How to Buy Property in Koh Samui: Step-by-Step Guide 2026

Buying property in Koh Samui is straightforward when you know the process. Here is a complete step-by-step breakdown of what to expect — from initial search to final registration at the Land Department.

Step 1: Define Your Criteria and Budget (Week 1–2)

Before viewing a single property, clarify:

• Purpose: Personal residence, rental investment, or both?
• Structure: Leasehold or freehold (via company)? Read our ownership guide
• Budget: Total budget including transfer costs (add 6–8% of purchase price for taxes and fees)
• Location: Chaweng (vibrant, high yield), Bophut (balanced), Maenam (quiet, value), Lamai (views), Choeng Mon (exclusive)
• Type: Villa, condo, or land?

Step 2: Property Search and Viewings (Week 2–4)

Work with a registered real estate agent familiar with the local market. On Koh Samui, agents typically represent buyers at no direct cost — vendor pays the commission (typically 3–5% of sale price).

During viewings, assess:

• Title deed grade (request a copy — Chanote/NS4J is gold standard)
• Actual boundary vs. advertised area
• Flood history (ask neighbours, not just the agent)
• Access road legality (many island properties use informal access easements)
• Utility connections (electricity, water, internet availability and cost)

Step 3: Due Diligence (Week 3–6)

Never skip due diligence. Your lawyer will conduct:

Land Office search:

• Confirm title deed matches the plot shown
• Check for mortgages, liens, or disputes registered against the title
• Verify the seller’s identity matches the registered owner

Physical survey:

• Boundary survey (especially for villa plots)
• Building permit verification — confirm structures were built with valid permits

Company search (if applicable):

• If buying a company-held property, review corporate structure, shareholder register, and tax compliance history

Environmental check:

• Confirm the land is not in a flood zone, national park buffer, or restricted coastal area (within 50 metres of the high-tide mark)

Estimated due diligence cost: ฿20,000 – ฿60,000 depending on complexity.

Step 4: Negotiate and Sign Sales Agreement (Week 4–8)

Once due diligence is complete, the sale is formalised through a Sales and Purchase Agreement (SPA) drafted by your lawyer. Key terms to negotiate:

• Deposit: Typically 10% of purchase price, held in escrow or by your lawyer
• Completion timeline: Usually 30–60 days from SPA signing
• Conditions precedent: Subject to satisfactory title, company structure completion, fund transfer
• Default clauses: What happens if buyer or seller withdraws

Avoid signing any “Reservation Agreement” with a non-refundable deposit before due diligence is complete.

Step 5: Prepare Funds (Week 6–10)

For condominium purchases (foreign quota):

• Funds must be remitted to Thailand in foreign currency
• Obtain a Foreign Exchange Transaction (FET) form from the receiving Thai bank
• FET form is required at the Land Department to prove foreign-sourced funds

For leasehold and company purchases:

• Standard bank transfer to Thailand; FET form not required
• Ensure your Thai bank account is active and verified for large transfers

Step 6: Transfer at the Land Department (Completion Day)

Both buyer and seller (or their Power of Attorney representatives) attend the local Land Department office to complete the transfer. Required documents typically include:

• Original title deed
• National ID / passport of all parties
• Signed transfer application forms
• SPA and any company documents (for company transfers)
• Tax payment receipts (transfer fee, SBT/Withholding Tax)
• FET form (for foreign condo buyers)

The Land Department officer confirms all documents, collects taxes, and issues the updated title deed in the buyer’s name. The process takes 2–4 hours on the day.

Cost Summary

Typical total buyer cost above purchase price: 3–6%

Timeline Overview

Working with Our Team

Our network of local agents and legal partners covers every step of this process. Contact us to begin your property search with confidence.