Listing Disclaimer

1. Why this page exists

Property listings summarise a complex asset in a short page. Some facts come from us, some from an owner, some from a developer's brochure. We think you should know which is which, rather than treat every number on a listing as verified fact.

2. Where listing information comes from

Listings are compiled from information supplied by property owners, developers and partner agencies, and from our own inspections and market records. We check what we reasonably can before publishing, but we cannot independently verify every figure on every listing at every moment.

A listing is an invitation to enquire. It is not an offer, and it does not form part of any contract you may later sign.

3. Prices, currency and costs

Prices are shown as supplied by the seller and can change or be withdrawn without notice. A listing without a price is shown as "Price on request". Where you view a price in a currency other than Thai baht, that figure is an indicative conversion for convenience only; the transaction currency is THB unless we tell you otherwise in writing.

Unless a listing says so explicitly, the displayed price excludes transfer fees, specific business tax, stamp duty, withholding tax, sinking fund and common area fees, agency fees payable by the buyer where applicable, legal fees and furniture packages. Who pays each cost is a matter of negotiation between buyer and seller. Ask us for a written cost breakdown before you budget.

4. Measurements, layouts and floor plans

Floor areas, land areas, room dimensions, ceiling heights and plot boundaries are approximate and are provided as a guide. Floor plans are illustrative and are not to scale unless stated. Land measurements may be expressed in rai, ngan and square wah (1 rai = 4 ngan = 400 square wah = 1,600 square metres) as well as square metres, and rounding between units introduces small differences. If a measurement is material to your decision, commission your own survey.

5. Availability and status

Availability changes faster than any website can update. A property shown as available may already be reserved, under offer or sold. We remove and update listings as soon as we are told, but there is always a lag. Confirm current status with us before you travel to a viewing or transfer a deposit.

6. Photography, renders and virtual tours

Photographs show the property at the time they were taken and may not reflect its current condition, furnishing or decoration. Computer-generated images, artist's impressions and show-unit photography for new developments are indicative of the intended design only, and the finished unit may differ in layout, finish, fittings, outlook and landscaping.

7. Ownership structures and foreign buyers

Thai law restricts how non-Thai nationals may own real property, and the structure available for a given unit materially affects value, resale and financing. This is the single most common source of misunderstanding for overseas buyers. The points below describe the general position under Thai law as generally applied; they are not legal advice.

Nothing on this website confirms that a particular structure is available or lawful for you. Take advice from an independent Thai lawyer before you commit.

• Condominium freehold: under section 19 bis of the Condominium Act B.E. 2522 (1979), units owned by foreigners may not exceed 49% of the total floor area of all units in a building, and the purchase money generally has to be brought into Thailand in foreign currency and documented. Where a listing indicates freehold availability, that reflects the position reported to us at the time of publication and must be reconfirmed with the condominium juristic person before you proceed.
• Leasehold: under section 540 of the Civil and Commercial Code a lease of immovable property may not exceed 30 years, and under section 538 a lease must be evidenced in writing to be enforceable and, if it is for more than three years, registered at the Land Office, otherwise it is enforceable for three years only. Renewal options are contractual promises, not guaranteed rights, and the Thai Supreme Court has held that renewals pre-arranged to extend a lease beyond 30 years are not enforceable beyond the first term. Proposals discussed since 2024 to allow longer lease terms (50 or 99 years) had not been enacted into law when this page was last reviewed, do not rely on them.
• Land and landed houses: foreign nationals generally cannot own land in their own name. A foreigner may own a building separately from the land, typically together with a registered lease of the land. Other routes exist only in narrow statutory cases.
• Company and nominee structures: using Thai nominee shareholders to hold land for a foreigner is unlawful under the Land Code and the Foreign Business Act and carries serious legal and tax risk. We do not recommend, arrange or advise on such structures.

8. New developments and off-plan

Completion dates, phasing, unit mixes, facilities, management arrangements and payment schedules for projects under development are supplied by the developer and are subject to change. Marketing material may show facilities that are planned rather than built. Rental yield or return figures quoted by a developer are projections, not commitments, and we do not verify or endorse them.

9. Maps and location

Map pins, district labels and travel times are approximate and are provided for orientation. Distances to beaches, schools, transit stations and amenities are estimates. Views and outlooks can be changed by later construction on neighbouring plots.

10. Guides and market content

Our city guides, buying guides, developer pages and market insight articles are general background written at a point in time. Market conditions, regulations, tax rates and visa rules change. Content is not personalised advice and should not be relied on as the basis for a transaction.

11. What you should verify independently

• Title deed type (for example chanote), encumbrances and the seller's right to sell
• Foreign ownership quota position for the specific unit
• Building permits, licences and completion certificates
• Outstanding common area fees, sinking fund and utility arrears
• Structural condition, damp, wiring and water supply
• All taxes and transfer costs applicable to your situation
• Visa and tax residency consequences of your purchase

12. Reporting an error

If you find something on a listing that looks wrong or out of date, tell us at privateofficeth@gmail.com with the listing URL. We check every report and correct or withdraw the listing where needed. Our process and response times are on the Complaints and corrections page.

13. Relationship to our other terms

This disclaimer forms part of our Terms of Use and is subject to the limitations of liability set out there.