Practical guide
The Thailand Property Transfer Process at the Land Office
Quick answer
A Thai property transfer happens at the local Land Department in a single visit of approximately 3 to 5 hours, with the buyer, seller, their lawyers, and the property documents physically present. Total transfer fee at the counter is approximately 6.3 percent of the appraised value as of Q3 2026. A cellular property transfer fund flow is arranged in advance by the buyer's bank on the transfer day.
Key facts
| Item | Value |
|---|---|
| Transfer location | Land Department local to the plot |
| Typical visit duration | 3 to 5 hours |
| Documents required of a foreign buyer | Passport, FET, signed contract, fee |
| Power of Attorney allowed | Yes, notarised and apostilled |
| Time to receive the new Chanote | 30 to 60 minutes after signing |
The single transfer visit
The Thai property transfer is made in a single visit to the Land Department local to the plot, called the Land Office or the Branch Land Office. The Hua Hin and Cha-Am transactions are at the Prachuap Khiri Khan Provincial Land Office or the Hua Hin Branch. The buyer, the seller, the lawyers for both sides, and the property documents attend together. The visit takes 3 to 5 hours from check-in to the issuance of the new Chanote.
The documents needed at the counter
The foreign buyer brings their passport, the Foreign Exchange Transaction (FET) form for the funds, the signed and witnessed purchase contract, and the fee budget. The seller brings the original Chanote, the original construction permit, the building completion certificate if applicable, their identification or company documents, and any mortgage release letter. Condominium transfers additionally require the building's foreign quota confirmation letter from the juristic person. The lawyer for each side brings the share transfer documents for a company-held villa or the lease contract for a leasehold.
The fund flow on transfer day
For a freehold condominium purchase, the buyer's bank drafts a manager's cheque or issues a same-day transfer to the seller's bank, on the day of transfer, after the Land Department has confirmed the transfer fee and the tax line items. For a company-held villa with share transfer, the funds flow into the company or to the selling shareholders as agreed. For a leasehold, the lease premium flows to the lessor on lease registration. Cash in person at the counter is uncommon for larger sums, and the Land Department does not handle funds; they record the transfer.
Power of Attorney for a buyer who cannot attend
A foreign buyer who cannot attend the Land Department in person can complete the transfer by Power of Attorney, governed by Section 79 of the Land Code. The POA must be notarised by a notary in the buyer's jurisdiction and apostilled or legalised by the Thai embassy or consulate, then translated and certified by a Thai-licensed translator. A Thai-qualified lawyer holds the POA and represents the buyer at the counter. This is a common procedure for foreign buyers who close remotely.
What happens at the counter
The officer verifies the seller's identity, the buyer's identification, and the title. The transfer fee of 2 percent, the Specific Business Tax or stamp duty, and the withholding tax are calculated on the appraised value. Each party signs the transfer record. The buyer pays the counter fee. The new Chanote is printed in the buyer's name (or the company name, or the lease registered on the back for a leasehold) within 30 to 60 minutes of signing. The buyer or their lawyer holds the new Chanote.
After the transfer
The new owner takes the Chanote, the property insurance is updated, the utility accounts are transferred, and the juristic person for a condominium is notified of the change of ownership. A company-held villa requires a shareholders register update at the DBD within 14 days. The buyer's lawyer conducts a final post-transfer title check after 30 days to confirm the record is accurate and the title is free of any unintended encumbrance créé during the transfer.
This guide is published as of the updated date shown above and reflects Thai land and tax rules current at that time. It is general information and not specific legal or tax advice. For a transaction, instruct a Thai-qualified lawyer or accountant.
Frequently asked questions
How long does the transfer at the Land Department take?
The transfer visit itself takes 3 to 5 hours from check-in to the issuance of the new Chanote. The whole transaction from contract to transfer is typically 30 to 60 days for a resale condominium or leasehold villa, plus mortgage release time.
Can I transfer property remotely through a Power of Attorney?
Yes. A Power of Attorney notarised in your jurisdiction and apostilled or legalised by a Thai embassy, then translated and certified in Thailand, is accepted at the Land Department under Section 79 of the Land Code. Your Thai lawyer attends on your behalf.
What documents do I bring as a foreign buyer?
Your passport, the Foreign Exchange Transaction (FET) form from your Thai bank, the signed and witnessed purchase contract, and the funds for the fee payment. For a company-held villa, corporate documents. For a leasehold, the signed lease contract.
Are transfer fees paid in cash at the Land Department?
No. The Land Department does not handle funds for the price. The buyer and seller arrange the fund flow into the seller's bank on the day, and the taxes and fees are paid to the Land Department at the counter. Most offices accept bank drafts, debit card, or a manager cheque.
Where is the Land Department for Hua Hin property?
Hua Hin transactions are at the Hua Hin Branch Land Office on Phetkasem Road, or at the Prachuap Khiri Khan Provincial Land Office for higher-value transactions. Cha-Am transactions are at the Phetchaburi Provincial Land Office. Your lawyer schedules the appointment.
Can I use a Power of Attorney from abroad without a Thai embassy step?
No. The Land Department requires a POA that has been notarised and apostilled in the issuing jurisdiction and legalised or stamped at a Thai embassy or consulate. The doc is then translated and certified by a Thai-licensed translator. This is a 2 to 4 week process; plan in advance.
How soon after transfer do I receive the Chanote with my name?
Typically 30 to 60 minutes after the counter signing is complete, the new Chanote is printed and issued the same day. For a condominium, the unit title certificate is also issued same day.
What happens to the mortgage on the property I am buying?
If the seller has a mortgage, it is released at the Land Department on the transfer day or in the days preceding. Your lawyer confirms the outstanding balance with the seller's bank, prepares the release fund flow, and schedules the release within the transfer window.