The buying process in Phuket is not complicated, but it is unfamiliar to most of our buyers — and the timing of certain steps can come as a surprise. Here is the sequence we walk every buyer through.

The steps at a glance

  1. Brief. Area, type, budget and timeline.
  2. Shortlist. The homes that fit the brief.
  3. Viewing. On the ground with us, or by video walk-through if you are abroad.
  4. Reservation. A reservation agreement and deposit hold the property while the checks are done. Our team and independent lawyers will walk you through this.
  5. Independent lawyer’s checks. The title, encumbrances and, for a new build, the developer. Our team and independent lawyers will walk you through this.
  6. Contract. The Sale and Purchase Agreement, with a payment schedule for an off-plan home. Our team and independent lawyers will walk you through this.
  7. Transfer. The funds come into Thailand, the property is registered and handed over. Our team and independent lawyers will walk you through this.

Each step is described in more detail below. This is the order of things, not legal advice.

Step 1 — Shortlist and viewings

We start with a brief — area, type, budget, timeline. From there we build a shortlist of homes that survive our developer + title checks, and arrange viewings, either with you on the ground or by video walk-through.

Step 2 — Reservation and due diligence

Once you've picked a property, a reservation agreement and refundable deposit hold it off the market for 14–30 days while our legal partner runs title verification, encumbrance checks, and developer due-diligence (for new builds). This is the step that prevents costly surprises later.

Step 3 — Sale and Purchase Agreement

With the checks clear, we sign the SPA. For finished homes, it's a single contract. For off-plan, it's the SPA plus a payment-milestone schedule tied to construction stages. Both happen in English, with a notarised Thai version.

Step 4 — Funds transfer and registration

Funds come into Thailand via a Foreign Exchange Transaction Form (FETF) — important for condominium freehold registration.

Step 5 — Handover

Snagging inspection, keys, and a documented handover pack. We stay involved through the first few weeks of ownership — utilities, insurance, rental setup if relevant — because that's when most of the questions actually come up.

Documents to ask for before you commit

Whether you buy in person or from abroad, ask to see these documents before you sign anything binding. Seeing them is the start of the checks, not the end.

  • The title deed, and which type of title it is. Our team and independent lawyers will walk you through this.
  • The building permit for the home, or for the project if it is not yet built. Our team and independent lawyers will walk you through this.
  • The zoning of the land. Our team and independent lawyers will walk you through this.
  • The developer’s company registration, for a new build. Our team and independent lawyers will walk you through this.
  • The payment schedule: how much is paid, when, and against which stage of construction for an off-plan home. Our team and independent lawyers will walk you through this.
  • Where the deposit is held, and on what terms it is returned if the purchase does not go ahead. Our team and independent lawyers will walk you through this.

For the checks themselves, and the order we make them in, see our due-diligence framework.

Ocean Worldwide · Phuket