How to Transfer a Condominium to a Foreign Buyer in Thailand, Land Office Steps & FETF Proof (2026)

Last reviewed: 16 July 2026

Understanding how to transfer a condo to a foreign buyer in Thailand requires careful preparation long before either party arrives at the Land Office. Under the Condominium Act B. E. 2522 (1979), a foreign national may own a condominium unit in freehold, provided the building’s foreign ownership quota has not been exceeded and the purchase price has been remitted into Thailand in foreign currency and converted to Thai baht through an authorised bank. The process involves coordinating bank proof (the Foreign Exchange Transaction Form, commonly called the FET or FETF), assembling seller and buyer documents, settling taxes, and executing the transfer at the relevant provincial or district Land Office operated by the Department of Lands.

In 2026, intensified scrutiny of remittance traceability, anti-money-laundering checks, and nominee-risk detection means that each documentary step must be completed precisely, a single naming mismatch on the FET can halt the entire transfer on the day.

Overview of the process and who it applies to

This guide covers the end-to-end Land Office transfer process for a condominium unit being sold or gifted to a foreign individual or a foreign juristic person in Thailand. It applies whenever the registered buyer on the new title deed will be a non-Thai national or an entity classified as “foreign” under the Condominium Act. The two non-negotiable prerequisites that distinguish a foreign-buyer transfer from a Thai-to-Thai transaction are the 49 % foreign ownership quota and the requirement to prove that purchase funds entered the country in foreign currency (the FET/FETF requirement under Bank of Thailand exchange-control rules).

If you are a buyer, seller, agent, or in-house counsel preparing for a transfer, you should begin the steps described below at least two to four weeks before the planned Land Office appointment. Buyers who are not resident in Thailand should allow additional time for Power of Attorney (POA) notarisation, consular legalisation, and international bank transfers. Engaging a qualified Thai property lawyer before the contract stage, rather than after, is strongly recommended, because many rejection scenarios at the Land Office trace back to errors made during the remittance or contract phase.

Eligibility and foreign buyer requirements for a condo transfer in Thailand

Foreign individual buyer, eligibility checklist

A foreign individual may register freehold ownership of a condominium unit if the following conditions are satisfied:

• Valid passport. The buyer must hold a current passport. A copy of the passport biographical page and the most recent Thai immigration entry stamp (if the buyer is in Thailand) will be required at the Land Office.
• Foreign-currency remittance. The full purchase price (or the portion to be registered against the buyer’s name) must have been remitted into Thailand in a foreign currency and converted to Thai baht by a Thai-licensed bank. The bank issues the FET as proof.
• 49 % quota availability. The unit being purchased must fall within the portion of the building’s total registrable area allocated to foreign ownership. The condominium’s juristic person or developer confirms this.

No specific visa type is required to own a condominium. However, buyers who intend to reside in the unit should separately investigate the applicable property visa Thailand arrangements.

Foreign juristic person and the 49 % quota

Under the Condominium Act, a juristic person is treated as “foreign” if more than 49 % of its shares are held by non-Thai nationals or if it is registered under foreign law. Units registered to foreign juristic persons count toward the building’s foreign quota in the same way as units held by foreign individuals. The juristic person quota is calculated as a percentage of the total registrable floor area of all units in the condominium, not as a percentage of the number of units.

Before scheduling a transfer, the buyer (or their lawyer) should request a written quota confirmation letter from the condominium juristic person or the developer. If the quota has been reached, the Land Office will refuse to register the transfer. In that scenario, the only options are to wait until a foreign owner sells a unit (freeing quota), to restructure the purchase through a Thai-majority company (subject to strict nominee-risk scrutiny), or to negotiate a leasehold arrangement instead.

Step-by-step procedure: how to transfer a condo to a foreign buyer in Thailand

The Land Office transfer process can be broken into five principal steps. The table below summarises who is responsible and how long each step typically takes, followed by detailed guidance on each stage.

Step 1: Pre-transfer bank and FET preparation (buyer)

Instruct your overseas bank to remit the purchase price to your Thai bank account in a foreign currency (USD, EUR, GBP, AUD, JPY and others are commonly accepted). The critical requirements are:

1. Remit in foreign currency, not in Thai baht. The wire must arrive at the Thai bank as foreign currency and be converted to baht upon receipt. A transfer sent in baht from an overseas account does not satisfy the requirement.
2. Name the buyer correctly. The remittance reference and the sender or beneficiary fields must clearly identify the foreign buyer by the exact name shown on the buyer’s passport. A mismatch, even a middle-name abbreviation, can cause the Land Office to reject the FET.
3. State the purpose of remittance. Ask the sending bank to include a purpose-of-payment code or narrative such as “purchase of condominium unit [address]” in the wire instructions. While not all banks do this automatically, it strengthens traceability.
4. Obtain the FET from the Thai receiving bank. Once the foreign currency arrives, the Thai bank converts it to baht and issues a Foreign Exchange Transaction Form (sometimes called the FETF or Thor Tor 3 form). This form records the amount in foreign currency, the conversion rate, the baht equivalent, and the sender and beneficiary details. Request the original plus at least two certified copies.

Allow up to 10 business days for the entire remittance-and-conversion cycle, particularly if the sending bank is in a jurisdiction with enhanced compliance requirements. If the purchase price is being remitted in multiple tranches (for example, a deposit and a balance), a separate FET is needed for each tranche, and every FET must be presented at the Land Office.

Step 2: Pre-transfer Land Office checks (seller / developer / juristic person)

While the buyer is arranging bank proof, the seller should complete the following in parallel:

1. Conduct a title search. Verify the title deed (Chanote, Nor Sor 3, or Nor Sor 3 Kor as applicable) at the relevant Land Office. Confirm that there are no encumbrances, mortgages, liens, court orders, or caveats registered against the unit.
2. Obtain a quota confirmation letter. Request a written certificate from the condominium juristic person stating the current percentage of foreign-owned floor area and confirming that the proposed transfer will not cause the building to exceed the 49 % limit. The Land Officer will review this document before processing the transfer.
3. Prepare tax documentation. The seller (or the seller’s accountant) should pre-calculate the applicable taxes, either Specific Business Tax or Stamp Duty, plus Withholding Tax, and bring supporting tax identification documents. Pre-calculation avoids disputes at the Land Office counter.

Step 3: Settlement mechanics on transfer day, cashier’s check and escrow coordination

On or immediately before the transfer date, the buyer’s Thai bank issues a cashier’s check (or bank draft) payable to the seller for the net purchase price (after deducting any taxes or fees the buyer has agreed to absorb). Where the parties use an escrow arrangement, common in higher-value transactions, the escrow agent releases funds upon confirmation that the Land Office has accepted the transfer. The buyer should bring:

• The cashier’s check or confirmation of escrow release instructions.
• Cash or a separate cashier’s check for the transfer fee and any buyer-payable taxes (these are paid directly to the Land Office).
• A bank-issued certificate confirming the buyer’s account balance and the source of funds, if requested.

Step 4: At the Land Office, presentation of originals, signatures, and title deed transfer

Both buyer and seller (or their attorneys under a valid POA) attend the Land Office that has jurisdiction over the condominium. The Land Officer will:

1. Inspect all original documents. The officer checks the title deed, the buyer’s passport, the original FET (and certified copies), the quota confirmation letter, and seller identification.
2. Verify the foreign ownership quota. The officer cross-references the juristic person’s quota certificate with the Land Office’s own records for the building.
3. Calculate and collect fees and taxes. The transfer fee (payable by the buyer unless otherwise agreed) and the seller’s taxes are computed. The parties pay at the Land Office cashier.
4. Execute the transfer deed. Both parties (or their attorneys) sign the transfer deed. The Land Officer endorses the title deed on the reverse, recording the new owner’s name and nationality.
5. Issue the updated title deed. The buyer receives the original title deed showing them as the registered owner. In most Land Offices, this is completed within the same business day.

Step 5 (optional): POA attendance, notarisation, and consular legalisation

If the buyer or seller cannot attend the Land Office in person, they may appoint an attorney to act on their behalf through a Power of Attorney. Key conditions include:

• Notarisation. The POA must be notarised by a notary public in the country where it is executed.
• Consular legalisation. After notarisation, the POA must be legalised (authenticated) by the Royal Thai Embassy or Consulate in that country, or apostilled if Thailand has a bilateral arrangement. As of 2026, Thailand is not a party to the Hague Apostille Convention, so consular legalisation remains the standard route.
• Thai translation. The POA and any accompanying documents executed in a foreign language must be translated into Thai and certified by a sworn translator or the relevant Thai consulate.

Allow at least two to three weeks for notarisation, legalisation, and postal delivery of the original POA to Thailand.

Required documents for a foreign buyer condo transfer in Thailand

The Land Office will refuse to process the transfer if any original document is missing, incomplete, or incorrectly formatted. The table below lists every document the parties should prepare, with notes on who issues it and what format the Land Office expects.

The Foreign Exchange Transaction Form deserves particular attention. The Land Officer will inspect the FET to confirm that the amount remitted matches or exceeds the registered purchase price, that the buyer’s name appears consistently (matching the passport), and that the form was issued by a bank licensed by the Bank of Thailand. If the purchase price was remitted in multiple instalments, a complete set of FETs covering the total amount must be presented. Funds transferred from a Thai-baht bank account, even one held by the foreign buyer in Thailand, will not satisfy this requirement unless those funds were originally deposited through a qualifying foreign-currency remittance and an FET was issued at that time.

Timeline and key deadlines for the Land Office transfer process

A well-prepared transfer can be completed in a single day at the Land Office. The variable is the lead time needed for bank proof and document assembly. The realistic end-to-end timeline, from initiating the overseas remittance to walking out of the Land Office with a transferred title deed, is typically two to four weeks.

The following time-sensitive tasks should be treated as deadlines:

• Obtain the FET before the transfer date. Do not schedule a Land Office appointment until the original FET is physically in the buyer’s (or the buyer’s lawyer’s) possession.
• Request the quota certificate early. Some condominium juristic persons take up to five business days to issue this letter, particularly in large buildings with frequent transactions.
• Finalise seller tax clearance. The seller’s withholding-tax calculation depends on the registered acquisition price and holding period. Obtain the figures from a tax adviser before transfer day to avoid recalculation delays at the Land Office counter.

Common delay causes and the time needed to remedy them are:

Costs, transfer fees, and tax considerations

Several fees and taxes are payable at the Land Office on transfer day. The allocation between buyer and seller is often negotiated in the sale-and-purchase agreement, but the statutory liability falls as indicated below. All rates shown are based on schedules published by the Department of Lands and the Revenue Department, confirm current rates before the transfer, as adjustments occur periodically.

Buyers and sellers should agree in writing, ideally in the sale-and-purchase agreement, on who bears each cost component. In practice, many Bangkok and resort-area transactions see the 2 % transfer fee split equally, with the seller bearing SBT or Stamp Duty and withholding tax in full. However, these allocations are entirely a matter of contract negotiation.

What changes in 2026 affecting a condo transfer to a foreign buyer in Thailand

Industry observers expect 2026 to mark a notable tightening in the administrative scrutiny applied to foreign condominium transfers, even though no single new statute has altered the underlying ownership rules. The practical changes include:

• Enhanced FET verification. Land Officers are reported to be cross-referencing FET details more rigorously against passport data, including checking middle names, transliteration consistency, and ensuring the remitting-bank narrative matches the stated purchase purpose. Early indications suggest that transfers are being delayed more frequently for FET discrepancies that would previously have been overlooked.
• Anti-money-laundering traceability. Under guidance aligned with AMLO (Anti-Money Laundering Office) requirements, banks and Land Offices are paying closer attention to the traceability of funds, particularly where the remittance passes through intermediary accounts or where the sender name differs from the buyer name.
• Nominee-risk scrutiny. Developers and Land Offices are increasingly requesting evidence of beneficial ownership when the buyer is a juristic person, especially where a Thai-majority shareholder structure is used. The likely practical effect is that company-structure purchases face additional documentary requirements and longer processing times.
• Developer compliance letters. Some large developers are now issuing detailed compliance letters (beyond the standard quota certificate) confirming that the incoming buyer’s purchase has been screened against the building’s AML policies. Buyers should expect to complete know-your-customer (KYC) forms with the developer or juristic person before transfer.

None of these changes create new legal barriers to foreign ownership. They do, however, mean that buyers should allow additional preparation time and ensure every document is meticulously accurate before the Land Office appointment. For a broader comparison of how conveyancing procedures are evolving across the region, see our guide on conveyancing and stamp duty changes in 2026.

Common pitfalls when transferring a condo to a foreign buyer in Thailand, and how to avoid them

• FET name mismatch. The most frequent cause of same-day rejection. If the buyer’s name on the FET does not exactly match the passport, including middle names, spacing, and transliteration, the Land Officer may refuse the transfer. Remedy: Before the remittance, provide the sending bank with a photocopy of the buyer’s passport and instruct them to use the name exactly as printed. If a mismatch occurs, request a corrected FET from the Thai receiving bank (allow 3–7 business days).
• Missing original FET. A photocopy or digital scan is not accepted. The Land Office requires the original FET issued by the Thai bank, plus certified copies. Remedy: Collect the original from the bank branch in person or request it by registered post well before transfer day.
• Juristic person quota exceeded. If the building’s 49 % foreign-quota limit has already been reached, the transfer cannot proceed. Remedy: Request the quota certificate at the earliest stage, ideally before signing the sale-and-purchase agreement. Include a quota-confirmation condition precedent in the contract so the buyer can withdraw if quota is unavailable.
• POA defects. A POA that lacks consular legalisation, omits the specific unit address, or is not accompanied by a certified Thai translation will be rejected. Remedy: Use a POA template reviewed by a Thai property lawyer, have it notarised and consular-legalised by the Royal Thai Embassy in the country of execution, and attach a certified Thai translation.
• Seller’s tax certificate not ready. Without the seller’s withholding-tax pre-calculation and supporting tax-identification documents, the Land Office cannot process the transfer. Remedy: The seller’s lawyer or accountant should prepare the tax computation and supporting documents at least three business days before the appointment.
• Funds sent in Thai baht from overseas. If the buyer’s bank converts the remittance to Thai baht before it reaches the Thai bank, no FET will be issued because the Thai bank did not perform the conversion. Remedy: Explicitly instruct the sending bank to remit in the original foreign currency (USD, EUR, GBP, etc.) and allow the Thai bank to perform the conversion upon receipt.

If the Land Office rejects the transfer on the day, the officer will typically explain the deficiency verbally and in writing. The parties must then correct the issue and return for a new appointment. There is no penalty for a rejected submission, but the delay can be costly if contractual deadlines or escrow release dates are affected. Engaging a qualified property lawyer to review all documentation before the appointment significantly reduces the risk of rejection.

Sources

1. Department of Lands (Thailand), Land Office guidance and transfer procedures
2. Bank of Thailand (BOT), foreign exchange and remittance guidance
3. Revenue Department (กรมสรรพากร), taxes on property transfers
4. Office of the Council of State (Krisdika), Condominium Act B.E. 2522 and Land Code
5. Anti-Money Laundering Office (AMLO) Thailand
6. Lawyers Council of Thailand, notary and attorney practice guidance