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Thailand Property Due Diligence Checklist: 47-Point Inspection Before You Buy

47 inspection points that prevent catastrophic mistakes when buying property in Thailand. The top 5 alone have cost foreigners millions in losses.

Editors

Jun 19, 2026 · 10 min read

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Executive Summary

Only Chanote title deeds provide full ownership — verify deed type before paying anything
Land Department title search costs THB 50 and can prevent THB 2M+ in losses
Unpermitted construction becomes YOUR liability at transfer — check building permits
Foreign condo quota is capped at 49% — verify availability before committing
Budget 6-8% of purchase price for total closing costs (transfer fees, taxes, legal)

Before You Sign: 47 Things to Check Before Buying Property in Thailand — And the 5 That Will Save You From a Catastrophic Mistake

The fluorescent lights of a Hua Hin law office cast a particular kind of anxiety over the contract review process.

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Property-related costs including CAM, taxes, and insurance are major budget components.

Sources & Verification

Only Chanote title deeds provide full ownership rights in Thailand — Thailand Department of LandsSource
Transfer fee is 2% of appraised value, split between buyer and seller — Thai Revenue Department Property Transfer FeesSource
Foreign ownership of condominiums capped at 49% of total saleable area — Thailand Condominium Act B.E. 2522Source
Land Department title search available for THB 50 — Department of Lands Fee ScheduleSource
Common area fees in Hua Hin condos average THB 30-50/sqm/month — Hua Hin Condo Market Survey 2025Source