How does buying a property in Phuket work?

A Phuket purchase by a foreign buyer runs through 8 stages: your brief, shortlist, viewing, reservation, due diligence, contract, construction payments, transfer and handover. Money moves at 5 of them. A booking deposit of typically ฿100,000–200,000 takes a unit off the market; the contract instalment is commonly 25–30% of the price; and at transfer the buyer pays the balance plus their share of the 2% transfer fee, which is commonly split with the seller. An independent Thai lawyer — the buyer’s own, not the developer’s — checks title, permits and the developer before any contract is signed.

Mark where you are and the page tracks it in your browser — nothing is sent to us until you ask. Guide updated 2 September 2026.

1. 1

   Stage 1: Your brief

   I am here

   What you are looking for, and why.

   You

   • · Answer the brief — budget, area, purpose, timing

   Us

   • · Read it, and come back with the honest shape of what that budget buys

   Usually within a working day

2. 2

   Stage 2: Shortlist

   I am here

   A handful worth your attention, with the reasoning shown.

   You

   • · Save what interests you
   • · Tell us what is wrong with the rest — it sharpens the next round

   Us

   • · Pull the termsheets, price lists and floor plans
   • · Flag anything our own sources disagree on

   2–5 days

3. 3

   Stage 3: Viewing

   I am here

   In person, or a live walkthrough if you are not in Phuket.

   You

   • · Pick dates
   • · Tell us if you want the surrounding area seen too, not just the units

   Us

   • · Arrange access
   • · Attend with you
   • · Send a written note of what was seen, including the problems

   Arranged within a week

4. 4

   Stage 4: Reservation

   Booking depositI am here

   A booking deposit takes the unit off the market while terms are agreed.

   You

   • · Confirm the unit
   • · Pay the booking deposit
   • · Provide passport details for the reservation form

   Us

   • · Negotiate price and payment terms
   • · Check what the deposit is and is not refundable against, in writing

   Deposit typically ฿100,000–200,000

5. 5

   Stage 5: Due diligence

   Legal fees, paid direct to your lawyerI am here

   An independent Thai lawyer checks title, permits and the developer.

   You

   • · Appoint a lawyer — yours, not the developer's, and not one we are paid by

   Us

   • · Introduce two or three firms and step back
   • · Hand over every document we hold on the project

   1–3 weeks

6. 6

   Stage 6: Contract

   Contract instalmentI am here

   Sale and purchase agreement signed, first instalment falls due.

   You

   • · Sign once your lawyer is satisfied
   • · Pay the contract instalment

   Us

   • · Hold the developer to what was agreed at reservation

   Contract stage commonly 25–30% of price

7. 7

   Stage 7: Construction payments

   Milestone instalmentsI am here

   Instalments tied to build milestones, on an off-plan purchase.

   You

   • · Pay on schedule
   • · Keep the foreign-currency transfer records — you will need them at transfer

   Us

   • · Track milestones against the schedule
   • · Tell you when a stage slips, not after it has

   Runs to the handover date

8. 8

   Stage 8: Transfer and handover

   Balance, transfer fee, first-year common area maintenanceI am here

   Title transferred at the Land Office, keys handed over.

   You

   • · Attend or grant power of attorney
   • · Pay the balance and your share of the transfer fee

   Us

   • · Attend the Land Office
   • · Walk the snag list with you before you sign it off

   Transfer fee 2% of appraised value, commonly split 50/50