Quick answer
A property sale in Thailand typically takes 30 to 90 days from agreed price to transfer day. The Land Department charges a 2% transfer fee on the appraised value, usually split between buyer and seller. House4Sale handles title verification, pricing, marketing, negotiation and the land-office transfer for you.
A single property transaction in Thailand has dozens of failure points: title deed types that cannot legally be transferred, unregistered servitudes, access roads that turn out to be private, and tax miscalculations that cost hundreds of thousands of baht.
House4Sale.biz acts as your professional agent across the entire process. We verify every title at the land office before listing, price from actual recorded sales in the area rather than owner expectation, and market through Facebook Ads targeted at buyers inside a defined radius.
For buyers we run due diligence before any deposit changes hands: mortgages and injunctions on the deed, city-plan zoning colour and what may be built, and any government expropriation line crossing the plot.
We visit the property, inspect its condition, measure usable area, photograph it and collect details of the surrounding amenities, then take copies of the title documents for verification.
1 day
We check the back of the deed at the land office for mortgages, servitudes, injunctions or transfer restrictions, and review city planning, expropriation lines and legal access.
3-7 working days
We compare recorded local sales, Treasury Department appraised values and competing listings, then propose a realistic price band with an expected time to sell.
2-3 days
Professional photos, a written property brief, listings on every channel and Facebook Ads targeted by area, age and interest, with buyers screened before viewings.
Ongoing until sold
We negotiate price and terms on your behalf and draft a sale and purchase agreement with clear conditions precedent, transfer date, cost allocation and default penalties.
3-7 days
If the buyer uses a mortgage we coordinate the bank valuation and paperwork, then book the transfer date and present both parties with the full cost breakdown in advance.
30-45 days
We attend with both parties, review the sale deed, verify every fee receipt and hand over keys and possession the same day.
Half a day
| Item | Rate | Detail |
|---|---|---|
| Transfer fee | 2% of the appraised value | Payable at the land office on transfer day, usually split equally between buyer and seller. |
| Specific Business Tax | 3.3% including local levy | Applies when selling within five years of acquisition, or when the seller has been on the house registration for less than one year. Calculated on the higher of sale price and appraised value. |
| Stamp duty | 0.5% of the higher of sale price and appraised value | Charged instead of Specific Business Tax when SBT does not apply. Only one of the two is ever payable. |
| Withholding tax | Individuals: progressive / Companies: 1% | For individuals, computed on the appraised value with a deduction based on years of ownership, then progressive rates. Corporate sellers pay a flat rate. |
| Mortgage registration fee | 1% of the loan, capped at THB 200,000 | Only when the buyer finances the purchase. Calculated on the loan amount, not the price. |
| Agency commission | 3% of the sale price | Charged to the seller only on successful transfer. Photography, advertising and all handling costs are included. |
Reference note
| Topic | Selling privately | With House4Sale | |
|---|---|---|---|
| Title verification | You handle it, risking missed encumbrances | Verified at the land office before listing | |
| Pricing | Usually set on hope, so the listing stalls | Set from recorded sales within 1-3 km | |
| Marketing reach | Local Facebook groups only | Every portal plus geo-targeted Facebook Ads | |
| Buyer screening | Time lost on viewers who cannot afford it | Financial capacity checked before viewing | |
| Negotiation | Direct and emotionally exposed | A professional intermediary protects your price | |
| Transfer day | You calculate taxes and queue alone | Documents ready, taxes pre-calculated, our team attends | |
| Cost | No commission, but typically a lower price after longer on market | 3% on success only, nothing up front |
Observations from working the Khon Kaen and Isan market that guides rarely mention
Most Khon Kaen deals collapse at the mortgage approval stage, not during negotiation, so we require buyers to be pre-approved before signing the sale agreement.
Many attractive plots near the city centre and Khon Kaen University are reached by a private lane rather than a public road. Always check the cadastral map and the lane owner's position first.
Inherited deeds usually still carry the deceased owner's name. Estate administration takes longer than sellers expect, so start it before marketing rather than after an offer arrives.
A property priced wrong in week one goes stale fast. A correct price in the first month usually beats three reductions over six months.
Book a morning slot at the Khon Kaen land office. Official appraisal and tax calculation take time, and a missing document can still be collected the same day.
Illustrative examples based on common case patterns, not any individual client's data
Four main charges: the 2% transfer fee on appraised value, Specific Business Tax at 3.3% when the property has been held under five years or the seller has been on the house registration under one year, stamp duty at 0.5% instead when SBT does not apply, and withholding tax computed from appraised value and years of ownership. We calculate the exact figures before transfer day.
A correctly priced house in urban Khon Kaen usually sells in three to six months. Bare land outside town can take six to twelve. The two biggest accelerators are realistic pricing and the quality of the listing photography.
Three percent of the achieved sale price, payable only once the transfer is completed at the land office. Nothing is charged up front, and photography, Facebook advertising and viewing trips are all at our cost.
Foreigners may own condominium units in their own name within the 49% foreign quota of the building's saleable area, with funds remitted from abroad and documented on an FET form. Land cannot be held personally; the lawful alternative is a registered 30-year lease.
At minimum: the title document type and whether it is transferable, encumbrances recorded on the deed, legal access to a public road, city-plan zoning and permitted use, and any expropriation line. House4Sale checks all five free of charge before you commit.
Our sale agreements always include a condition precedent: if financing is refused within the agreed period, the deposit is returned in full without penalty. This protects both sides and prevents the most common dispute we see.
Yes. The standard route is to request the payoff figure from the bank and schedule redemption together with the ownership transfer on the same day at the land office, splitting payment into separate cashier's cheques for the bank and the seller. The seller never needs to clear the loan in advance.
The deed must first be transferred into the heirs' names. Where there are multiple heirs this normally requires a court-appointed estate administrator. Allow time for this before accepting offers.
It depends on the wording of the sale agreement. We recommend a financing condition stating that the deposit is returned in full if the bank issues a written rejection, which prevents most disputes.
Use real transactions of comparable properties from the last 6-12 months, adjusted for condition, location and access. An accurate price in month one usually outperforms a high price cut three times, because long-listed properties are assumed to have a problem.
Foreigners can own condominium units in their own name within the building's foreign ownership quota. Land generally cannot be owned directly; registered long-term leases are the common alternative. We recommend taking legal advice alongside our service.
Cash purchases typically take one to three weeks depending on document readiness. Financed purchases usually run 30-60 days, subject to the bank's appraisal and approval.
No land-office queues, no tax miscalculations, no risk from documents nobody checked. Call or message us on Line for a free consultation and a no-cost valuation of your property.
