5 Things Every First-Time Buyer Should Know in Thailand 2025

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The Highlights

Condos are the simplest route for most foreign buyers.

Budget for taxes, fees, and sinking funds — the sticker price is only the start.

Check titles, foreign quotas, and how funds must be transferred.

Use tech like Annie to match faster and avoid dead ends.

Buying your first home is a big milestone. It’s exciting, sure, and also a little bit overwhelming. Paperwork, money planning, and too many choices make anyone’s head spin. The good news: a few smart checks before you sign will save time, money, and stress.

1. Your budget is more than the sale price

That “sticker price” on a listing is only part of the cost. In Thailand, you should plan for transfer fees (typically around 2% of the appraised value, sometimes shared), mortgage registration fees (about 1%), and stamp duty or specific business tax, depending on the seller.

Before you commit, don’t miss our guide on the hidden costs of buying a home in Thailand

If you buy a condo, also add the sinking fund , usually THB 500–700 per SQM as a one-time payment, plus monthly common fees for maintenance and management.

Example: for a THB 3.5 million condo in Bang Na, set aside at least THB 200,000 extra to cover these costs. A practical rule of thumb is to budget 5–7% of the property price for extra fees.

2. Know how the banks will assess you

Thai banks are conservative lenders. They’ll look at your debt-to-income ratio (ideally under 40%), your credit history, and your down payment size.

Thai buyers typically put down 10–15%.

Foreign buyers usually need 20–30%, and only some banks lend to non-residents.

If you’re freelance or self-employed, expect more paperwork. Small missed payments can hurt approval chances, so clear up credit card debt and have your documents in order before applying.

3. Location matters more than you think

Where you buy affects daily life and resale. Proximity to transport and new infrastructure still moves the market. In 2025 look closely at areas tied to new lines and projects.

Common picks this year:

Bang Na and Samut Prakan: Yellow Line connectivity.

Rama 9 and Ratchada: growing CBD with rental demand.

Phuket and Chiang Mai: lifestyle buys with holiday rental potential.

Thai buyers often choose places near family or work. Foreign buyers tend to target condos near BTS/MRT or resort areas. If resale matters, prioritize convenience over novelty.

If you’re leaning toward a condo, here’s a step-by-step guide for foreigners buying in Thailand

4. Don’t skip the legal checks

The legal stuff is boring but essential. Always check these items before you pay anything:

Confirm the title deed type. A chanote is the strongest land title.

For condos, get written confirmation that the 49% foreign quota is available.

Review the developer’s track record, especially for pre-sales.

Check for encumbrances, building debt, and whether the juristic person (building management) is active.

A property lawyer or experienced conveyancer usually costs a few tens of thousands of baht, but it’s money well spent. Small paperwork mistakes can block a transfer at the Land Department.

5. Let tech speed the search, but verify everything

Hunting used to mean long scrolls, overlapping agents, and dead leads. Today, AI-driven tools do the heavy lifting. Tell the system what you want, for example, “two-bedroom condo near Ari, walking distance to cafés, under THB 6 million”, and get matched to verified listings quickly. AI also helps flag duplicates and highlight trustworthy listings.

Thailand’s first AI-driven brokerage, like Superagent makes the process faster and cuts wasted time, but always confirm the legal, title, and payment details before you commit.

Quick FAQs for first-time buyers

Q: How much cash do I need for a THB 3–5 million condo?

A: Plan on THB 200,000–300,000 extra for fees, sinking funds, and taxes, on top of your down payment.

Q: Can foreigners buy property in Thailand?

A: Foreigners can own condominiums if the building’s 49% foreign ownership quota is not full. Freehold land ownership by foreigners is generally restricted.

Q: Which areas look good for investment in 2025?

A: Bang Na and Samut Prakan (Yellow Line), Rama 9 and Ratchada, and Phuket are popular picks for both lifestyle and rental demand.

Friendly reminder

This guide shares general insights to help you understand the market. It is not legal, financial, or tax advice. Rules vary by case, so always consult licensed professionals such as lawyers, tax advisers, or financial experts before making final decisions.

5 Things Every First-Time Property Buyer in Thailand Should Know