The Highlights

• Condos are the simplest route for most foreign buyers.
• Budget for taxes, fees, and sinking funds — the sticker price is only the start.
• Check titles, foreign quotas, and how funds must be transferred.
• Use tech like Annie to match faster and avoid dead ends.

Buying your first home is a big milestone. It’s exciting, sure, and also a little bit overwhelming.

Paperwork, money planning, and too many choices make anyone’s head spin. The good news: a few smart checks before you sign will save time, money, and stress.

1. Your budget is more than the sale price

That “sticker price” on a listing is only part of the cost. In Thailand, you should plan for transfer fees (typically around 2% of the appraised value, sometimes shared), mortgage registration fees (about 1%), and stamp duty or specific business tax, depending on the seller.

Before you commit, don’t miss our guide on the hidden costs of buying a home in Thailand

If you buy a condo, also add the sinking fund , usually THB 500–700 per SQM as a one-time payment, plus monthly common fees for maintenance and management.

Example: for a THB 3.5 million condo in Bang Na, set aside at least THB 200,000 extra to cover these costs. A practical rule of thumb is to budget 5–7% of the property price for extra fees.

2. Know how the banks will assess you

Thai banks are conservative lenders. They’ll look at your debt-to-income ratio (ideally under 40%), your credit history, and your down payment size.

• Thai buyers typically put down 10–15%.
• Foreign buyers usually need 20–30%, and only some banks lend to non-residents.

If you’re freelance or self-employed, expect more paperwork. Small missed payments can hurt approval chances, so clear up credit card debt and have your documents in order before applying.

3. Location matters more than you think

Where you buy affects daily life and resale. Proximity to transport and new infrastructure still moves the market. In 2025 look closely at areas tied to new lines and projects.

Common picks this year: