Full-service agent for buying and selling houses, land and condos
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.
- Title and encumbrance verification at the land office before listing
- Pricing based on recorded transactions within a 1-3 km radius
- Professional photography plus geo-targeted Facebook advertising
- Buyer financial screening before any viewing is arranged
- Full land-office transfer support with taxes calculated in advance
How the process works
- 1
Consultation and site survey
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
- 2
Title and encumbrance check
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
- 3
Valuation and pricing strategy
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
- 4
Marketing and buyer screening
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
- 5
Negotiation and sale agreement
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
- 6
Financing and transfer preparation
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
- 7
Transfer at the land office
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
Documents you need
Individual seller
- Original title deed (Chanote / Nor Sor 4 Jor) or condominium ownership certificate
- Original national ID card plus copy
- Original house registration book plus copy
- Name-change certificate if applicable
- Marriage or divorce certificate with spousal consent letter
- Debt-free certificate from the juristic person (condos and managed estates)
Corporate seller
- Company affidavit issued within the last month
- Latest shareholder list (Bor Or Jor 5)
- Board minutes approving the disposal
- Memorandum of association and company seal
- ID and house registration of the authorised director
Buyer
- Original national ID card and house registration plus copies
- Marriage certificate and spousal consent if applicable
- Cashier's cheque made out as agreed
- Bank loan approval letter if financing
Foreign buyer (condominium units only)
- Original passport plus copies of all stamped pages
- Foreign Exchange Transaction (FET) form or bank credit advice for inbound transfers of USD 50,000 or more
- Certificate from the condominium juristic person confirming foreign ownership remains within the 49% quota
Inherited property
- Court order appointing the estate administrator
- Death certificate of the previous owner
- House registration stamped as deceased
- ID cards and house registrations of all heirs
- Consent letters from heirs not attending in person
Fees and taxes
| 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
Things to watch out for
- Land held under Sor Por Kor 4-01, Nor Sor 2 or Por Bor Tor 5 documents cannot be legally sold and transferred. Never pay a deposit before the document type is confirmed.
- Landlocked plots without legal access to a public road are very hard to resell and banks rarely lend against them. Confirm a registered servitude.
- Never pay a deposit without a written agreement setting the transfer date, cost allocation and refund terms if financing is declined.
- Confirm the signatory is the registered owner. Powers of attorney must use a fully completed Tor Dor 21 form; never sign a blank one.
- If a married seller attends alone, a spousal consent letter is mandatory or the land office will refuse registration.
- Foreigners cannot hold land in their own name, and using a nominee company to hold land is a criminal offence.
- Check for outstanding land and building tax and unpaid common-area fees, as these follow the property to the new owner.
Selling privately versus using a professional agent
| 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 |
Frequently asked questions
What taxes apply when selling a property in Thailand?
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.
How long does it take to sell?
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.
How is your commission charged?
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.
Can foreigners buy property in Thailand?
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.
What should I check before paying a deposit on land?
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.
What happens if the buyer's loan is declined?
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.
Related services
Let us handle the whole transaction
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.