Editorial
Reservation Deposit in Thailand: How Much to Pay in 2026
By THAI.ESTATE Editorial Team12 min read
A reservation deposit on Thai property typically runs between THB 50,000 and THB 200,000 for a condominium unit, or between 1% and 3% of the agreed purchase price for landed property or higher-value units. The exact figure depends on the developer, the project stage, and the property type. You pay this sum to take the unit off the market while both parties prepare the formal Sale and Purchase Agreement (SPA). It is not a neutral administrative fee - it carries real legal and financial weight.
This guide walks you through what the deposit covers, what protections you should demand in writing before you pay, and how the deposit fits into the full buying timeline in Thailand as a foreign buyer in 2026.
Quick answer
- Condominium (off-plan, developer project): THB 50,000 to THB 200,000 is standard for mid-range units; luxury projects may ask THB 300,000 to THB 500,000
- Condominium (resale, private seller): typically 10% of purchase price paid as a deposit on signing the SPA, sometimes split into a small holding deposit first
- Landed property (house, villa, land): foreigners cannot own land freehold; deposits on leasehold or company-structure purchases range from 1% to 5% of agreed price
- The deposit is non-refundable if you cancel without a contractual exit clause - always confirm refund conditions in writing before paying
- You usually have 7 to 30 days after paying the reservation deposit to sign the SPA
- The deposit is credited toward the total purchase price - it is not an extra fee
- Foreign buyers must transfer funds from abroad in foreign currency to qualify for the FET form (Foreign Exchange Transaction form) needed for condo title registration
Options and scenarios
Scenario 1: Off-plan condominium from a developer
This is the most common entry point for foreign buyers. You visit a show unit or browse a project online, select a unit, and pay a reservation deposit to lock in your price and unit number. The developer issues a reservation agreement (sometimes called a booking form) which states the unit, price, payment schedule, and - critically - what happens to your deposit if you do not proceed.
In 2026, reputable developers across Bangkok, Phuket, Pattaya, and Chiang Mai typically ask for THB 50,000 to THB 200,000 at reservation. This sum is deducted from the first scheduled installment under the SPA.
Payment schedule after reservation usually looks like this:
- Reservation deposit: THB 50,000 to THB 200,000 (paid now, on booking)
- SPA signing (7 to 30 days later): 10% to 20% of purchase price, minus the deposit already paid
- Construction milestones: 2 to 5 further installments tied to verified construction progress (foundation complete, structure complete, finishing complete)
- Transfer and registration: final balance of 20% to 30% paid at the Land Office on the day of title transfer
Milestone-linked payments are your primary payment protection mechanism in Thailand. Payments tied to verifiable construction stages mean you are not funding a project that has stalled. Always request a copy of the payment schedule in English and confirm each milestone is described in physical, verifiable terms - not just calendar dates.
Scenario 2: Resale condominium from a private seller
In a private resale, the process compresses. There may be no separate reservation deposit. Instead, you negotiate a price, instruct a lawyer to check the title deed (the chanote - Thailand's highest-grade freehold title, a gold-bordered document issued by the Land Office), and then sign an SPA directly, paying a deposit of around 10% of the purchase price on signing.
Sometimes a buyer and seller agree on a small informal holding deposit of THB 20,000 to THB 50,000 to pause the seller's marketing while due diligence runs. This is done on a simple receipt. Be aware that this informal deposit is difficult to recover if the deal breaks down - use a lawyer from this stage onward.
Scenario 3: Villa or house on leasehold land
Foreigners cannot own land in Thailand under the Land Code. The most common foreign-accessible structure for villas is a long-term lease (typically 30 years, sometimes renewable by contract for up to 90 years in two further 30-year terms). Some buyers use a Thai company structure to hold land title, but this carries compliance and legal risk and requires specific legal advice.
For a leasehold villa purchase, the reservation deposit is negotiated individually. Market estimates for mid-range projects in Phuket and Samui place it at 1% to 2% of the agreed price. On a THB 10,000,000 villa, that is THB 100,000 to THB 200,000. Higher-end properties often require a larger initial commitment.
Scenario 4: Buying remotely with a power of attorney
You do not need to be in Thailand to pay a reservation deposit. Many developers accept international bank transfers or credit card payments. However, for the FET form to be valid at title registration, the funds must arrive in Thailand from a foreign bank account in a foreign currency (USD, EUR, GBP, AUD, SGD and others are all accepted). The receiving Thai bank then records the transaction and issues the FET form.
If you are buying remotely, a power of attorney (POA) - a notarized and, for use in Thailand, apostilled document - allows a trusted representative or your lawyer to sign the SPA, attend the Land Office, and complete the transfer on your behalf. Prepare the POA before you travel, or use your country's Thai embassy to notarize it.
Comparison table
| Parameter | Off-plan condo (developer) | Resale condo (private) | Leasehold villa |
|---|---|---|---|
| Typical reservation deposit | THB 50,000 to THB 200,000 | THB 20,000 to THB 50,000 (informal hold) | 1% to 2% of price |
| SPA deposit (on contract signing) | 10% to 20% of price (deposit credited) | 10% of price | 10% to 20% of price |
| Refundable if you cancel | Only if SPA includes exit clause | Rarely, unless SPA specifies | Depends on contract |
| Payment protection mechanism | Construction milestone schedule | Title check before SPA signing | Lease terms, title check |
| Time to sign SPA after reservation | 7 to 30 days | 14 to 30 days | 14 to 45 days |
| FET form required | Yes, for condo title registration | Yes | Not for lease registration, but needed for fund repatriation |
| Foreign buyer ownership structure | Freehold condo (up to 49% of building) | Freehold condo | Leasehold only |
| Can be done remotely with POA | Yes | Yes | Yes |
Risks and mistakes
Paying before you have seen the reservation agreement
Some sales agents ask for a deposit on a verbal promise or a WhatsApp message. Never pay until you hold a signed reservation agreement that states the unit number, floor, price, payment schedule, refund conditions, and SPA signing deadline. If the developer cannot produce this document immediately, that is a warning sign.
Missing the FET form requirement
This is one of the most expensive routine errors in Thai property purchases. The FET form (Foreign Exchange Transaction form) is issued by a Thai bank when foreign currency arrives from abroad and is converted to Thai baht. To register a condominium under foreign ownership at the Land Office, you must present the FET form showing the funds originated overseas. If you transfer Thai baht from a Thai bank account, or transfer funds domestically, you will not receive a valid FET form. You may be unable to register the unit in your name, and you will be unable to repatriate the sale proceeds later without proof of original foreign-currency inflow.
Practical rule: transfer funds for your deposit and all subsequent payments from your overseas bank account, in foreign currency, directly to the developer's Thai bank account or to your Thai bank account. Keep every FET form issued. The minimum amount that triggers automatic FET documentation at Thai banks is currently USD 50,000 equivalent (as of 2026, per Bank of Thailand guidelines - confirm with your receiving bank, as thresholds and procedures can change). For smaller transfers, ask the bank to issue the form manually; most will do so on request.
Assuming the deposit is automatically refundable
Reservation deposits in Thailand are not protected by a statutory cooling-off period in the way that consumer contracts are in some European countries. If you change your mind after signing the reservation agreement, the developer is entitled to keep the deposit unless the agreement specifies otherwise. Always negotiate a short due-diligence window - 7 to 14 days - during which you can withdraw and recover your deposit.
Skipping developer verification
Before paying any sum, check that:
- The developer holds a valid company affidavit (a current registration document from the Department of Business Development showing the company is active and its directors)
- The project holds an Environmental Impact Assessment (EIA) approval (required for buildings above a certain size; your lawyer can verify with the Office of Natural Resources and Environmental Policy)
- The project holds a valid construction permit (the 'blue permit board' should be visible on site)
- The land on which the project is built carries a clean chanote title with no mortgage or encumbrance that is not being discharged before transfer
A licensed Thai property lawyer charges roughly THB 15,000 to THB 50,000 for a standard due-diligence check on an off-plan project (indicative 2026 figures). This cost is small relative to the deposit and the purchase price.
Confusing the reservation deposit with the SPA deposit
The reservation deposit is a booking fee - it is later credited against your SPA payment. The SPA deposit is a substantive contractual commitment, typically 10% of the purchase price. Missing the SPA signing deadline can cost you the reservation deposit. Missing an SPA payment can cost you the full SPA deposit. Understand which payment you are making at each stage.
Transferring funds with a wrong payment reference
Thai banks and developers sometimes reject or misallocate transfers with vague references. Use the exact reference format the developer or your lawyer provides. A rejected or misallocated transfer can delay your SPA signing and, in the worst case, cause you to miss contractual deadlines.
FAQ
How much is a typical reservation deposit for a condo in Thailand?
For a mid-range off-plan condominium, the typical reservation deposit is THB 50,000 to THB 200,000, regardless of the total unit price. Luxury projects in Bangkok or Phuket may ask for THB 300,000 to THB 500,000. The deposit is always credited toward your first major payment under the SPA.
Is the reservation deposit refundable if I change my mind?
Generally, no. The reservation deposit is non-refundable by default once you sign the reservation agreement. You can negotiate a due-diligence window of 7 to 14 days into the agreement, during which you may withdraw and recover your payment. Get this clause in writing before you pay.
Do I need to send money from overseas to pay the reservation deposit?
For a condominium purchase, yes - if you want to register the unit in your name at the Land Office. Thai condo ownership rules require proof that purchase funds originated from abroad in foreign currency, documented by the FET form. Paying from a Thai bank account in Thai baht will not produce a valid FET form. For the reservation deposit specifically, some buyers pay from a Thai account and then transfer the larger SPA payments from abroad, but this creates a gap in your FET documentation. The safest approach is to send all purchase-related funds from your overseas account in foreign currency.
What documents should I receive when I pay the reservation deposit?
You should receive: a signed reservation agreement (in Thai and English) stating the unit number, floor, purchase price, payment schedule, SPA signing date, and refund conditions; a receipt for your deposit payment; and ideally a copy of the floor plan for your specific unit. Request the developer's company affidavit and the project's construction permit at the same time.
How long do I have to sign the Sale and Purchase Agreement after paying the deposit?
Most developers allow 7 to 30 days. Some projects, particularly those with strong sales velocity, allow only 7 to 14 days. Missing this deadline without a written extension can result in forfeiture of your deposit. Calendar the SPA signing date immediately and instruct your lawyer before that deadline.
Can I pay the reservation deposit and sign the SPA remotely?
Yes. You can wire the deposit internationally and sign the SPA via a notarized power of attorney that authorizes a representative to act on your behalf in Thailand. The POA must be apostilled for use in Thailand. Your lawyer in Thailand can prepare the document; you sign it before a notary in your home country and attach the apostille certificate.
What is the FET form and why does it matter at the deposit stage?
The FET form (Foreign Exchange Transaction form) is a document issued by a Thai bank recording that foreign currency arrived from abroad and was converted to Thai baht. It is a legal requirement for registering a condominium unit under foreign ownership at the Land Office. It also matters when you sell and want to repatriate your proceeds. If your early payments - including the deposit - do not produce FET forms, the total documented foreign funds on record may fall short of the registered price, creating a problem at transfer or exit.
Are there transfer taxes or fees on top of the deposit?
The deposit itself does not trigger transfer taxes. Transfer fees and taxes (Transfer Fee at 2% of registered value, Specific Business Tax at 3.3% or Stamp Duty at 0.5%, and Withholding Tax) are due at the Land Office on the day of title registration. These are shared or allocated between buyer and seller by contract. Indicative total transfer costs for a buyer are 1% to 2% of the purchase price, depending on negotiated allocation.
What happens to my deposit if the developer cancels the project?
If the developer cancels, you are entitled to a full refund of all payments made, plus contractual penalties if specified in your SPA. In practice, recovering money from a failed developer can be slow and require legal action in Thailand. This is why pre-payment due diligence - checking permits, title, company status, and financial standing of the developer - is the practical protection, not a refund clause alone.
Should I use a lawyer from the reservation stage onward?
Yes. A Thai property lawyer can review the reservation agreement before you sign, flag unfavorable terms, verify the developer's documents, and set up your FET paper trail correctly. The cost is modest relative to the transaction value. Engage a lawyer who is independent of the developer or agent introducing the property.
Planning a property purchase in Thailand? Send us your requirements - the THAI.ESTATE team will reply with specific options and a safety checklist for your case.