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On top of the deposit (typically 10–20% of the price), budget another 3–6% of the appraised value for transfer day: the 2% Land Department transfer fee, which is customarily split between buyer and seller, a 1% mortgage registration fee on the loan amount, the bank's valuation fee, fire insurance, and the sinking fund contribution when buying a condominium. Agree in the sale and purchase agreement on who pays what before placing a deposit.

The Land Department charges a 2% transfer fee on the government appraised value, customarily split equally between buyer and seller. The seller also pays withholding tax and 0.5% stamp duty on the higher of the sale price or appraised value. If the seller has owned the property for less than five years and has not been registered in the house book for at least one year, a 3.3% specific business tax replaces the stamp duty. All of this can be reallocated by agreement in the contract.

Foreigners may own condominium units freehold in their own name, provided foreign ownership stays within 49% of the total saleable area of the building, and the purchase funds are remitted into Thailand in foreign currency with a bank certificate as proof. Land cannot be held freehold by foreigners under the Land Code. Common alternatives are a registered 30-year lease or ownership through a properly constituted Thai company. Consult a Thai lawyer before signing.

The standard commission in the Thai market is 3% of the achieved sale price for a sale, and the equivalent of half a month to one month of rent for a rental. It is paid on successful completion and transfer of title, not upfront. Put the rate, payment terms, and the length of the agency agreement in writing.

The usual arrangement on a one-year lease is one month of rent in advance plus a two-month security deposit — roughly three times the monthly rent as the initial payment. The deposit is refundable at the end of the term provided there is no damage beyond fair wear and tear. Photograph the unit's condition before moving in and attach the record to the lease, signed by both parties.

Verify that the title deed is in the seller's name and free of mortgages or encumbrances, check the site plan for boundary encroachment, test the electrical and plumbing systems, look for leaks in the roof and bathrooms, inspect structural cracks and floor settlement, ask for outstanding common area fees and land tax, and check the area's flood history. A professional building inspection costs a few thousand baht and removes a great deal of risk.

The core documents are an ID card, house registration book, three to six months of payslips, an employment certificate, six months of bank statements, and the sale and purchase agreement. Self-employed applicants substitute business registration documents and twelve months of statements. Banks generally keep the monthly instalment within 40% of income, while the maximum loan depends on the Bank of Thailand's LTV rules, which are more generous for a first home than for subsequent ones.

In a normal market, a property priced in line with comparable sales typically takes three to six months to close. Overpriced listings can sit for more than a year. What shortens the timeline is pricing against properties that actually sold nearby, good photography, title documents ready in advance, and easy viewing access.