Frequently Asked Questions
Answers to Your Most Common Questions
Buying, renting, or selling in Pattaya — we answer the questions we hear most. Can't find yours? Just ask us directly.
Buying in Thailand
Yes. Foreigners can own condominium units outright (freehold), provided the building's total foreign ownership does not exceed 49%. For land, houses, and villas, foreigners typically use a long-term leasehold structure (30+30+30 years) or hold via a registered Thai company.
A Chanote (Nor Sor 4 Jor) is the highest-grade title deed in Thailand, offering full ownership rights and exact GPS-surveyed boundaries. Always insist on a Chanote when buying — lower-grade deeds carry more legal risk.
At transfer you pay: a 2% transfer fee on the appraised value, 0.5% stamp duty (if the property has been held 5+ years), withholding tax (1–3.3% — often negotiated as a split), and 3.3% specific business tax if held less than 5 years. Total closing costs typically range from 3–6% of appraised value.
For a resale property, reservation deposits are typically 50,000–200,000 THB, with a further 10–30% due on signing the Sales & Purchase Agreement. For off-plan projects, developers often set their own milestone payment schedules.
Thai banks generally do not lend to non-residents. However, some developers offer in-house financing, and certain international banks with Thai operations do provide mortgages to qualifying non-residents. Many buyers use overseas financing or transfer funds from abroad.
From agreed offer to title transfer, the process typically takes 4–12 weeks for a resale property. Off-plan purchases can take years, tied to construction milestones. Our team manages the full timeline on your behalf.
We strongly recommend it. A qualified Thai property lawyer reviews contracts, verifies title deeds, checks for encumbrances, and safeguards your interests at the Land Department. Legal fees are typically 30,000–60,000 THB for a standard purchase.
Renting in Pattaya
The standard in Pattaya is two months' rent as a refundable security deposit, paid alongside the first month's rent at contract signing. Some landlords may request more for furnished luxury units.
Most landlords prefer a minimum 6–12 month lease. Short-term (1–3 months) rentals are available but priced at a premium. Nightly vacation rentals are a separate category not typically available through estate agents.
Tenants pay for their own electricity and water in almost all cases. Some premium rentals include internet. Building common-area fees are usually paid by the owner. Always confirm in writing what is and isn't included.
Pet policies vary by landlord and building. Always declare pets upfront — many landlords do accommodate them, particularly for houses and ground-floor condos. We filter for pet-friendly properties in your search.
Selling Your Property
We provide a free, data-driven market appraisal based on recent comparable sales in your building or street, current supply and demand, and condition. We never inflate to win your listing — an unrealistic price simply wastes time.
The Pattaya market moves at different speeds depending on price, location, and type. Well-priced condos in popular areas often sell within 2–6 months. Unique or luxury properties may take longer. Our average time-to-sale is around 5 months.
Our standard commission is competitive with the market and covers the full service — valuation, photography, marketing, viewings, negotiation, and transfer support. We discuss and agree terms transparently before signing any mandate.
No. Many of our sellers are overseas. We handle everything locally, keep you informed via WhatsApp, email, or video call, and can be granted Power of Attorney to complete the transfer on your behalf.
Helpful guides
Still have questions?
Our team responds within a few hours. No sales pressure — just honest advice.