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Find property lawyers in Thailand for due diligence, contracts and Land Office transfers: what they do, when you need one, costs, Bangkok and Phuket.
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Featured firms
International boutique law firm in Bangkok and Phuket, providing legal and tax services to investors, businesses, and private clients across Thailand
฿4,000–12,000 / hour
Bangkok-based law firm delivering strategic, business-focused legal advice with deep local expertise and a practical, solutions-oriented approach.
฿3,500–15,000 / hour
International Legal and Cross-Border Business Advisory in Thailand and Asia
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A property lawyer in Thailand protects a buyer at four points: before you pay, before you sign, on transfer day at the Land Office, and after the deal. The first of those is due diligence: the background checks a buyer runs before paying anything.
| Stage | What the lawyer does |
|---|---|
| Before you pay | Pulls the title deed at the Land Office, confirms the seller owns the property, and looks for mortgages, rights of way or court claims. For a condo, also checks the building's foreign quota. |
| Before you sign | Reviews the sale contract, which the seller or developer often drafts, for one-sided deposit terms, vague handover dates and penalty clauses. |
| Transfer day | Attends the Land Office in person or under your power of attorney, and checks that the registration matches the contract. |
| After the deal | Handles leases, ownership structures, inheritance and disputes. |
You'll want one for:
You can usually skip one for:
Timing matters most. A lawyer helps most before you sign or pay a deposit, while you still have room to negotiate.
Thai property law sits mainly in the Land Code, the Civil and Commercial Code and the Condominium Act. For a foreign buyer, these are the rules that matter most:
| What you want | What Thai law says |
|---|---|
| Own a condo unit | Foreigners can, within the building's 49% foreign quota, paid with money brought in from abroad |
| Own land | Foreigners generally cannot. The narrow exception needs an investment of at least 40 million baht and the Minister's permission, for a home on up to one rai (1,600 square metres) |
| Lease land or a house | A lease longer than three years must be written and registered, and none can be registered for more than 30 years |
| Own a house on someone else's land | A superficies right allows it, for up to 30 years or for the life of the landowner or the holder |
| Use land for life | A usufruct allows it, and it always ends when the holder dies |
| Hold land through a nominee | The Department of Lands can dispose of land held on a foreigner's behalf |
Which of these routes fits a particular purchase depends on the facts, so ask a lawyer to confirm the structure before you sign.
All firms
International boutique law firm in Bangkok and Phuket, providing legal and tax services to investors, businesses, and private clients across Thailand
฿4,000–12,000 / hour
Bangkok-based law firm delivering strategic, business-focused legal advice with deep local expertise and a practical, solutions-oriented approach.
฿3,500–15,000 / hour
International Legal and Cross-Border Business Advisory in Thailand and Asia
Blumenthal Richter Sumet & Schuler is a leading law firm in Bangkok, Thailand. We provide legal services in all practice areas.
International law firm specializing in immigration and cross-border transactions.
Your trusted legal partner in Thailand
Herrera and Partners, is a leading law firm in Bangkok, Thailand. With a dedicated team of skilled and international lawyers in Bangkok.
฿10,000–20,000 / hour
International firm in Asia since 2006 — corporate legal, accounting, advisory and audit services across Thailand, China & the Philippines.
Thai-English speaking law firm in Hua Hin providing family law, business law, real estate, wills, and immigration services.
Experts assisting clients in conducting their businesses and protecting their rights and investments in Thailand across a wide range of legal matters.
Bangkok law firm focused on litigation, corporate legal services and criminal matters, serving clients in Chinese, Thai and English.
The law is national, but where you buy changes the work. Every transfer is registered at the Land Office that covers the property:
| City | Where the transfer is registered |
|---|---|
| Bangkok | Bangkok Metropolitan Land Office or one of its 16 branches |
| Phuket | Phuket Provincial Land Office or its Thalang branch |
| Pattaya | Chonburi Provincial Land Office, Bang Lamung branch |
| Hua Hin | Prachuap Khiri Khan Provincial Land Office, Hua Hin branch |
Bangkok and Phuket each add their own local rules. In Bangkok, the 2013 city plan decides what can be built in each zone, and a revised draft has been posted for comment. In Phuket, a December 2024 notice limits building by distance from the sea and by height above sea level.
Compare property lawyers in Bangkok for condo checks, the city's Land Office branches and its city plan.
Compare property lawyers in Phuket for villa leases and Phuket's beach and hillside building limits.
Property attorneys, real estate lawyers and property law firms in Thailand mostly do the same core work. The useful differences are practical:
| Question to ask | Why it matters |
|---|---|
| Fixed fee or hourly? | Many firms listed on Justenda quote a fixed package for a standard purchase. Ask what it includes and what triggers extra charges. |
| Who attends the Land Office? | The appointment runs in Thai. A lawyer may attend personally, send a colleague, or act under your power of attorney while you stay abroad. |
| What does the due diligence report cover? | Title deed type and history, registered mortgages and other claims, the seller's authority, access to the land, and for a condo the foreign quota. |
| Which language will you get? | Contracts and Land Office documents are in Thai, so ask about English summaries or certified translations. |
Legal fees are usually the smallest number in the deal.
| Cost | Typical amount | Set or collected by |
|---|---|---|
| Lawyer's fee | Firms listed on Justenda commonly quote due diligence on one property in the tens of thousands of baht, with full purchase packages above that | Each firm |
| Transfer fee | 2% of the official appraised value, or 0.01% for Thai individuals buying a home of up to 7 million baht until 30 June 2027 | Department of Lands |
| Specific business tax or stamp duty | 3.3% on most sales within five years, otherwise 0.5% stamp duty | Revenue Department |
| Withholding tax | Depends on whether the seller is a person or a company | Revenue Department |
Our guide to property transfer fees and taxes explains how the bill is usually split. If you already know what you're buying, the step-by-step guide to buying property covers the process. For a specific case, speak with a qualified lawyer: the firms on this page list their languages, locations and areas of focus.
This page is general information, not legal advice.
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Guides from Justenda editors and insights written by verified firms. General information, not professional advice.
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