A Phuket purchase lives or dies on its paperwork. Get the documents right and the process is smooth; skip a check and you can inherit someone else's problem. Here is the paperwork that matters.
The title deed (Chanote)
The gold-standard land title in Thailand is the Chanote (Nor Sor 4 Jor) — a precisely surveyed, GPS-marked freehold title. Always verify the exact title type and confirm it at the Land Office. Lesser title forms carry more ambiguity and should be examined closely before you commit to any house or land purchase.
The sale and purchase agreement
This contract sets out price, deposit, payment schedule, what is included, penalties, and the completion date. Never sign a version you have not had reviewed independently. For leasehold, the registered lease agreement is equally critical — including renewal terms.
Proof of funds from abroad
For a foreign-quota condo, the bank issues a Foreign Exchange Transaction (FET) form confirming funds were brought into Thailand in foreign currency. You need this to register the unit — and again when you sell.
Due-diligence documents
- Land title search at the Land Office (encumbrances, mortgages, access rights).
- House registration book (Tabien Baan) for built property.
- Company documents, if buying through a Thai company structure.
- Building permits and, for off-plan, the developer's licences.
Most of this can be verified before you transfer a single baht. Buyers who do their own background research alongside a lawyer rarely get surprised. Compare current listings so you know the documentation a serious seller should already have ready.
Want a plain-English checklist for a specific property? Ask us — we will tell you exactly what to request before you sign.
Looking for the right property in Phuket? Browse our listings or talk to our team.
