Mistakes to avoid when buying real estate in Thailand

Buying a property in Thailand is an exciting project, but it also involves risks. Some overconfident investors or expatriates have experienced disappointments due to a lack of preparation or vigilance.

Here is a list of the most common mistakes, and how to avoid them to make your purchase a success with peace of mind.

Buying without verifying title deed

This is the most critical error. Buying a property without checking the Chanote, or trusting a copy, can lead to:

• The purchase of a property without a real right of ownership,

• Disputes over the surface or boundaries of the land,

• Problems during resale.

✅ Solution : always ask for the original title and have a full check done by a lawyer.

Blindly trusting a real estate agent

Not all real estate agents are certified or experienced. Some work for developers and put their interests first, not yours.

✅ Solution : Choose an independent agent, with good references, and check their background.

Do not have the contract written or proofread by a lawyer

Accepting a contract in Thai without translation, or using a standard template, can cause you to miss out on unfair terms, hidden fees, or missed deadlines.

✅ Solution : always go through a lawyer specializing in Thai real estate law, independent of the seller.

Buying a property without checking the rental rules

Some buildings prohibit short-term rentals (less than 30 days), which is a problem if you plan to rent by the week through Airbnb.

✅ Solution : check the co-ownership rules before buying, and ask for written confirmation if you plan to rent.

Believing that you can buy land in your name

It is a stubborn belief, but foreigners cannot own land in their own name in Thailand. Only condominiums are allowed.

✅ Solution : Involves a leasehold or a well-structured company, in compliance with the law.

Underestimating ancillary costs

In addition to the purchase price, there are transfer fees, taxes, lawyers’ fees, condominium fees… Some forget to include these costs in their budget.

✅ Solution : ask for a full breakdown of the costs to be expected before committing.

Not planning for resale or inheritance

Buying a property is one thing. Selling it later, or passing it on to your heirs, can be a problem if you have not anticipated the legal or tax procedures.

✅ Solution : discuss with a lawyer the transfer, inheritance or resale clauses from the outset.

Conclusion: Buy in Thailand… but not blindly

Thailand offers great real estate opportunities, but it is a market with its own specificities. By avoiding these common mistakes and surrounding yourself with the right professionals, you lay the foundations for a safe, profitable and serene project.