Property ownership transfer in Thailand — the Land Department process

Ownership of registered property in Thailand changes only when the transfer is recorded at the provincial or branch Land Office where the property is located. Both parties (or their attorneys-in-fact with notarized powers of attorney) appear in person, documents are checked, taxes and fees are paid, and the officer records the new owner on the title deed.

A foreign condominium buyer typically prepares: passport (and marriage/name-change documents if applicable), the Foreign Exchange Transaction evidence or bank confirmation letters showing inward remittance of the purchase price in foreign currency, and the debt-free certificate plus foreign-quota confirmation letter issued by the condominium juristic person.

The seller prepares the original title deed, house registration book, ID or company documents, and — for developers — the corporate authorization set. If either side uses an agent, the Land Department's power of attorney form (Tor Dor 21) must be completed precisely.

Fees and taxes are computed on the official appraised value and/or the declared sale price under rules set by the Land Department and Revenue Department: the transfer fee, withholding tax, and specific business tax or stamp duty. The office collects everything on the day, and the split between parties follows the contract.

After payment, the officer endorses the new owner's name on the back of the title deed and issues the updated deed the same day in most straightforward cases. Keep the deed, receipts, and FET evidence permanently — they are needed for any future sale and for repatriating funds when you exit.