Case walkthrough: Valuation, advisory and transfer paperwork

Quick answer

Thailand has three different property values: the Treasury Department appraised value used to calculate land-office fees, the bank valuation used to size a mortgage, and the market value people actually transact at. House4Sale values at market from recorded local sales, free of charge, and can handle the entire transfer process.

Appraiser inspecting a land plot with the title deed and a measuring wheel

Example situations and how we handle them

Illustrative examples based on common case patterns, not any individual client's data

Three heirs dividing one plot

Situation: Each believed a different value, so no agreement was possible.
What we do: We produced a comparable-sales report for nearby plots and explained the factors driving the differences: frontage, access and zoning.
Typical outcome: All parties negotiated from one set of numbers and agreed the split.

Buyer worried the price is too high

Situation: The seller justified the price using the government appraised value.
What we do: We explained the difference between appraised and market value and presented completed sales of comparable properties from the past year.
Typical outcome: Negotiation returned to shared evidence and settled at a price both accepted.

Owner abroad needing to transfer ownership

Situation: Travelling back to the land office was not possible.
What we do: We checked that the power of attorney form was the correct type and fully completed, assembled the supporting documents, and coordinated the attorney-in-fact on the day.
Typical outcome: The transfer completed in one day without the owner travelling.

Missing documents discovered on transfer day

Situation: The seller had not brought evidence of a past name change.
What we do: We review the full document set at least a week before every appointment and issue a personalised checklist to both sides.
Typical outcome: Issues like this surface before the appointment, so the slot is never lost.

How the process works

1
Initial details
Send the deed copy, location, size and photos by Line. We review and give an indicative range.
Within 24 hours
2
Site inspection
We inspect condition, location, access and surroundings, the factors paperwork cannot show.
1 day
3
Comparable analysis
We collect recorded sales of similar properties within 1-3 km and adjust for size, age and location.
2-3 days
4
Valuation report
A recommended price band with comparables, expected time to sell and worthwhile improvements.
1 day
5
Pre-transfer document review
We check both sides' documents, verify encumbrances on the deed and calculate every tax and fee.
3-7 days
6
Land-office appointment
We book the queue, prepare the forms, review the sale deed before signing and check every receipt before you leave.
Half to one day

Documents you need

For a valuation

Copy of the title deed or condominium certificate
Interior and exterior photos
Usable area and room count
Year built or last renovated
Floor plan if available

Transfer, seller side

Original title deed
Original ID card and house registration
Marriage certificate and spousal consent if applicable
Debt-free certificate from the juristic person
Latest land and building tax receipt

Transfer, buyer side

Original ID card and house registration
Cashier's cheque for the agreed amount
Loan approval letter if financing
Spousal consent if applicable

Inheritance transfer

Court order appointing the estate administrator
Death certificate
House registration stamped as deceased
ID cards and house registrations of all heirs
Will if one exists

Gift between parent and legitimate child

Proof of relationship such as a birth certificate or house registration
ID cards and house registrations of both parties
Original title deed

Checklist before you decide

Collect copies of the deed and every related title document for the plot
Review completed sales of comparable properties nearby from the last 6-12 months
Keep the government appraised value and market value clearly separate
Check zoning, access and road frontage, which move value significantly
Estimate transfer fees, taxes and duties in a single table
Agree in writing which side pays each cost
Check personal documents: ID, house registration, marital status and name changes
Book the transfer slot early and re-check the full document set a week beforehand

Signing a property sale agreement with title documents and a cost calculation on the desk

Frequently asked questions

Is the valuation really free?

Yes, for owners considering a sale in the areas we cover, with no obligation to list with us. You receive a price band with comparable evidence and an expected time to sell.

How far apart are appraised and market values?

There is no fixed ratio. In active locations market value can be several times the appraised value; elsewhere they can be close. Use the appraised value only to calculate transfer fees.

We already agreed a private sale. Can you handle just the paperwork?

Yes, this is a common request. We review both sides' documents, check encumbrances, calculate transfer-day costs in advance, book the queue and attend the land office with you. Fees are quoted per case.

What does transferring a house to my child cost?

A gift to a legitimate child attracts a reduced 0.5% fee on the appraised value and is exempt from Specific Business Tax, though income tax and stamp duty can still apply in some cases. We calculate your exact figures before transfer day.

How does an inheritance transfer work?

The court must first appoint an estate administrator. With that order, the death certificate, the stamped house registration and the heirs' documents, the transfer is registered at the land office. The fee for a statutory heir is 0.5% of the appraised value.

How long does transfer day take?

With complete documents and a booked appointment, usually about half a day. A single missing item, such as spousal consent or a debt-free certificate, postpones the appointment, which is why we verify everything in advance.

Related services

Want your case handled the same way?

Tell us your situation. We map out the steps, list the documents you need and handle the process through to transfer day.

Call +66 86-454-9122 Chat on Line @house4sale