Frequently asked questions about buying, selling, renting and transferring property

Four main charges: the 2% transfer fee on appraised value, Specific Business Tax at 3.3% when the property has been held under five years or the seller has been on the house registration under one year, stamp duty at 0.5% instead when SBT does not apply, and withholding tax computed from appraised value and years of ownership. We calculate the exact figures before transfer day.

A correctly priced house in urban Khon Kaen usually sells in three to six months. Bare land outside town can take six to twelve. The two biggest accelerators are realistic pricing and the quality of the listing photography.

Three percent of the achieved sale price, payable only once the transfer is completed at the land office. Nothing is charged up front, and photography, Facebook advertising and viewing trips are all at our cost.

Foreigners may own condominium units in their own name within the 49% foreign quota of the building's saleable area, with funds remitted from abroad and documented on an FET form. Land cannot be held personally; the lawful alternative is a registered 30-year lease.

At minimum: the title document type and whether it is transferable, encumbrances recorded on the deed, legal access to a public road, city-plan zoning and permitted use, and any expropriation line. House4Sale checks all five free of charge before you commit.

Our sale agreements always include a condition precedent: if financing is refused within the agreed period, the deposit is returned in full without penalty. This protects both sides and prevents the most common dispute we see.

One month's rent for a one-year lease, charged to the landlord only after the tenant signs and pays. Longer terms are quoted pro rata and always confirmed before we start.

Leases of up to three years are enforceable as a signed written contract. Beyond three years, registration at the land office is required or the lease is enforceable for three years only. Registration costs 1% of the total rent plus 0.1% stamp duty.

Common practice is one month advance rent plus a two-month security deposit. Landlords operating five or more residential units fall under contract-controlled business rules that cap the deposit and govern its return; we check whether that applies to you.

You must give written notice to pay, with at least fifteen days allowed for rent arrears under Thai law, before terminating and pursuing eviction. Changing the locks or cutting utilities yourself is unlawful.

Yes. The landlord or house master must notify immigration of a foreign occupant using form TM.30 within 24 hours of arrival. It can be filed online, and we handle it for the owners we work with.

None. We charge nothing for listing, photography or advertising. The 3% fee applies only after the transfer completes at the land office. If it does not sell, you pay nothing.

Our standard term is six months, which is enough time for marketing to produce measurable results, with termination terms set out in the agreement.

You can, but we recommend an exclusive listing because we then fund full photography and Facebook advertising. Multiple listings usually end up showing different prices, which buyers use against you.

On an open listing, a buyer you found without our introduction carries no fee. On an exclusive listing the position is stated explicitly in the agreement before signing, and we always explain it clearly.

Yes, and it is very common. Tell us the outstanding balance and we structure the deal so the mortgage is redeemed from the buyer's funds on transfer day, all in the same land-office appointment.

We cover Isan. Nearby provinces such as Maha Sarakham, Kalasin, Roi Et and Udon Thani are usually visited within the same week; further provinces are scheduled on our travel rounds with a confirmed date in advance.

Yes, for owners considering a sale in the areas we cover, with no obligation to list with us. You receive a price band with comparable evidence and an expected time to sell.

There is no fixed ratio. In active locations market value can be several times the appraised value; elsewhere they can be close. Use the appraised value only to calculate transfer fees.

Yes, this is a common request. We review both sides' documents, check encumbrances, calculate transfer-day costs in advance, book the queue and attend the land office with you. Fees are quoted per case.

A gift to a legitimate child attracts a reduced 0.5% fee on the appraised value and is exempt from Specific Business Tax, though income tax and stamp duty can still apply in some cases. We calculate your exact figures before transfer day.

The court must first appoint an estate administrator. With that order, the death certificate, the stamped house registration and the heirs' documents, the transfer is registered at the land office. The fee for a statutory heir is 0.5% of the appraised value.

With complete documents and a booked appointment, usually about half a day. A single missing item, such as spousal consent or a debt-free certificate, postpones the appointment, which is why we verify everything in advance.