For off-plan purchases, the initial process takes 2-4 weeks from reservation to Sales and Purchase Agreement signing. Construction then takes 2-4 years. For resale (completed unit) transfers at the Land Office, allow 1-3 months from offer to title transfer, depending on due diligence complexity and international fund transfer timing.
Off-Plan Purchase: Step-by-Step Timeline
| Stage | Typical Duration | What Happens |
|---|---|---|
| Unit selection & negotiation | 1-7 days | View project, choose unit, agree price |
| Reservation | Same day | Pay $2,500-5,000 reservation fee; unit held |
| Due diligence | 2-3 weeks | Lawyer reviews permits, title, developer track record |
| SPA signing | Days 14-28 | Sign Sales and Purchase Agreement, pay down payment (usually 30%) |
| Construction payments | Per schedule | Milestone payments over construction period |
| Completion & transfer | 2-4 years post-SPA | Unit built, snagging, Land Office transfer |
The clock really stops at SPA signing. After that, you’re waiting for the building, which is outside your control. Build sufficient time buffer into your plans (experienced Phuket buyers add 6-12 months to developer projections).
Resale Purchase: Step-by-Step Timeline
| Stage | Typical Duration | What Happens |
|---|---|---|
| Property search & viewings | 1-4 weeks | Shortlist and inspect properties |
| Offer and negotiation | 3-7 days | Agree price and terms |
| Reservation agreement | Days 7-14 | Pay reservation ($3,000-10,000), sign heads of terms |
| Due diligence | 2-4 weeks | Lawyer checks Chanote, encumbrances, tax certificates |
| International fund transfer | 3-10 business days | Transfer from home bank; FET certificate issued by Thai bank |
| SPA signing | Week 3-5 | Full purchase agreement signed |
| Land Office transfer | Days 60-90 | Both parties present, title officially transferred |
Key bottleneck: international fund transfers. Bank-to-bank wires from Europe, Australia or North America to Thailand typically take 3-10 business days. Factor in your Thai bank’s processing time for the FET certificate (1-3 days).
What Can Slow the Process
Fund transfer delays:
- Compliance checks by your home bank (AML, large transfer review)
- Public holidays in Thailand or your home country
- Bank documentation requirements for the FET certificate
Land Office scheduling:
- The Phuket Land Office in Phuket Town is the transfer hub
- Popular times (year-end, Songkran) can be congested, book appointment in advance
- Both buyer and seller (or their power of attorney holders) must be present
Can You Buy Remotely?
- Reservation: by wire transfer, no presence needed
- SPA signing: can be done via notarised Power of Attorney (POA)
- Land Office transfer: POA required if you’re not present
POA preparation adds 1-2 weeks if done through your home country’s notary and Thai consulate. Factor this into your timeline if you plan a remote purchase.
Practical Timeline for First-Time Buyers
Week 1-2: Research, shortlist, visit Phuket (or virtual tour), select unit Week 2: Reservation, unit secured Weeks 2-4: Due diligence by lawyer, fund transfer preparation Week 4: SPA signed, down payment transferred Year 1-4: Construction period, milestone payments Completion year: Snagging, final payment, Land Office transfer
For resale: compress the above to 6-12 weeks from first viewing to title in your name.
What This Means for Buyers?
Having an agent who knows the process, a lawyer already retained, and a Thai bank account open before you start can compress the timeline significantly. MORE Group coordinates all of these elements for buyers at 0% commission.
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Frequently Asked Questions
For a resale unit, the fastest realistic timeline is 6-8 weeks from first viewing to Land Office transfer. Off-plan signing takes 2-4 weeks; construction completion takes 2-4 additional years.
No. Purchases can be completed remotely via notarised Power of Attorney. However, visiting the project before committing is strongly recommended.
2-4 weeks for a standard purchase. Complex cases (multiple encumbrances, unclear title history) can take 4-8 weeks.
International wires typically arrive in 3-10 business days. Your Thai bank then issues the FET certificate within 1-3 days. Factor 2 weeks total for fund receipt and certificate issuance.
Both buyer and seller (or their POA holders) attend the Phuket Land Office with required documents. The transfer takes 2-4 hours. The new Chanote title deed is issued the same day.
Maksim Shchegolev
Founder, MORE Group
Founder of MORE Group. Four years in investment banking before moving to Phuket, where he has worked in the local property market since 2018. Oversees developer relationships and every engagement above $300K.
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