How to safely buy real estate in Thailand in the context of remote transactions?

Since the beginning of the pandemic, remote transactions have become particularly relevant, and this change has also affected the real estate market in Thailand. To ensure the most comfortable and safe transaction process for both buyers and sellers, qualified legal assistance is essential. This allows parties to conduct transactions even while being outside the country.

Steps to a successful deal

To successfully complete a transaction, it is important for the buyer to take a series of steps. This will help ensure the safety of their funds and protect against dishonest actions from the seller or developer.

Assessment of needs

The first step is to assess your needs. What exactly do you want: an apartment, a private house, or a luxury villa? It's also important to consider the purpose of the property: do you plan to live in it permanently or use it for rental income? Based on these considerations, you should choose between the two main forms of ownership: freehold or leasehold.

Freehold property

This form of law is formalized through a sales contract. After the contract is signed, it must be officially registered with the land department. Upon completion of this procedure, the buyer receives a "chanot" — a document confirming their rights to the property. This document contains information about the property, and on the reverse side, it lists the date of the transaction as well as details about all previous and current owners.

• Freehold ownersThey have full rights to their property in Thailand.
• Possibilities of selling, gifting, and renting.
• Participation in residents' meetings.
• Pledging property and transferring inheritance without any restrictions.

Long-term lease (leasehold)

This type of ownership is formalized through a leasehold agreement or a rental contract. According to Thai law, the maximum term for a long-term lease is 30 years, during which the tenant has the right to use the property. It is important to understand that in this case, the buyer becomes the tenant, while the actual owner remains the seller — the developer.

• The seller must register the leasehold with the appropriate land department for a term of up to 30 years.
• Information about the rental is also recorded in the chanote.

Conclusion

Thus, both freehold and leasehold have their unique features. Your choice between them should be based on your personal goals and circumstances. Understanding these different aspects will help you navigate the process of acquiring property in Thailand correctly and minimize potential risks. Seeking professional legal assistance in this area will not only simplify the procedural aspects but also strengthen your confidence in the safety of the transaction.

Main characteristics of a chanoat

On the front side of the document, the key parameters of the property are recorded, while the reverse side contains information about the owner — this could be the developer, seller, or landlord. At this stage, the lease term is also specified, which in most cases is 30 years, but it can vary depending on the terms of the contract.

Registering the leasehold with the land department is extremely important, as it allows the tenant to guarantee their right to use the property for the entire registered term, excluding the possibility of cancellation by the owner.

Opportunities after registration

After successfully registering the encumbrance, the tenant gains a number of opportunities:

• Transfer of lease rights to other parties with the owner's consent;
• Sublease of the property;
• Transfer of lease rights;
• Discussion with the owner about the issues of transferring the lease by inheritance.

All these conditions can be detailed in the rental agreement itself.

Extension of the lease term

After the initial 30-year term, the tenant has the right to extend it for another 30 years with the owner's consent. As a result, the total duration of the lease can reach 60 years. This aspect is often discussed in advance in the initial agreement.

Real estate offers in Thailand

Currently, there are many real estate options available in Thailand, among which the following can be highlighted:

• Apartments in Phuket for €129,740with a total area of 37 m². This resort complex covers more than 96,000 m² and features a 500-meter alley surrounded by greenery. Inside the complex, there are six swimming pools, 23 commercial spaces, a five-star hotel, as well as more than 471 apartments and 15 individual villas with private pools. The apartments boast modern design and stunning panoramic views.
• Apartments on the island of Phuket priced at €100,954with a total area of 75 m², located in a modern condominium with original architecture and spacious rooms. This property is conveniently situated near major shopping centers such as Tesco Lotus and Central Festival Phuket, just 15 minutes from Patong Beach.
• Proposal from Habita International Estates Ltd— apartments for €124,450 with an area of 37 m² in a new complex with full infrastructure. There is a communal pool, fitness center, parking, and 24-hour security. The interior features high-quality finishing materials and Italian furniture, creating a bright and spacious living space.
• Three-bedroom apartment in Phuket from Exotic PropertyThe apartment, priced at €270,000, has a total area of 87 m². It includes two bedrooms and two bathrooms, as well as a spacious living room, kitchen, and balcony. Each bedroom has its own bathroom, adding comfort for the residents.

Description of Apartments

The kitchen in each apartment comes with a standard set of appliances, including a refrigerator, stove, and oven. All living spaces are additionally equipped with air conditioning to create a comfortable climate. Modern security systems and stable internet access are also provided. The complex offers a variety of housing options that ensure a comfortable and convenient living experience.

Apartments from Mercury Group

Mercury Group offers an interesting apartment in Phuket, Thailand, at a price367,485 eurosThe area of this housing is85 square metersIt includes three bedrooms and two bathrooms. Online viewings and the option to conduct transactions remotely with payment in rubles are available for clients. This cozy apartment is located in a modern complex surrounded by picturesque nature, and from the balcony, there is a breathtaking view of the majestic mountains and greenery.

Ozone Lagunia Condominium

The Ozone Lagunia condominium, which belongs to the premium class, is located in Laguna, one of the most prestigious areas of the island. The complex consists of two seven-story buildings, offering its residents the highest standard of living and comfortable living conditions.

Apartments from DDA Real Estate

DDA Real Estate also offers apartments in Phuket at a price158,860 eurosThe total area of the apartment is47 m²It features two bedrooms and one bathroom. The Above Element complex attracts with its modern design, where every detail has been considered. Here, there is an option to choose from various types of housing:

• Stylish one-bedroom apartments
• Luxury penthouses

All apartments are equipped with the latest technology and stylish furniture.

King Window View

King Window View, which costs1,419,000 eurosis a spacious house in Phuket with a total area748 m²This innovative project is based on the concept“Three Hits of Karan”which implies a harmonious combination of a high quality of life with deep relationships with the surrounding world. Here, it is believed that prosperity lies not only in material wealth but also in a complete sense of living.

Villa from Mercury Group

Mercury Group also offers a villa in Phuket priced at836,440 euros, with a total area of488 m²This property features five bedrooms and four bathrooms. The project, implemented by Andaman Asset Solution Limited, boasts a unique design of villas with pools. The new creation, Trinity Village, successfully combines minimalist architecture with an elegant roof and large windows.

Apartment from Azure Home Co Ltd

Azure Home Co Ltd offers an apartment in Phuket for323,863 euros, with an area of110 square meters, which includes three bedrooms and two bathrooms. These modern apartments are located close to the beautiful Nai Harn beach and are suitable for both permanent living and investment or rental. The expected rental yield ranges from8% to 11.5%thanks to the developing infrastructure and numerous amenities within the residential complex.

Apartments in Bangkok from DDA Real Estate

In addition, DDA Real Estate offers apartments in Bangkok at a price289,536 eurosand an area of43 square metersone bedroom. This condominium consists of a single 33-story building and includes235 apartmentsoffering a comfortable life in urban conditions in the very heart of the Thai capital.

Amenities of the Laviq Sukhumvit 57 hotel

At the Laviq Sukhumvit 57 hotel, you will find numerous amenities that focus on the comfort of your stay. Among the services offered are:

• elevator
• guarded parking
• round-the-clock security
• video surveillance system
• open pool
• sauna
• modern gym

In addition, the hotel features:

• garden
• barbecue area
• children's playground
• store
• restaurant

Also providedhigh-speed Wi-Fifor all guests.

Real estate in Phuket

When it comes to the real estate market, in picturesque Phuket, you can purchase a house for205,263 €with an area144 m², which includes three cozy bedrooms and three bathrooms, providing excellent conditions for comfortable living. There are magnificent investment opportunities along the shores of the Gulf of Thailand, where the expected return reaches up to7%This is a wonderful solution for both personal living and for renting out.

Skypark Lucean Jomtien

Skypark Lucean Jomtien is a modern residential complex that offers ideal living conditions thanks to the fresh sea air and extensive beaches. It is located just a short distance from...200 metersFrom the beach, and each room offers a picturesque view. The profitability of such properties remains high, and it is possible to arrange installment payments.

Real estate in Pattaya

In Phuket, you can also purchase an apartment with an area of114 m²cost549,745 €which includes three bedrooms and two bathrooms. Sunshine Beach Condominium is a new world-class residential building by TH Group Phuket, located just a50 metersfrom the beach. This is a great offer for those who dream of a luxurious life on an exotic island.

Townhouses and villas

Additionally, it is worth considering the possibility of purchasing a townhouse in Phuket with an area of292 m²cost2,770,863 €which impresses with its unique design reminiscent of a cruise liner. This three-story townhouse with its own elevator offers breathtaking panoramic views, creating an atmosphere of tranquility and comfort.

Our portfolio also includes villas in Phuket, starting from514,281 €for272 m²that embody luxury and tranquility.

Overview of the real estate market in Thailand

Currently, the real estate market in Thailand offers a huge number of interesting options. For example, in Pattaya, there is an apartment available for €168,923, which has an area of 41 square meters. This comfortable housing is fully ready for living and stands out not only for its excellent location but also for its developed infrastructure.

Grand Solaire Complex

The complex called Grand Solaire is located on Tappraja Street, which connects the central areas of the city with the popular Pratumnak area. This ensures convenient access to the famous hill with the "Russian Street" and the picturesque Cozy Beach, known for its high level of cleanliness and various entertainment options.

Apartments in Phuket

You can also consider attractive apartments in Phuket, for example, a property priced at €319,618. This spacious 80 m² apartment is perfect for those planning both long-term living and rental. The potential income could be around 7%.

Bellevue Beachfront Complex

These apartments are fully furnished and located in close proximity to the beautiful Bang Tao Beach. The Bellevue Beachfront complex offers residents a unique blend of modern living and a tranquil tropical atmosphere.

Luxury villas in Phuket

In addition, there are luxurious villas in Phuket, one of which costs €867,141. This elite residential complex is designed in a high-tech style and features a thoughtfully designed layout with a comfortable area of 343 m². You can also consider a magnificent villa priced at €451,305, with an area of 274 m² and high-end amenities such as:

• club house
• fitness center
• cafe
• coworking space

These luxurious properties are located in the picturesque area of Rawai and offer excellent conditions for comfortable living.

Legal aspects of purchasing real estate

Before making a decision to purchase real estate in Thailand, a thorough legal examination is necessary. Every potential buyer is interested in ensuring that the transaction is safe and compliant with all regulations. Our task is to provide comprehensive information about the developer and the property you are interested in.

What is important to check?

It is important to verify the legitimacy of the company, check its financial reports and tax payments, as well as obtain information about the directors authorized to sign contracts. Attention should also be paid to the presence of construction permits and environmental certificates.

Legal status of real estate property

It is equally important to confirm the legal status of the real estate object. It is recommended to request a copy of the land plot's certificate, which should be valid at the time of sale, regardless of whether you plan to purchase during the construction phase or after completion. Therefore, before signing any documents with the developer, it is necessary to review the registered land rights, check for encumbrances, arrests, and liens, as well as the rights of third parties, to avoid potential issues in the future.

Buying real estate in Thailand

When purchasing real estate that has already been put into operation or belongs to the secondary market, it is extremely important to ensure that you have a copy of the chanote and to carry out all possible checks. You should carefully review the contract being offered for signing regarding the sale or lease before agreeing to the terms, to ensure its compliance with the current legislation of Thailand. This is necessary in order to be able to protect your interests in legal disputes if the need arises in the future.

Only by having complete information about the integrity of the seller or developer, as well as the legality of the terms of the transaction, can you be sure that the contract meets all the requirements and standards of Thai law. This will allow you to confidently sign the agreement and proceed with its execution.

Step 3: Fulfillment of contractual obligations

To fulfill the obligations specified in the contract, it is necessary for each party to sign the contract at their actual location. In this context, as practice shows, remote signing is permissible and complies with legal norms. You do not need to be in Thailand; you can easily send the signed electronic document from your email to the address provided by the seller in the agreement. This will serve as confirmation of your agreement with the terms.

After the contract is signed, you will receive the original from the developer. Next, you should return the signed copy by mail. Once the processing is complete, the buyer must fully comply with all conditions related to the preparation of the required documents and adherence to the payment schedules.

Assistance with money transfers

It should be noted that there are currently some difficulties with making bank transfers from Russia to Thailand. Our company offers comprehensive support in transferring funds both within Russia and beyond, all the way to the moment the money arrives in the accounts of sellers and developers in Thailand.

Guarantee services

In addition, we offer our clients services similar to escrow services, which ensures the protection of funds until the official registration of the transaction in the land department. This gives buyers confidence in the safety of their money and allows them to be at ease regarding the seller's fulfillment of their obligations.

The seller is also interested in fulfilling all the terms of the contract, as they understand that the funds are under the control of the guarantor, which significantly reduces the likelihood of non-payment.

In addition to timely payment under the contract, the buyer must go through a series of steps related to the preparation of documentation required for property rights registration at the land department. It is very important to strictly adhere to all the rules regarding the preparation of paperwork and the fulfillment of financial obligations after signing the contract. First of all, you will need to issue a power of attorney to the person who will represent your interests and handle the registration procedures on your behalf.

Issuance of a power of attorney

The power of attorney is prepared in Russia in accordance with the laws of the Kingdom of Thailand, and the original document will need to be provided to us. Since the process of preparing and notarizing the power of attorney requires compliance with certain legal norms of Thailand, we guarantee the assistance of our specialists, who will advise on how to correctly draft the text of the document and explain the specifics of its legalization and translation in Russia.

FET certificate

If you plan to purchase a property in full ownership, obtaining a freehold, be sure to take care of getting the FET (Foreign Exchange Transaction Form), which will confirm that you have completed legal target transactions during the purchase. For our company's clients, the processing of this document takes from two to three days. If you intend to establish a long-term lease (leasehold), obtaining this certificate is not mandatory.

Preparation of documentation for registration

In preparing the necessary documents for property ownership registration, our team will also provide support in calculating all related expenses, including tax obligations that need to be paid to the land department, as well as any possible utility or other fees, if applicable.

Stage of rights registration

In the next stage, which involves registering property rights and obtaining the relevant documents from the land department, both the developer's representatives and the buyer will work with you. After the property inspection, completion of all necessary documents, and finalization of all financial obligations, your ownership rights or long-term lease will be registered.

Documents on the registration results

As a result of the registration, you will receive a number of important documents:

• When registering property rights (freehold):a sales contract that includes the full name of the new owner, the characteristics of the property, as well as the signatures and seals of the land department employees; the original certificate of ownership, which states the name of the new owner; a house book containing information about the address and characteristics of the property.
• When arranging rights for long-term lease (leasehold):the corresponding agreement confirming your rental rights, including all necessary details and signatures that certify its legality.

Conclusion

By strictly following the outlined steps, you will be able to successfully register your property rights in Thailand. The key point is to precisely adhere to all required formalities and maintain constant communication with your company's representatives so that you can confidently progress through each stage of the process.

Documents for long-term rental

When obtaining rights for a long-term lease (leasehold), it is necessary to prepare several key documents. First and foremost, a lease agreement must be drafted. This document should contain information about both the property owner (the lessor) and the person who will be using the property.

In addition, a copy of the certificate of ownership for the property will be required, which includes the owner's details, the lease term, and the tenant's information. An important document is also the house book, which records the address and main characteristics of the property itself.

Document confirmation

Once all the above-mentioned documents are prepared, we will send them to you via email to confirm the successful completion of the transaction. Next, you will need to decide what to do with the originals:

• Send them by mail to your address.
• Leave it with us in the office until your arrival in Thailand.

We are convinced that all these actions confirm that with good faith fulfillment of obligations by both parties, the remote processing can proceed very smoothly.

Problems arising with developers

However, what should be done if the buyer has fulfilled all their obligations, but the developer (or seller) has not fulfilled their part of the contract? In such situations, various problems may arise:

• The construction company can significantly delay the project implementation process.
• The developer can refuse to register the property rights for the object in favor of the buyer.
• The constructed building does not meet the conditions outlined in the contract or advertisement.
• The developer is not starting the construction at all.

In the presence of such problems, as well as in any other disputes between buyers and developers (sellers),Our company always protects the good-faith buyer.and does everything possible to find a solution in his interests. The protection of the interests of foreign citizens in judicial instances can only be carried out by licensed lawyers in Thailand. Therefore, we have developed a detailed strategy for effective conflict resolution, which includes several key stages.

Stages of dispute resolution

The first step will be to initiate negotiations with the developer (seller) to clarify the reasons for the issues that have arisen and to seek a compromise solution that will satisfy the buyer. If the developer refuses to engage in contact for a peaceful resolution of the disagreements, we will prepare and send them an official complaint demanding that they voluntarily resolve the dispute in accordance with the terms of the contract and the applicable laws of Thailand.

Customer support

Thus, regardless of how difficult it may be, we are focused on protecting our clients' interests at the highest possible level, ensuring a transparent and quality process for resolving any disputes related to rental and real estate. We are confident thatOur professional intervention will help you quickly and without unnecessary stress to deal with legal issues., arising in Thailand.

Conclusion

In conclusion, I want to emphasize that purchasing real estate in Thailand, especially in the context of a remote transaction, requires careful preparation and a thoughtful approach. The pandemic has changed traditional methods of processing and concluding deals, and now that we have the opportunity to conduct them remotely, it is important to be particularly attentive.

Every buyer should clearly understand what exactly they want to purchase and for what purposes. The choice between full private ownership (freehold) and long-term rental (lickhold) – this is a key point that determines not only property rights but also the opportunities available in the future. Proper registration of the transaction and the presence of quality legal support can virtually eliminate the risks of losing funds or facing dishonest actions from the seller.

Tips for Buyers

• Define your goals:Choose between permanent residence and renting it out.
• Choice of property:Decide what you need: freehold or leasehold.
• Quality legal support:Be sure to consult professionals.

I hope that the information provided will be useful for potential buyers and investors, and will help them confidently navigate all stages of the deal. Interesting properties, such as modern apartments in Phuket, can not only be a wonderful place for relaxation but also a profitable investment. Remember that making the right choice today is your financial success tomorrow. Approach the process seriously, and your investment will bring you joy and profit.