Transferring property ownership in Thailand is a legal process that involves registering the new owner’s name on the title deed at the Land Office (Land Department). Whether you are buying, selling, or inheriting property, a proper title transfer ensures the transaction is legally recognized and protects both parties from disputes.
A property title transfer requires due diligence, legal documentation, tax payments, and government approval. Foreign buyers must also comply with specific ownership laws, as Thailand restricts land ownership for non-Thais.
This guide explains the steps, legal requirements, fees, and risks involved in property title transfers in Thailand.
1. What is Property Title Transfer?
A property title transfer is the legal process of changing ownership of land, houses, or condominiums in Thailand. This is done at the Land Department, where the new owner’s name is officially registered on the title deed (Chanote).
💡 Example: A foreign investor purchases a condominium in Bangkok. The title transfer process ensures that the condo is legally registered under the buyer’s name in compliance with Thai law.
2. Why is Property Title Transfer Important?
🔴 Legal Ownership Confirmation – Ensures that the buyer officially owns the property.
🔴 Prevents Disputes – Avoids ownership conflicts, fraud, or fake sales.
🔴 Compliance with Thai Property Laws – Foreign buyers must meet legal conditions before transferring ownership.
🔴 Protects Against Hidden Liabilities – Ensures the property is free from encumbrances, debts, or lawsuits.
💡 Tip: A real estate lawyer can help verify documents and ensure a smooth title transfer process.
3. Types of Property Title Deeds in Thailand
Before transferring property, it is essential to understand different types of title deeds:
✔ Chanote (Nor Sor 4 Jor) – The strongest title deed, offering full ownership rights and registered with the Land Department.
✔ Nor Sor 3 Gor – Provides ownership rights but requires a survey before transfer.
✔ Nor Sor 3 – Weaker than Nor Sor 3 Gor, requiring additional procedures before selling or transferring.
✔ Sor Kor 1, Nor Sor 2 – These are not legally transferable and cannot be sold.
💡 Tip: Always verify the title deed with the Land Department before proceeding with a transfer.
4. Who Can Own Property in Thailand?
✔ Thai Citizens – Can own land, houses, and condominiums without restrictions.
✔ Foreigners – Can own condominiums but cannot directly own land (unless through leasehold agreements or Thai companies).
✔ Thai Companies – A Thai-registered company can own land if at least 51% of shares are Thai-owned.
✔ Married Foreigners – A foreigner married to a Thai national can own land under the Thai spouse’s name.
🔴 Risk: Some agents offer illegal “nominee” structures for foreign land ownership, which can result in government confiscation.
💡 Tip: Foreigners should consult a real estate lawyer before purchasing property.
5. Step-by-Step Process for Property Title Transfer in Thailand
Step 1: Conduct Property Due Diligence
Before transferring ownership, verify:
✔ Title deed authenticity (check at the Land Department)
✔ Seller’s legal ownership status
✔ Unpaid mortgages, liens, or legal disputes
💡 Tip: Hire a lawyer to check the title deed history and any encumbrances.
Step 2: Prepare Legal Documents
Both the buyer and seller must prepare the following:
✔ Title deed (Chanote) – original copy
✔ Sale and Purchase Agreement (signed by both parties)
✔ Land Office forms (ownership transfer request)
✔ Seller’s identification (ID card/passport)
✔ Buyer’s identification (ID card/passport, and visa for foreigners)
✔ House registration book (Tabien Baan)
✔ Marriage certificate (if applicable)
✔ Foreign Exchange Transaction Certificate (for foreigners buying condos)
💡 Tip: Foreign buyers must provide a Foreign Exchange Transaction Certificate (FET) to prove they used foreign currency for the purchase.
Step 3: Pay Transfer Fees and Taxes
Before finalizing the transfer, the following fees and taxes must be paid:
✔ Transfer Fee – 2% of the official appraised value
✔ Withholding Tax – 1% for companies, progressive tax rate for individuals
✔ Stamp Duty – 0.5% (if exempt from Specific Business Tax)
✔ Specific Business Tax (SBT) – 3.3% (applies if selling within 5 years of purchase)
💡 Tip: The buyer and seller must agree on who pays the taxes and fees.
Step 4: Register the Title Transfer at the Land Office
✔ Both the buyer and seller must be present (or use a legal representative).
✔ Submit all documents to the Land Department officer.
✔ Pay the required fees and taxes.
✔ The officer records the transfer, and the buyer’s name is added to the new title deed.
🔴 Risk: If documents are incomplete, the transfer may be delayed or rejected.
💡 Tip: Hiring a property lawyer ensures a smooth transfer process.
6. Special Cases in Property Title Transfers
6.1 Transferring Condominium Ownership
✔ Foreigners can own condos if the foreign ownership quota (49%) is not exceeded.
✔ Buyers must provide a Foreign Exchange Certificate (FET).
✔ The transfer must comply with the Condominium Act of Thailand.
6.2 Inheritance Transfers
✔ Heirs must submit a court order proving inheritance rights.
✔ The Land Department registers the new owner’s name on the title deed.
✔ Inheritance tax may apply for high-value properties.
6.3 Gift or Family Transfer
✔ Parents can transfer property to children at a lower tax rate (0.5%).
✔ Property gifts between non-family members are subject to normal taxes.
7. Common Mistakes to Avoid in Title Transfers
❌ Not verifying the title deed – Some properties have hidden mortgages or legal issues.
❌ Failing to pay taxes – Unpaid taxes can delay or void the transfer.
❌ Foreigners buying land illegally – Using Thai nominees is against the law.
❌ Not preparing all documents – Missing paperwork can result in delays or rejection.
💡 Tip: Always work with a lawyer and real estate expert to avoid mistakes.
8. Conclusion
Transferring property title in Thailand is a legal process that requires proper documentation, tax payments, and compliance with Thai property laws.
✔ Key Takeaways:
- Verify the title deed before transferring ownership.
- Ensure the property is free from debts or legal disputes.
- Foreign buyers must follow ownership laws (e.g., condo purchase rules).
- Transfer fees and taxes must be paid before registration.
- Hiring a lawyer ensures a smooth and legal title transfer.