Buying property in a new development — especially off-plan — involves several payment stages. These payments are typically scheduled around construction milestones and legal steps. Here’s a breakdown of how it works:
| Stage | Description | % of Total Price | When It’s Paid |
|---|---|---|---|
| 1. Reservation Deposit | Secures the unit | ฿50,000–฿200,000 (fixed) | Immediately |
| 2. Contract Signing | Sign Sales & Purchase Agreement (SPA) | 10–30% | Within 14–30 days of reservation |
| 3. Construction Milestones | Payments aligned with build stages (optional) | 20–60% | Over 6–18 months |
| 4. Completion / Handover | Final payment + transfer fees | Balance (20–50%) | Upon project completion and title transfer |
| 5. Ownership Transfer Fees | Paid at Land Office | Usually split 50/50 or as agreed | On transfer day |
| Stage | % of Price | Notes |
|---|---|---|
| Reservation | Fixed amount | Refundability depends on contract |
| Down Payment (SPA signing) | 20% | Often negotiable |
| During Construction | 3–5 payments of 10% | Based on floors, structure, roof, etc. |
| Completion / Transfer | 30–50% | Final payment before keys are released |
| Fee Type | Who Pays | Estimated Cost |
|---|---|---|
| Transfer Fee | Buyer/Seller or 50/50 | 2% of property value |
| Withholding Tax | Seller | 1% of appraised or contract price |
| Business Tax / Stamp Duty | Seller | 3.3% or 0.5% depending on ownership duration |
| Maintenance Fee | Buyer | Paid yearly or monthly in advance |
| Sinking Fund | Buyer | One-time fund for building upkeep |
✅ Always sign a formal contract (SPA)
✅ Use escrow or milestone payments to reduce risk
✅ Keep records and receipts for each payment
✅ Consult a Thai property lawyer before signing anything
✅ Ask for a developer’s license and construction permit
Want to understand exactly what you’ll be paying — and when — before you commit?
Payment schedules vary between developers and projects, and knowing what to expect at each stage can make a big difference to your planning and cash flow. We’re happy to walk you through the full cost picture for any project you’re considering, including transfer fees, sinking funds, and what’s negotiable. Just reach out and we’ll take it from there.
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