How Long To Get Money Out Thai Property (2026)

Selling a Phuket property and repatriating your funds abroad typically takes 3-12 months from the decision to sell until money lands in your foreign bank account. The wide range depends on how quickly you find a buyer (1-6 months is normal), how smoothly due diligence proceeds (2-4 weeks), and how efficiently the Land Department transfer and bank wire are handled (1-5 business days after transfer). Understanding each phase helps you plan your exit accurately.

Phase 1: Finding a Buyer (1-6 Months)

Prime locations (Bangtao, Surin, Layan, Rawai beachfront): Well-priced units in sought-after projects typically find buyers within 1-3 months when listed correctly. International buyer pools are active in these zones year-round.

Standard locations and projects: Secondary locations or less-differentiated projects may require 3-6 months. Pricing at or near current market comparables (not purchase price plus aspirational margin) is the single biggest factor in sale speed.

Off-plan resale (unit not yet completed): Selling a unit before the developer completes it, sometimes called assignment of contract, is possible but narrows your buyer pool significantly. Most banks won’t finance an incomplete unit, so you need a cash buyer. Expect 3-9 months.

Pricing reality: Overpriced properties sit. Phuket buyers in 2026 are sophisticated and compare multiple options. If your unit doesn’t sell within 60 days, it’s a pricing problem, not a market problem. Your agent should provide current comparables before you set an asking price.

Who handles the sale: You don’t need to be present in Phuket to sell. A local real estate agent handles listings, viewings, and negotiations. Power of attorney (PoA) allows your agent or lawyer to handle the Land Department transfer in your absence, critical for absentee owners.

Phase 2: Due Diligence and Contract Negotiation (2-4 Weeks)

Week 1: Buyer’s lawyer reviews title deed (Chanote), building permits, juristic office status, any encumbrances or liens on the property. Your lawyer prepares the sale and purchase agreement.

Week 2: SPA review, negotiation of any amendments, agreement on final price and transfer date. Buyer typically pays a reservation deposit (3-10% of purchase price) to take the unit off market.

Weeks 3-4: Buyer arranges international wire (if foreign buyer), juristic office prepares transfer documentation, parties confirm Land Department appointment.

This phase can compress to 1-2 weeks if both parties have experienced lawyers and buyers have funds ready. It can extend to 6-8 weeks if the buyer is financing through a foreign bank or has complicated due diligence requirements.

Phase 3: Land Department Transfer (1 Day)

At the Land Department, the following are paid:

Transfer fee: 2% of the registered value (usually the appraised value, which may differ from sale price)

Withholding tax: Calculated based on the seller’s assessed gain and holding period. This is the Thai equivalent of capital gains, the rate decreases with holding period, typically ranging from 1-5% of the registered value. Your lawyer calculates this in advance.

Specific Business Tax (SBT): 3.3% of registered value, applies if you’ve owned the property for fewer than 5 years. After 5 years of ownership, SBT is replaced by a stamp duty of 0.5%.

Who pays what: Transfer fees are typically split 50/50 between buyer and seller in Phuket practice, though this is negotiable and should be agreed in the SPA. Withholding tax is always the seller’s obligation.

Important for repatriation: At the Land Department transfer, the buyer pays you in Thai Baht. Your Thai bank account receives this payment. This Baht must then be converted and wired abroad, the next step.

Phase 4: FET Certificate and Repatriation (1-5 Business Days)

How repatriation works:

1. Receive Baht payment into your Thai bank account from the buyer
2. Present your original FET certificate (from when you bought) to your Thai bank
3. Bank converts Baht back to your currency (USD, EUR, GBP, etc.) at current exchange rate
4. Bank wires the converted amount to your foreign bank account
5. International wire clears in 1-3 business days in most cases

Critical: You can only repatriate up to the amount shown on your FET certificate. If you paid 5 million Baht (supported by your FET), you can repatriate up to 5 million Baht equivalent. Any additional profit above your FET amount requires separate documentation, your bank will advise.

If you don’t have your FET certificate: Contact the Thai bank that processed your original purchase. Banks are required to keep these records. Replacing a lost FET certificate takes 2-4 weeks and requires paperwork, so keeping yours safe saves significant time at exit.

Factors That Speed Up or Slow Down Your Exit

Slows down the process:

• Overpricing and needing to reduce price over multiple months
• Lost or unavailable FET certificate requiring replacement
• Complex title deed issues discovered during buyer due diligence
• Buyer arranging financing through foreign banks (adds 4-8 weeks)
• Off-plan resale requiring developer consent for assignment

Exchange Rate Exposure at Exit

Most sophisticated Phuket investors treat currency as a separate consideration, the property return (Baht-denominated) is separate from the FX return. Some large sellers use bank forward contracts to lock exchange rates when they know a sale is imminent.

In 2026, the Thai Baht has remained relatively stable against USD historically over 5-year periods, but short-term fluctuations of 5-15% are common. Factor this into your exit planning.

Frequently Asked Questions

How long does it realistically take to sell a Phuket condo? +

In prime locations (Bangtao, Surin, Rawai), well-priced units typically sell within 1-3 months. Secondary locations or overpriced units can take 6 months or longer. The biggest variable is pricing, units priced at or below current market comparables sell significantly faster than aspirationally priced properties.

Can I sell my Phuket property without being there in person? +

Yes. A notarized Power of Attorney (PoA) granted to your Thai lawyer or real estate agent authorizes them to represent you at the Land Department and complete the transfer on your behalf. This is standard practice for foreign owners and does not affect the validity of the transfer.

What is the FET certificate and do I need it to get money out of Thailand? +

The FET (Foreign Exchange Transaction) certificate proves you originally imported foreign currency to purchase the property. Your Thai bank requires this document to convert Baht back to foreign currency and wire it abroad. You can repatriate up to the amount documented on your FET certificate. Keep this document safe from the day you buy, replacing a lost certificate takes 2-4 weeks.

What taxes do I pay when selling Thai property? +

Sellers pay withholding tax (calculated on assessed gain and holding period, typically 1-5% of registered value) and either Specific Business Tax of 3.3% (if owned fewer than 5 years) or stamp duty of 0.5% (if owned over 5 years). Transfer fees of 2% are typically split between buyer and seller. Your lawyer calculates exact amounts before the Land Department appointment.

How quickly can I wire money abroad after selling Thai property? +

Once the Land Department transfer is complete and your Thai bank account receives the Baht payment, converting and wiring abroad typically takes 1-5 business days. Present your FET certificate to your Thai bank, they convert to your currency and initiate the international wire. Standard SWIFT transfers clear in 1-3 business days.