Service guide
How a condo title transfer in Thailand works at the Land Office: the foreign-quota check, the remittance evidence banks issue, official fees, and transfer day.
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A condo title transfer in Thailand is the registration that makes the buyer the legal owner of the unit. It happens at the Land Office that holds the condominium's records, both sides pay the official fees and taxes at the counter, and for an ordinary transfer the unit title deed changes hands the same day.
What makes a condo transfer different from a land transfer is the paperwork that has to be in place before the registrar will act. A foreign buyer needs the building's foreign quota confirmed, bank evidence that the purchase money came from abroad in foreign currency, and the juristic person's documents on the unit. Any one of these missing stops the registration, which is why the transfer file is assembled before the appointment, not at it.
This page covers the transfer itself. The wider journey from reservation to registered owner is on our property purchase services page, and our guide to buying a condo walks through the buyer's decisions in more depth.
Official Land Office fees on a condo unit transfer
Rates from the Department of Lands schedule of fees, taxes and duties. Which side pays each item is set by the sale contract, not by law.
| Item | Rate |
|---|---|
| Transfer registration fee (condo unit) | 2% of the appraised value, minimum 20 baht |
| Specific business tax (seller held the unit as commerce) | 3.3% of the appraised value or sale price, whichever is higher |
| Stamp duty (charged only when specific business tax is not) | 0.5% (1 baht per 200 baht) |
| Withholding income tax, company seller | 1% of the sale price or appraised value, whichever is higher |
| Withholding income tax, individual seller | Progressive rates over the holding period, capped at 20% of the sale price |
| Mortgage registration (if you finance the unit) | 1% of the loan, capped at 200,000 baht |
| Application fee | 20 baht for a condo unit |
Source: Department of Lands, schedule of registration fees, taxes and duties
Checked August 2026
These are the official rates only. Who pays which item is negotiated in the sale contract, and our guide to property transfer fees and taxes works through who typically ends up paying what. Professional fees for the legal work sit on top and vary by firm and by scope, which is where comparing firms pays off.
Note: The quota and the remittance evidence decide whether the transfer registers at all
Foreigners may together own up to 49 percent of the total unit area in a condominium building, and the Land Office registers foreign freehold only inside that quota. It also wants bank evidence that the purchase money was remitted into Thailand in foreign currency, or withdrawn from a foreign-currency account at an authorized bank, in the buyer's name. Both checks are pass or fail: a building already at quota, or funds transferred the wrong way, cannot be fixed at the counter on transfer day. A lawyer can confirm the quota balance with the juristic person and brief the bank on the remittance wording before the money moves.
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The registration itself is fast: the official service standard for a transfer that needs no public proclamation is 2 hours. The work sits in the weeks before, getting the quota, the funds, and the juristic person's documents lined up so the appointment is a formality. The juristic person, the condominium's management entity, matters here: it confirms the building's foreign-quota position and whether the unit carries unpaid common fees, and a lawyer obtains those confirmations before transfer day.
Confirm the foreign quota
The building's current foreign-quota balance is checked with the juristic person before anything else. A purchase that would push foreign ownership past 49 percent of the unit area cannot be registered as foreign freehold.
Remit the funds with the right evidence
The purchase money comes into Thailand in foreign currency, in the buyer's name, and the receiving bank issues confirmation of the inward remittance. This bank paperwork is what the Land Office accepts; a plain domestic transfer does not produce it.
Collect the juristic person's documents
The quota confirmation and the confirmation that no common fees are outstanding on the unit. Sellers settle arrears before transfer, because unpaid charges follow the unit.
Assemble the transfer file
The unit title deed, passports and identity documents, the signed sale contract, the bank evidence, the juristic person's letters, and a registered power of attorney if either side will not attend in person.
Registration at the Land Office2 hours official standard
Both sides appear or are represented, the fees and taxes in the table above are paid, the registrar records the transfer, and the buyer leaves as the registered owner of the unit.
The unit's title deed
Held by the seller or the seller's bank if the unit is mortgaged; a mortgage is discharged at or before registration.
Passports, and any visa or entry documents
The Land Office verifies both parties' identity and status.
Bank evidence of the foreign-currency remittance
Confirmation of the inward remittance or the withdrawal from a foreign-currency account, in the buyer's name, covering the price.
The juristic person's quota and common-fee confirmations
The foreign-quota position and confirmation that no common fees are outstanding on the unit.
The signed sale and purchase agreement
With the agreed split of fees and taxes stated, so there is no argument at the counter.
A registered power of attorney, if you will not attend
Many foreign buyers and sellers complete transfer day through their lawyer using the Land Department's power of attorney form.
Payment for the balance and the official fees
Payment usually completes at the Land Office, against the registration.
Nothing in Thai law requires a lawyer to transfer a condo unit. What a property lawyer sells on a transfer is sequencing and verification: confirming the quota before you commit, briefing the bank so the remittance evidence reads the way the Land Office expects, obtaining the juristic person's confirmations, checking the title for mortgages and charges, and standing in for you at the counter by power of attorney if you are abroad. On a clean resale that is a compact piece of work. On a unit with arrears, a mortgage to discharge, or a tight quota position, it is the difference between registering and rebooking.
This page is general information, not legal advice. Fees and procedures change; for a specific transfer, speak with a qualified professional.
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