Your first 30 days – step by step

Before you sign the handover protocol, check every room. Record defects in writing with photos and agree a deadline for repairs.

You will need the title deed (for condos the condominium title deed, for land a Chanote) and your bank’s FET proof later – to sell, to rent out and to take money out of Thailand again.

In a condominium, the juristic office (building management) handles the meters. In Pattaya, electricity comes from PEA and water from PWA or via the building.

Many buildings have fibre installed – the juristic office knows which providers are available.

Many new units are handed over furnished – check in your contract what is included.

A deep clean pays off after construction or a move – especially before the first tenant.

Most condominiums require you to register a move with the juristic office.

The building is usually insured via the juristic person – your contents and your liability often are not.

On this page there is at most one fixed slot for an OIC-licensed insurance broker – without commission per policy.

A Thai account makes electricity, common fees and rental income easier. Each bank decides which documents it needs.

Buying a condo alone does not give you a visa. An investment of at least 10 million baht – e.g. a condo in your own name paid with money from abroad (FET form), a fixed deposit at a Thai bank or Thai government bonds, also combined – can qualify for a one-year extension of stay, renewable while the investment remains. You first enter on a Non-Immigrant visa; an off-plan unit only counts after handover and registration at the Land Office. Alternatives: retirement visa (age 50+), the LTR visa or the paid Thailand Privilege membership. Thai Immigration decides each case – general information, not legal advice.

TM30 – the landlord or house master reports foreign residents to Immigration within 24 hours (Immigration Act, Section 38). If you live in your own unit, ask Immigration how the report is made in your case.

90-day report – anyone staying in Thailand for more than 90 days in a row reports their address themselves every 90 days (Section 37): in person, by post or online.

Want to rent out your unit? List it for free – minimum term 6 months (Hotel Act). We broker; rent and deposit go directly to you.

For running costs such as rent, electricity and daily life there are several ways to bring money to Thailand.

Pay the purchase price by bank transfer (SWIFT, in foreign currency) with FET proof – not via money transfer apps that pay out in baht from a Thai account (then the FET proof is usually missing). Clarify this beforehand with the receiving Thai bank.