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Foreigners can legally own condominium units in Thailand under the Thai Condominium Act, provided that certain legal and documentary requirements are met. One of the most common causes of delays in a condominium purchase by a foreigner is incomplete or incorrectly prepared documentation.
This guide outlines all required documents, translation requirements, and certification steps foreign buyers should know before proceeding with their purchase or ownership transfer at the Land Office in Thailand.
1. Passport and Identification Documents
To purchase a condo in Thailand, every foreign buyer must present:
• Passport (valid and unexpired)
• Copy of the passport identification page
• Copy of visa entry stamp (if applicable)
These documents are required for the ownership transfer and for verifying identity with developers, banks, and government agencies.
Translation needed?
No. Passports in English are accepted without translation.
However, if other documents contain a different spelling of the buyer’s name, a certified translation may be required to avoid rejection at the Land Office.
2. Foreign Exchange Transaction Form (FET) / Credit Advice
To qualify under the foreign ownership quota, the purchase funds must be transferred from overseas in foreign currency. The receiving bank will issue one of the following:
• Foreign Exchange Transaction Form (FET)
• Credit Advice
• Inward Remittance Confirmation
These documents are mandatory for registering ownership at the Land Office.
Translation needed?
Usually no, as banks issue FET documents in English.
Some Land Offices may request a Thai translation if parts of the document are bilingual or unclear.
3. Power of Attorney (POA) for the Ownership Transfer
If the buyer cannot appear in person at the Land Office, a Power of Attorney (form Tor Dor 21) must be prepared. This is common for foreign investors residing abroad.
A valid POA must:
• Use the official Tor Dor 21 template
• Include the buyer’s signature
• Be notarized by a Notary Public or Notarial Services Attorney
• Be legalized by the Thai Embassy/Consulate (depending on the country)
Translation needed?
Yes.
A POA signed overseas must be translated into Thai and often requires legalization before being accepted by the Land Office.
4. Sale and Purchase Agreement (SPA)
The SPA outlines the contractual obligations between the seller/developer and the buyer.
Foreign buyers should review:
• Unit details and layout
• Purchase price and payment terms
• Transfer conditions
• Responsibilities for transfer fees and taxes
Translation needed?
If the agreement is bilingual (Thai–English), no additional translation is needed.
If the SPA is only in Thai, the buyer may request an English translation for understanding, but the version submitted to the Land Office must remain in Thai.
5. Marriage Certificate (If the Buyer Is Married)
If a foreigner is married, the Land Office may require evidence confirming marital status to ensure that the purchase complies with Thai matrimonial property rules.
Required documents may include:
• Marriage Certificate
• Spouse’s passport
• Written consent from the spouse
Translation needed?
Yes.
Marriage certificates not issued in English must be translated into Thai and may require legalization or an Apostille depending on the country of issuance.
6. Proof of Source of Funds (in some cases)
Some banks, developers, or jurisdictions may request supporting documents to verify the origin of funds such as:
• Bank statements
• Income certificates
• Loan agreements issued abroad
Translation needed?
If these documents are not in English, they must be translated into Thai or English.
Thai authorities generally prefer Thai translations for official processes.
7. Company Documents (If purchased via a company structure)
When using a company incorporated in Thailand for property ownership, the following may be required:
• Certificate of Incorporation
• List of Shareholders
• Company Affidavit
• Board Resolution approving the purchase
Translation needed?
Documents not originally in Thai must be translated and may require notarization and legalization.
8. Common Documentation Issues That Delay the Transfer
Foreigners buying property in Thailand frequently face delays due to:
• Name mismatches between documents
• Missing notarization or consular legalization
• Incorrect POA format
• Untranslated marriage documents
• Bank documents not issued in FET format
A pre-check by a professional document service minimizes the risk of rejection by the Land Office.
Summary of Translation and Legalization Requirements
| Document | Translation Required? | Legalization Required? |
| Passport | No | No |
| FET / Credit Advice | Sometimes | No |
| Power of Attorney | Yes | Yes (if signed abroad) |
| Marriage Certificate | Yes | Yes (country-dependent) |
| Company Documents | Yes | Yes |
| SPA | Only if buyer needs English | Thai version required |
How WPK Notary Can Help Foreign Condo Buyers
WPK Notary supports buyers with:
• Certified translation (Thai, English, Japanese, Chinese)
• Notarial certification for POA and corporate documents
• Legalization services (MFA and embassy)
With accurate translation and proper certification, foreign buyers can complete a condominium purchase in Thailand smoothly and without delays.
Contact us here:
📧 wpk.notary@gmail.com
📲 Line: @519clses
📍 Facebook: WPK Notary
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