How to Sell a Condominium to Foreign Buyers in Thailand?
How to Sell a Condominium to Foreign Buyers in Thailand: Complete Step-by-Step Guide
Summary: 3 Essential Steps to Sell Your Condo to Foreigners
- Verify the Building's Foreign Quota
- Prepare Required Documents & Obtain the FET (Foreign Exchange Transaction) Form
- Execute Targeted International Marketing (Language – Channels – Information)
Below is the complete step-by-step breakdown with reliable, up-to-date industry reference data.
- Check the Building’s Foreign Quota (Most Critical Step)
Foreign nationals can purchase condominium units on a Freehold basis only if the development has remaining Foreign Quota available, as mandated by the Thai Condominium Act (capped at 49% of the total saleable area).
Action Steps:
- Request an official Foreign Quota Certificate from the Condominium Juristic Person (CJP) / Property Management office.
- If the quota is full: The unit can only be sold to Thai buyers (or Thai companies).
- If your unit is already under foreign ownership: You can transfer and sell it to another foreign buyer immediately.
- Prepare Ownership Transfer Documents for Foreign Buyers
Transferring ownership to a foreigner involves specific procedures compared to domestic sales—most notably obtaining the FET (Foreign Exchange Transaction) Form, which serves as official proof that purchase funds were imported into Thailand in foreign currency.
Required Document Checklist:
- Title Deed (Chanote)
- Debt-Free Certificate (issued by the Juristic Office confirming no outstanding common fees)
- Passport copy of the buyer
- FET Form / Credit Advice issued by a Thai bank
- Sale and Purchase Agreement (SPA)
- Historical receipts of common area fee payments
- Land Department tax declaration forms
Important Notes:
- If the name specified on the FET form does not match the buyer's name (on either the sender or receiver side), the Land Office will not proceed with the ownership transfer.
- Document preparation should be initiated 2 to 4 weeks in advance.
- Taxes and Transfer Fees at the Land Office
Tax obligations for selling a condominium unit to a foreign buyer are identical to selling to a Thai buyer:
- Transfer Fee: 2% of the appraised value
- Specific Business Tax (SBT): 3.3% (applicable if sold within 5 years of ownership)
- Stamp Duty: 0.5% (exempt if SBT applies)
- Withholding Tax: Calculated based on the Land Department’s progressive rate formula
- International Marketing Strategy (What Actually Closes the Deal)
Based on real estate market insights, sales to foreign buyers close significantly faster when the following three elements are in place:
4.1 A) Comprehensive English Information
- Unit size (sq.m.)
- Floor level
- View
- Furnishing condition
- Selling price
- Transfer fee allocation
- Common area maintenance fee
- Distance to BTS/MRT stations
- Unique selling highlights (e.g., River view, proximity to international schools or major shopping malls)
4.2 B) Video Walkthroughs & Virtual Tours
Since the majority of foreign buyers reside overseas, providing high-quality video walkthroughs or virtual 360° tours dramatically increases conversion and deal closure rates.
4.3 C) Listings on Major Foreign-Targeted Property Portals
- Thailand-Property
- DotProperty
- Propertyhub
- DDproperty (English Section)
- Complete 8-Step Sales Process Guide
5.1 Prepare the Unit & Complete Paperwork: Stage the condo and gather all requisite ownership documents.
5.2 Publish Property Listings: Advertise across top foreign-focused real estate portals.
5.3 Receive & Evaluate Offers: Review formal purchase proposals from prospective buyers.
5.4 Execute SPA & Collect Deposit: Sign the Sale and Purchase Agreement and receive booking funds.
5.5 International Money Transfer: The buyer transfers foreign currency into Thailand to obtain the FET form.
5.6 Pre-Transfer Document & Tax Audit: Verify all tax calculations, bank certificates, and legal documents prior to the transfer date.
5.7 Ownership Transfer at the Land Office: Formally register the ownership transfer at the relevant Land Department branch.
5.8 Final Settlement & Handover: The seller receives final payment, and the buyer receives the official Title Deed (Chanote).
- What Foreign Buyers Prioritize Most
- Building security & safety features
- Walking distance / proximity to BTS or MRT stations
- Proximity to top international schools
- Convenience to prime luxury shopping centers (EmQuartier, Central Embassy, ICONSIAM)
- Scenic views (River view or unobstructed city skyline)
- Cleanliness and overall maintenance standard of the development
- Professional management quality of the Juristic Office
8/25/2026 11:46:15 AM