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.
Most owners price their home from what the neighbour is asking, which is the wrong data: asking prices are not achieved prices. The result is a listing that sits for a year and then sells below what it could have achieved at launch.
We value from three inputs together: recorded transactions nearby, the Treasury Department appraised value, and the physical condition we inspect ourselves. You receive a price band with the reasoning behind each number.
We also handle transfer paperwork for parties who have already agreed a deal privately. The land-office process is detail-heavy, and one missing document postpones the appointment by weeks.
Send the deed copy, location, size and photos by Line. We review and give an indicative range.
Within 24 hours
We inspect condition, location, access and surroundings, the factors paperwork cannot show.
1 day
We collect recorded sales of similar properties within 1-3 km and adjust for size, age and location.
2-3 days
A recommended price band with comparables, expected time to sell and worthwhile improvements.
1 day
We check both sides' documents, verify encumbrances on the deed and calculate every tax and fee.
3-7 days
We book the queue, prepare the forms, review the sale deed before signing and check every receipt before you leave.
Half to one day
| Item | Rate | Detail |
|---|---|---|
| Indicative valuation | Free of charge | For owners considering a sale or listing with us. |
| Transfer fee | 2% of appraised value | Paid at the land office, calculated on the appraised value rather than the sale price. |
| Parent-to-child gift fee | 0.5% of appraised value | Transfers to a legitimate child attract a reduced fee and are exempt from Specific Business Tax. |
| Inheritance transfer fee | 0.5% of appraised value | Registering an inheritance to a statutory heir attracts a reduced rate. |
| Mortgage registration | 1% of the loan, capped at THB 200,000 | Where the buyer finances, calculated on the loan amount. |
| Transfer handling service | Quoted per case | For parties who have agreed privately and want only the paperwork and transfer day handled. Quoted before we start. |
Reference note
| Topic | Appraised value | Bank valuation | Market value | |
|---|---|---|---|---|
| Set by | Treasury Department | Bank-approved valuer | Actual buyers and sellers | |
| Used for | Land-office fees and taxes | Mortgage sizing | Pricing and negotiation | |
| Typical level | Usually below market | At or slightly below market | What is actually paid | |
| Update cycle | Treasury revaluation cycles | Each loan application | Continuously with demand | |
| Use for pricing? | No | As supporting evidence | Yes, primarily |
Observations from working the Khon Kaen and Isan market that guides rarely mention
The government appraised value and market value are different numbers. The first calculates land office fees; the second is what someone will actually pay. Confusing them is the most common pricing mistake.
The most reliable figures come from completed sales, not asking prices. A listing that has sat for months is evidence the market rejected that price.
In Khon Kaen, two adjoining plots can differ sharply in value when one fronts a public road and the other relies on a private lane.
Transfer-day costs balloon when nobody agreed who pays what. We issue an estimate table so both sides see the same numbers before the appointment.
The documents that most often waste a trip are an incorrectly completed or wrong-type power of attorney, and the seller's marital status papers.
Illustrative examples based on common case patterns, not any individual client's data
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.
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.
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.
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.
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.
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.
The appraised value is what the authorities use to calculate fees and taxes at the land office. Market value is what a buyer will actually pay at that moment. They usually differ, and pricing a sale from the appraised value is a common mistake.
No. Bank lending requires a report from an appraiser the bank recognises. Our comparative market analysis is for pricing, negotiation and commercial decisions.
Typically the original deed, ID cards and house registrations for both parties, marital status documents or spousal consent, evidence of any name change, and a Department of Lands power of attorney if you are not attending. Companies also need an up-to-date company affidavit.
There is no single fixed rule in practice; it is negotiable, often split or borne by one side. What matters is stating it clearly in the sale agreement before the appointment, and confirming current rates with the local land office.
With documents available and access for inspection, usually a few working days. Large plots or locations with thin transaction data may need more time to gather evidence.
Yes, using a correctly completed Department of Lands power of attorney. When signed abroad it usually needs certification by a Thai embassy or consulate, so start the process early.
Send a copy of the deed and some photos on Line for a free market valuation with comparable evidence. If you have already agreed a private sale, we can handle the transfer paperwork alone.
