Step by Step
The Buying Process
01
Private Consultation
We begin with a confidential discussion of your goals — lifestyle, investment horizon, preferred locations, and budget. No obligation, no pressure.
02
Curated Selection
Based on your brief, we present a tailored shortlist from our 11 collections — including exclusive off-market listings unavailable to the public.
03
Property Viewings
Private viewings in person or by video — accompanied by our consultant with honest market commentary and comparable data for each property.
04
Legal Due Diligence
Full title deed search, ownership verification, contract review, and advice on the optimal ownership structure for your situation.
05
Negotiation & Agreement
We negotiate on your behalf for the best terms. A formal Sale and Purchase Agreement is drafted and reviewed by your legal team.
06
Transfer & Completion
Ownership transfer completed at the Land Office. We coordinate all documentation, fees, and optional rental management from day one.
Ownership Structures
How Foreigners Can Own Property
Under Thai law, foreigners cannot own land outright — but several secure and legally-recognised structures allow full ownership rights in practice. MGROUP and our legal partners advise on the most suitable route for your circumstances.
Most Common
Freehold Condominium
Foreigners may own up to 49% of a condominium's total floor area outright. Full Chanote title — the most straightforward ownership path.
Villa & Land
30-Year Leasehold
Legally registered at the Land Office. Enforceable and renewable — the standard structure for luxury villa ownership in Phuket.
Corporate Route
Thai Limited Company
A registered Thai company may hold freehold land title. Requires proper governance and a legitimate business purpose — our legal team manages setup.
Title Deeds
Understanding Thai Title Deeds
Not all land in Thailand carries the same legal standing. Always verify the title deed type before committing to any purchase. MGROUP only presents properties with verified, bankable title.
Strongest Title
Chanote (Nor Sor 4)
GPS-surveyed freehold title granting full legal ownership. The gold standard — the only deed accepted by Thai banks as mortgage collateral.
Upgradeable
Nor Sor 3 Gor
Land awaiting full Chanote. Can be sold and mortgaged in the same manner. Upgradeable upon application to the Land Department.
Use with Caution
Nor Sor 3
Boundaries not yet surveyed by the Land Department. Requires careful legal review — acceptable only with proper due diligence.
Not Recommended
Possessory Right
Recognised only by the local admin office, not the Land Department. Provides the weakest legal protection — not suitable for foreign buyers.
At the Land Office
Transfer of Ownership
All property transfers in Thailand are completed at the Land Office. The following documents are required for completion:
- Original title deed (Chanote or equivalent)
- Passports or ID cards of both buyer and seller
- House registration book (Tabien Baan), if applicable
- Building permit (for houses and villas)
- Sale and Purchase Agreement
- Foreign Exchange Transaction (FET) form — required for condominiums purchased with overseas funds
Transfer cost note: Transfer fees, stamp duty, and withholding tax apply at completion. Total transfer cost is typically 2–6% of the registered value depending on ownership type and holding period. MGROUP provides a full cost breakdown before you commit.
Estimate Your Costs
Transfer Cost Calculator
Enter a purchase price to see an indicative breakdown of the one-off costs due at the Land Office on completion.
Total transfer cost—
Your share as buyer—
Indicative only. Thai authorities calculate these on the Land Department appraised value, which usually differs from the sale price, and withholding tax depends on the seller's circumstances. MGROUP provides a verified breakdown before you commit.