Guides and notes on buying and selling waterfront land and homes in Thailand, written from the work we actually do.
Waterfront land carries building restrictions ordinary land does not: setbacks from the water, Marine Department permits, and zoning. What to establish before paying for a design.
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Two riverside plots of identical area can be worth very different amounts, because of how much of each touches the water. Why that is, and how to compare them properly.
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A single plot carries at least two prices. The Land Department's assessed value sets the taxes; the market price is what it changes hands for. Knowing which is which keeps the sums right.
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The annual tax is set by how the land is used, not by value alone. Land left vacant is taxed at the highest rate, and the rate climbs every three years.
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Where outright ownership is not available, three registrable rights remain. Each grants something different and each has its own limits.
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The two routes differ in hidden costs, time and risk rather than headline price. What gets left out of the comparison.
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Thai land comes in several grades of paperwork, and not all of them can be transferred. What each document grants, how they differ, and which ones are a reason to walk away.
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Four separate charges fall due on transfer day, and together they can run to six figures. What each is calculated on, who customarily pays, and where the negotiation actually happens.
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Thai land units convert cleanly to square metres, but quoted prices often sit on different bases. How to convert, and the trap that makes two listings look comparable when they are not.
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A condominium is the one way a foreigner can hold Thai property outright in their own name. There is a 49% ceiling per building, and a piece of financial paperwork that must be in place before transfer.
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Every waterfront plot carries some water risk. The question is how much, and what can be done about it. What can actually be checked before you commit.
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Most pre-purchase checks can be done yourself, without waiting for a lawyer. What to check, where to check it, and the findings that mean stop.
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