In 2025, buying an apartment on the primary market in Thailand is no longer just a transaction — it's a comprehensive process combining legal security, digitalization, and strategic planning. Today’s new developments are not only homes but also investments in LTR (Long-Term Resident) status, access to healthcare, education, and life in a 'smart city'.
According to the Real Estate Information Center (REIC), over 28,000 units were sold in new projects nationwide in 2024, with 62% in Bangkok and Pattaya. Demand comes not only from foreigners but also from Thais relocating from provinces seeking modern urban living.
How Does Off-Plan Purchase Work?
The process is standardized and transparent:
- Select property: via developer website, exhibition, or agent;
- Reservation: deposit of 100,000–500,000 THB (depending on price);
- Sign SPA: Sale & Purchase Agreement in English;
- Payment schedule: fixed in contract — typically 20% down, 50% during construction, 30% at handover;
- Receive keys: after project completion and title registration.
The contract is signed directly with the developer. A Russian translation may be provided, but only the English version is legally binding.
What’s Included in the Price?
The apartment price usually includes:
- Fully furnished unit (built-in wardrobes, appliances);
- One-time Sinking Fund payment: ~500 THB/m²;
- Installation of individual water and electricity meters;
- Initial condo management fee prepayment: for 1–2 years.
Additional Costs (Mandatory)
Buyers must account for:
- Transfer Fee: 2% of land valuation (usually below market price);
- Registration Fee: 0.5%;
- Legal due diligence: 5,000–15,000 THB;
- Construction insurance: optional but recommended — up to 1% of value.
Developers often cover part of these costs as a marketing incentive.
Payment Schedule: How It Works
Typical structure:
- 20% — upon SPA signing;
- 10–15% every 2–3 months over 12–18 months;
- Balance (20–30%) — at project handover.
Many developers offer interest-free installment plans or partner with banks for mortgages.
Transaction Safety: What to Check?
Before purchase, always verify:
- Project has Building Permit and Condominium Control Act Certificate;
- Developer reputation (e.g., AP, Sansiri, Pruksa, Dusit Pattaya);
- Presence of contractor’s all-risk insurance;
- Eligibility for bank financing.
Outlook 2025–2030
Expected:
- Shift to digital transactions — online SPA signing with notarial verification;
- Growth of ESG-certified projects (TREES/LEED);
- Integration with Long-Term Residency — property as basis for 10-year visa;
- Global recognition of Thai off-plan condos as investment assets.
"Property buying in Thailand is about trust," said REIC Director Somchai Phukkhanphan. "We’re making the market transparent, secure, and accessible for everyone."
Planning a purchase? My Thai Home helps you choose a reliable project, vet the developer, calculate costs, and get an LTR visa. Your apartment should be a safe investment.
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