Editorial
Reservation Deposit for Thai Property: How Much in 2026
By THAI.ESTATE Editorial Team14 min read
A reservation deposit in Thailand is a holding payment you make to take a property off the market while due diligence and contract preparation proceed. For condominiums, the typical amount is THB 50,000 to THB 200,000 for mid-range units, rising to THB 500,000 or more for luxury product. For villas and landed projects, the range is wider: 1% to 3% of the purchase price is common, per market estimates as of 2026. This payment is almost never refundable if you walk away without cause, so you must understand exactly what you are committing to before you sign anything.
The reservation deposit is the first of several payments in a Thai property purchase. It is not a protective escrow arrangement. Thailand has no escrow mechanism for foreign real estate buyers in the traditional sense. Your only real protections at this stage are a well-written reservation form, a reputable developer, and your own due diligence before handing over any money.
Quick answer
- Condominiums (mid-range): THB 50,000 to THB 200,000 typical reservation deposit
- Condominiums (luxury, above THB 10 million): THB 300,000 to THB 1,000,000 or roughly 1% of unit price
- Villas and houses (leasehold or developer-owned land): 1% to 3% of purchase price, indicative
- The deposit is almost always non-refundable if you cancel without a contractual right to do so
- You typically have 7 to 30 days after paying the deposit to sign the Sale and Purchase Agreement (SPA)
- Pay by bank transfer, not cash, so you have a clear paper trail for dispute resolution and for later FET (Foreign Exchange Transaction) documentation
Options and scenarios
Scenario 1: Off-plan condominium from a listed developer
For new projects sold off-plan, meaning before construction is complete, reservation deposits tend to be at the lower end of the range: THB 50,000 to THB 100,000 for units priced below THB 5 million. The developer holds this sum and applies it against your first installment once you sign the SPA. The SPA itself must be signed within a fixed window, usually 14 to 21 days.
For off-plan purchases, you should demand these documents before paying any reservation deposit:
- A copy of the land title deed (chanote - the highest-grade Thai land title, giving full ownership rights) or, at minimum, confirmation of the title type on which the project sits
- The developer's company affidavit (a certified extract from the Department of Business Development showing directors, registered capital, and shareholding structure), dated within the last 30 days
- The Environmental Impact Assessment (EIA) approval letter for projects above the statutory size threshold
- The building permit (or evidence that the application is in process and on what timeline)
If the developer cannot or will not provide these before you pay, do not pay.
Scenario 2: Completed resale condominium
For resale units, the reservation deposit is typically THB 50,000 to THB 200,000 or 1% of the agreed price, whichever the seller sets. Time pressure is higher here because the seller may have other buyers in queue. You usually have 7 to 14 days to complete due diligence and move to the SPA.
For resale, demand:
- The original chanote (title deed) copy, checking that the seller's name matches the registered owner at the Land Office
- A debt-free certificate from the juristic person (the condominium management company, a legal entity registered under the Condominium Act that manages the building, collects fees, and holds the common areas)
- Proof that all common area fees (known as common fees or CAM fees) and the sinking fund (a one-off capital reserve payment for major building repairs, typically THB 500 to THB 700 per square metre at purchase) are up to date
- The Foreign Quota certificate or confirmation that the unit is available in the foreign quota (foreigners may own up to 49% of the total unit area in a condominium building in aggregate)
Scenario 3: Villa or house on leasehold land
Foreigners cannot own land freehold in Thailand under the Land Code. The most common legal structure for villa purchases is a 30-year leasehold, often with contractual options to renew. Some buyers use a Thai company structure, but this carries its own legal risks and requires specific legal advice.
For villas, reservation deposits are larger in absolute terms: 1% to 3% of the total purchase price is the market norm, per market estimates in 2026. On a THB 15 million villa, that is THB 150,000 to THB 450,000. The deposit is held by the developer or seller and applied to the purchase price at SPA signing.
Additional documents to verify for villa purchases:
- The land title type: a chanote is the only title that gives full usable rights; nor sor 3 gor (a confirmed possession certificate) and lower grades carry more risk
- The lease agreement draft, reviewed by an independent Thai lawyer before you sign
- Any juristic person or homeowners' association rules and annual fee schedule
Scenario 4: Remote purchase with power of attorney
You can legally complete the full purchase process remotely using a Power of Attorney (POA), a notarised document that authorises a representative in Thailand to sign documents and register the transfer at the Land Office on your behalf. The POA must be prepared by a Thai lawyer and, if signed abroad, must be notarised and in some cases apostilled by the relevant authority in your home country before it is valid in Thailand.
For the reservation stage specifically, many developers accept a signed reservation form by email plus a wire transfer of the deposit. The POA becomes critical later, at SPA signing and at Land Office registration.
Comparison table
| Parameter | Mid-range off-plan condo | Luxury completed condo | Leasehold villa |
|---|---|---|---|
| Typical deposit amount | THB 50,000 - 100,000 | THB 300,000 - 1,000,000 | 1% - 3% of price |
| Deposit as % of price | 0.5% - 2% | 1% - 3% | 1% - 3% |
| Time to sign SPA | 14 - 21 days | 7 - 14 days | 14 - 30 days |
| Refundable if SPA not signed | Rarely | Rarely | Rarely |
| Key documents to verify first | EIA, building permit, chanote, company affidavit | Chanote, foreign quota status, debt-free cert | Land title grade, lease draft, company affidavit |
| Remote purchase possible | Yes, with POA | Yes, with POA | Yes, with POA |
| FET form required at registration | Yes (for foreign buyer condo) | Yes (for foreign buyer condo) | No (lease registered differently) |
The FET form and your money transfer: what must happen before you pay
The Foreign Exchange Transaction (FET) form - sometimes called a Thor Tor 3 form - is a bank document issued by a Thai commercial bank when foreign currency is received from abroad and converted to Thai Baht. For condominium ownership by a foreigner to be registered at the Land Office, you must present FET forms proving that the full purchase price arrived from outside Thailand in foreign currency.
This matters even at the reservation stage. If you wire the reservation deposit from a foreign bank account in a foreign currency (USD, EUR, GBP, SGD and so on), and the receiving Thai bank issues an FET form, that form is valid for later use at the Land Office. If you pay from a Thai bank account you already hold, or if the wire reference is entered incorrectly, the transfer may not qualify, and you may need to re-send funds from abroad.
The most common and expensive routine mistake in Thai condo purchases is an incorrect wire reference. Banks require the transfer purpose to state 'purchase of property' or similar. Ask the developer's finance team and your Thai bank exactly what reference text is required before initiating any transfer. A wrong reference can delay or invalidate your FET documentation and block Land Office registration.
Practical rules for your reservation deposit wire transfer:
- Send from your overseas bank account, not from a Thai account
- Transfer in foreign currency (do not convert to Baht before sending)
- Use the exact transfer purpose wording the receiving Thai bank specifies
- Keep all SWIFT confirmations and FET forms in one folder from day one
- Ask the developer to confirm the FET form was issued for each payment
The full payment timeline after the reservation deposit
The reservation deposit is step one. Here is the typical full sequence for an off-plan condominium purchase, with indicative timings:
- Reservation deposit - paid on signing of the reservation form. Locks the unit and price for 14 to 21 days. Amount: THB 50,000 to THB 200,000.
- Sale and Purchase Agreement (SPA) signing - within 14 to 21 days of reservation. At signing, a further 10% to 20% down payment is typically due, minus the reservation deposit already paid. The SPA must specify the construction completion date, penalty clauses for delays, and what happens if the project is cancelled.
- Construction-linked installments - for off-plan projects, the remaining balance is paid in tranches tied to construction milestones (foundation complete, structure complete, fit-out complete). This construction-linked schedule is the primary payment protection mechanism for off-plan buyers: you pay as the building progresses, not all upfront.
- Final payment - due on completion and handover, typically the remaining 70% to 90% of the purchase price. This must be transferred from abroad in foreign currency to generate the FET documentation needed for Land Office registration.
- Land Office registration - the transfer of ownership (or leasehold registration) happens at the local Land Office. Transfer fees and taxes are due at this point. Indicative government fees as of 2026:
- Transfer fee: 2% of the appraised value (government assessed value, usually below market price)
- Specific Business Tax (SBT): 3.3% of appraised or contract value, whichever is higher, if the seller has held the property for fewer than 5 years
- Stamp duty: 0.5% (applies instead of SBT if the seller has held for 5 or more years)
- Withholding tax: paid by the seller, calculated on a sliding scale based on the appraised value and holding period
- Who pays which fee is negotiable between buyer and seller, but 50/50 split of the transfer fee is common in practice
- Handover - you or your POA representative inspects the unit against the SPA specifications, signs the handover form, receives keys, and takes over responsibility for common fees and utilities.
Risks and mistakes
Paying a deposit before reading the reservation form. Many reservation forms are one or two pages and contain all-important cancellation terms. Read every clause. If the form says 'non-refundable in all circumstances', that is binding.
Assuming the deposit is held in trust. There is no escrow or statutory trust account for property buyers in Thailand. The developer or seller holds your money. Developer solvency risk is real. Verify the developer's track record, their existing completed projects, and their financial standing before paying.
Paying cash or to a personal account. Always pay by bank wire to the developer's or seller's corporate account. Cash payments are untraceable and create no FET documentation. Payments to a personal account, rather than the developer's company account, are a significant warning sign.
Missing the SPA signing deadline. If you miss the window to sign the SPA (often 14 to 21 days), some developers treat this as a cancellation and forfeit your deposit. Calendar the deadline immediately.
Not verifying the foreign quota. Thai law limits foreign ownership to 49% of total unit area in any condominium. If the project is at or near quota, a foreign buyer cannot take freehold title. Check quota status with the juristic person before paying any reservation deposit.
Skipping independent legal advice. The developer's in-house legal team works for the developer. Appoint your own independent Thai lawyer before paying the reservation deposit, not after. Legal fees for a standard review run approximately THB 15,000 to THB 50,000 for a condo purchase, indicative.
Ignoring the title deed grade for villas. Only a chanote gives full, legally secure land rights. If the villa sits on nor sor 3 or lower-grade title, the legal position is more complex and requires specialist advice before any payment.
Wiring funds in Thai Baht from within Thailand. This is one of the most frequently made errors. Thai Baht transfers from within Thailand do not generate a valid FET form. The funds must originate abroad in foreign currency.
FAQ
How much is a typical reservation deposit for a condo in Thailand in 2026?
For mid-range condominiums (priced THB 2 million to THB 8 million), the typical reservation deposit is THB 50,000 to THB 100,000. For luxury condominiums above THB 10 million, expect THB 300,000 to THB 1,000,000. These are market estimates and individual developers set their own amounts.
Is the reservation deposit refundable if I change my mind?
In almost all cases, the reservation deposit is non-refundable if you decide not to proceed. Some developers will apply it to a different unit in the same project, but this is at their discretion. Read the refund clause in the reservation form before you sign.
Can I pay the reservation deposit from my Thai bank account?
You can pay from a Thai account, but for condominium purchases the FET form requirement means the full purchase price must be shown to have arrived from abroad in foreign currency. It is cleaner and safer to send even the reservation deposit from your overseas account so the FET trail is clear from the start.
What documents should I ask for before paying any reservation deposit?
For off-plan condos: chanote copy of the project land, company affidavit of the developer, EIA approval, and building permit. For resale condos: chanote copy, debt-free certificate from the juristic person, confirmation of foreign quota availability. For villas: chanote copy of the land (or clarification of title grade), and the draft lease agreement.
What is the difference between the reservation deposit and the down payment?
The reservation deposit is a small holding payment made immediately to lock in the unit and price. The down payment (or first installment) is a larger sum, typically 10% to 20% of the purchase price, paid when the Sale and Purchase Agreement is signed. The reservation deposit is usually deducted from the down payment.
How long after paying the reservation deposit do I have to sign the SPA?
Typically 14 to 21 days for off-plan condominiums, and 7 to 14 days for resale units. The reservation form will state the exact deadline. Missing this deadline can result in forfeiture of the deposit.
Can I buy Thai property and pay the reservation deposit remotely without visiting Thailand?
Yes. Most developers accept a signed reservation form by email and a bank wire transfer. For later stages, specifically SPA signing and Land Office registration, you will need a Power of Attorney signed, notarised, and (if required) apostilled in your home country. Plan this document well in advance.
What is an FET form and why does it matter at the reservation stage?
An FET form (Foreign Exchange Transaction form, sometimes called Thor Tor 3) is issued by a Thai commercial bank when foreign currency arrives from abroad and is converted to Baht. For a foreigner to register condo ownership at the Land Office, FET forms must cover the full purchase price. Paying the reservation deposit from abroad in foreign currency with the correct transfer reference means this first payment is covered by an FET form, simplifying later registration.
What are the Land Office transfer fees I should budget for?
As of 2026, indicative fees include: 2% transfer fee on the government appraised value, 3.3% Specific Business Tax (if the seller has held the property fewer than 5 years), or 0.5% stamp duty (if held 5 years or more). Withholding tax is the seller's liability. Splitting the transfer fee 50/50 is common. Budget 2% to 3% of the purchase price as your share, indicatively.
What happens if the developer cancels the project after I paid the reservation deposit?
Your rights depend on the SPA terms, which is why the SPA matters more than the reservation form. If the project is cancelled before you sign the SPA, the developer should return your reservation deposit, but this is only enforceable if your reservation form says so clearly. Once the SPA is signed, cancellation by the developer triggers contractual penalties, typically return of all payments plus interest at a rate stated in the contract. This is why verifying developer solvency and track record before paying is essential.
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.