Phuket Property Due Diligence: The Foreign Buyer's Checklist

Due diligence is the single step that most often separates a safe purchase from a costly mistake. It happens before any large payment and answers one question: is this property exactly what it is presented to be? Use this checklist as your framework.

Quick answer

Before paying beyond a refundable reservation, verify the title and encumbrances, the seller's or developer's right to sell, the foreign-ownership route, the contract terms, and — for a villa — the land structure and access. If any item cannot be confirmed, pause.

Title and ownership

• Confirm the title deed type (Chanote / Nor Sor 4 Jor is the strongest) and that it is genuine, checked at the Land Office.
• Check for encumbrances: mortgages, liens or court holds registered against the title.
• Confirm the seller's identity and right to sell (or the developer's ownership of the land).
• For a condo, confirm the foreign-quota availability (the foreign-freehold portion of the building) for the specific unit.

Developer and project (off-plan)

• The developer's track record and completion history.
• The project's construction permit and environmental approval (EIA) where required.
• The escrow or payment-protection arrangement, if any.
• See the full developer verification checklist.

Contract

• Independent lawyer review of the Sale & Purchase Agreement (not only the seller's lawyer).
• The payment schedule, penalties, completion date and handover terms.
• What is included (furniture, parking, fees) and the common-area charges.

Villa-specific (land)

• The ownership structure for a foreigner (lease or company) and its legal robustness.
• Plot boundaries and a current survey.
• Access road status (public or private) and any servitude.
• Utilities and flooding history on the plot.

Pair this with the villa buyer checklist.

Where this fits

Due diligence is Step 2 of the purchase — see buying property in Phuket step by step. The ownership fundamentals are in how foreigners can buy property in Phuket.

Conclusion

Treat each line as a checkpoint with a document behind it. A genuine seller and a sound project will withstand scrutiny; anything that resists verification is a signal to slow down.

PhuketStayPro can coordinate due diligence with an independent lawyer before you commit. Browse listings or ask us to vet a specific property.

Notes / fact-check flags

Title types, quota rules, permits, taxes and contract norms vary by property and change over time, with legal consequences. This checklist is a general framework, not legal advice — confirm each item with the Land Office and an independent qualified Thai lawyer before payment.