as being here.
2. Check it's really available to you. Before any money moves, I confirm the unit is inside the building's 49% foreign quota (for freehold) and that the seller is the registered owner.
3. Reservation. A small deposit takes the unit off the market while the paperwork is prepared. Get the terms in writing — including what happens to the deposit if the deal falls through.
4. Independent legal check. A lawyer reviews the sale agreement and the title. I'll recommend one, but the choice is always yours — and it should never be the seller's lawyer.
5. Sale & purchase agreement. Both sides sign, with the price, the cost split, and the transfer date all agreed in writing.
6. Transfer your funds. You send the purchase price into Thailand from abroad so your bank can issue the FET form the Land Office needs. We line this up early — international transfers take a few days.
7. Transfer day at the Land Office. We meet, the balance is paid, taxes and fees are settled, and the unit is registered in your name. You walk out an owner.
8. Handover. Keys, access cards, meters read, common-area fees squared away. Done.

How long it takes

A straightforward resale can complete in 2–4 weeks once you've decided — the main variables are your international transfer and the seller's paperwork. Off-plan or bank-involved purchases take longer. I'll give you a realistic timeline for your specific deal, not a hopeful one.

Buying from overseas

You do not have to be in Thailand to buy. Plenty of my clients view by video, sign via a lawyer with power of attorney, and transfer funds from home. The two things that matter most when buying remotely are an honest set of eyes on the ground and clear video of the actual unit — both of which I provide as standard.

The one promise I'll make on cost

I'll break down every cost — price, taxes, fees, legal, transfer split — in writing before you commit to anything. No surprises on transfer day is the whole point of doing this with a real person.

Ready to start, or just want to sanity-check a listing you found? Message me on LINE or WhatsApp.

Sources

• Department of Lands (กรมที่ดิน) — transfer registration, official fees
• Revenue Department — specific business tax, stamp duty and withholding tax on property transfers
• Thailand Law Online — foreign currency remittance and the FET form

General guidance, not legal advice — always confirm the specifics with a qualified Thai lawyer.