Property valuation, advisory and full land-office transfer service
Quick answer
Thailand has three different property values: the Treasury Department appraised value used to calculate land-office fees, the bank valuation used to size a mortgage, and the market value people actually transact at. House4Sale values at market from recorded local sales, free of charge, and can handle the entire transfer process.
Most owners price their home from what the neighbour is asking, which is the wrong data: asking prices are not achieved prices. The result is a listing that sits for a year and then sells below what it could have achieved at launch.
We value from three inputs together: recorded transactions nearby, the Treasury Department appraised value, and the physical condition we inspect ourselves. You receive a price band with the reasoning behind each number.
We also handle transfer paperwork for parties who have already agreed a deal privately. The land-office process is detail-heavy, and one missing document postpones the appointment by weeks.
- Free market valuation from recorded sales, not asking prices
- Clear explanation of appraised, bank and market values
- Every transfer-day cost calculated in advance
- Documents prepared, queue booked, land office attended for you
- Advisory on inheritance, subdivision and mortgage redemption
How the process works
- 1
Initial details
Send the deed copy, location, size and photos by Line. We review and give an indicative range.
Within 24 hours
- 2
Site inspection
We inspect condition, location, access and surroundings, the factors paperwork cannot show.
1 day
- 3
Comparable analysis
We collect recorded sales of similar properties within 1-3 km and adjust for size, age and location.
2-3 days
- 4
Valuation report
A recommended price band with comparables, expected time to sell and worthwhile improvements.
1 day
- 5
Pre-transfer document review
We check both sides' documents, verify encumbrances on the deed and calculate every tax and fee.
3-7 days
- 6
Land-office appointment
We book the queue, prepare the forms, review the sale deed before signing and check every receipt before you leave.
Half to one day
Documents you need
For a valuation
- Copy of the title deed or condominium certificate
- Interior and exterior photos
- Usable area and room count
- Year built or last renovated
- Floor plan if available
Transfer, seller side
- Original title deed
- Original ID card and house registration
- Marriage certificate and spousal consent if applicable
- Debt-free certificate from the juristic person
- Latest land and building tax receipt
Transfer, buyer side
- Original ID card and house registration
- Cashier's cheque for the agreed amount
- Loan approval letter if financing
- Spousal consent if applicable
Inheritance transfer
- Court order appointing the estate administrator
- Death certificate
- House registration stamped as deceased
- ID cards and house registrations of all heirs
- Will if one exists
Gift between parent and legitimate child
- Proof of relationship such as a birth certificate or house registration
- ID cards and house registrations of both parties
- Original title deed
Fees and taxes
| Item | Rate | Detail |
|---|---|---|
| Indicative valuation | Free of charge | For owners considering a sale or listing with us. |
| Transfer fee | 2% of appraised value | Paid at the land office, calculated on the appraised value rather than the sale price. |
| Parent-to-child gift fee | 0.5% of appraised value | Transfers to a legitimate child attract a reduced fee and are exempt from Specific Business Tax. |
| Inheritance transfer fee | 0.5% of appraised value | Registering an inheritance to a statutory heir attracts a reduced rate. |
| Mortgage registration | 1% of the loan, capped at THB 200,000 | Where the buyer finances, calculated on the loan amount. |
| Transfer handling service | Quoted per case | For parties who have agreed privately and want only the paperwork and transfer day handled. Quoted before we start. |
Reference note
Things to watch out for
- The Treasury appraised value is not the market value. Never price a sale from it; it exists to calculate land-office fees.
- A bank valuation sizes the mortgage. Lenders generally advance against the lower of the sale price and their own valuation.
- Under-declaring the sale price to reduce tax is tax evasion and also reduces how much the buyer can borrow.
- An estate administrator must be appointed by court order before the land office will register an inheritance transfer.
- Subdividing a title requires an official survey and can take weeks to months. Plan it before committing to a transfer date.
- Clear any outstanding land and building tax before transfer day, as the liability follows the property.
- The rates above reflect the general rules as published at the time of writing, and the government periodically introduces temporary reductions. Ask us to confirm the rates applying on your actual transfer date.
The three property values explained
| Topic | Appraised value | Bank valuation | Market value | |
|---|---|---|---|---|
| Set by | Treasury Department | Bank-approved valuer | Actual buyers and sellers | |
| Used for | Land-office fees and taxes | Mortgage sizing | Pricing and negotiation | |
| Typical level | Usually below market | At or slightly below market | What is actually paid | |
| Update cycle | Treasury revaluation cycles | Each loan application | Continuously with demand | |
| Use for pricing? | No | As supporting evidence | Yes, primarily |
Frequently asked questions
Is the valuation really free?
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.
How far apart are appraised and market values?
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.
We already agreed a private sale. Can you handle just the paperwork?
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.
What does transferring a house to my child cost?
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.
How does an inheritance transfer work?
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.
How long does transfer day take?
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.
Related services
Find out what your property is worth
Send a copy of the deed and some photos on Line for a free market valuation with comparable evidence. If you have already agreed a private sale, we can handle the transfer paperwork alone.