What it costs to buy a condo in Bangkok as a foreigner
The price on the listing is not the price you pay. On top of it come government fees, one-off building charges and the first year of running costs, and they differ between a new unit bought from a developer and a resale unit bought from an owner. Here is the full list, who usually pays what, and the mistakes that cost foreign buyers most.
Government fees and taxes at the Land Office
Who pays is a matter of contract, not law. Agree it in writing before you pay any deposit.
Buying new from a developer
- Reservation and contract deposits, then instalments during construction for off-plan, with the balance at transfer.
- Transfer fee: often split, sometimes paid by the developer as a promotion. The developer pays the business tax.
- Sinking fund: a one-off payment per square metre into the building's reserve fund, typically several hundred to over a thousand baht per sq.m in luxury buildings. Not refundable.
- Common fee in advance: usually 1–2 years, charged per sq.m per month.
- Electricity and water meter deposits and connection fees.
- Furniture: many new units are sold bare or partly fitted.
Off-plan risks: delays, specification changes, and a smaller finished unit than the brochure. Check the contract's tolerance on size and the refund terms if the project is late.
Buying resale from an owner
- Deposit: commonly 10% when signing the sale agreement.
- Your share of the transfer fee, usually half of 2%.
- No sinking fund in most buildings: it was paid by the first owner.
- Common fee from the transfer date; the seller must clear arrears first.
- Repairs and refresh: air-con service, appliances, paint.
Costs only foreign buyers face
- International transfer charges and the bank's foreign remittance certificate. How the money must arrive.
- Lawyer's fee for due diligence and contract review.
- Translation and notarisation if you sign by power of attorney from abroad.
- Advisory fee if you appoint a buyer's agent; agreed in writing up front.
Worked example: ฿20 million resale unit, 150 sq.m
The same unit bought new would add a sinking fund (for example ฿800/sq.m = ฿120,000), meter deposits, and possibly two years of common fees in advance.
Common mistakes
- Not checking the foreign quota first. Without it, a resale unit cannot be registered to you freehold.
- Sending baht instead of foreign currency, or a transfer without your name on it.
- Ignoring outstanding debts. The seller must obtain the juristic office's debt-free letter before transfer, and the title must be free of mortgage.
- Assuming who pays. If the contract is silent on fees, expect an argument at the Land Office.
- Counting on the Thai fee cut. The 0.01% transfer fee is aimed at Thai buyers.
- Forgetting running costs: common fees in new luxury towers can exceed ฿150 per sq.m per month. Compare buildings.
Want the full cost before you commit?
Send us the unit. We'll list every fee, who pays it and the first-year running costs, before you pay a deposit.
General information, not legal or tax advice. Rates and promotions change; confirm with the Land Office, the developer and a Thai property lawyer.