How Much Deposit Is Typical When Buying Property in Thailand?
Thailand property purchases usually involve two different “deposit concepts”: a reservation deposit ($2,500-$5,000 commonly) to secure a unit while paperwork advances, and a sale contract deposit tied to the sale and purchase agreement (SPA), often 10-30% depending on whether the property is off-plan or ready. For ready condos, a frequent structure is 10% at SPA and 90% at transfer (sometimes within weeks), while off-plan schedules often resemble 30/20/20/20/10 milestone payments across construction.
Off-plan payment schedules: the 30/20/20/20/10 model
- 30% booking/SPA signing
- 20% foundation completion
- 20% structural frame completion
- 20% fit-out milestones
- 10% on transfer/handover
For a $200,000 unit, 30% is $60,000 upfront, so your first cash need is far above a small reservation fee.
| Milestone | 30/20/20/20/10 on $200K |
|---|---|
| SPA | $60,000 |
| Next milestone | $40,000 |
| Next milestone | $40,000 |
| Next milestone | $40,000 |
| Final | $20,000 |
Alternative schedules: 30/70 and staged low early payments
| Schedule | Cash flow profile |
|---|---|
| 30/70 | Lower milestone complexity |
| 30/20/20/20/10 | More tranches, more tracking |
Ready property: typical 10 / 90 structure
| Deal type | Typical early cash |
|---|---|
| Ready developer inventory | Often 10% SPA deposit |
| Resale | Negotiable; verify protections |
Reservation deposit: credit mechanics
| Outcome | Cash impact |
|---|---|
| Proceed | Credit applied |
| Walk away | Possible forfeiture |
Developer promotions: “low deposit” vs “high total price”
| Metric | Why it matters |
|---|---|
| Net price | True cost |
| Early deposit | Liquidity only |
Deep dive: deposits as negotiation leverage
SPA deposit as commitment device
A 10-30% SPA deposit is serious money, ensure due diligence is largely complete before you sign, not after.
Off-plan: deposits and construction risk
Higher early deposits increase your exposure if the project stalls. Mitigate with contractual remedies and developer track record.
Resale: deposits and possession
Use lawyers to structure deposit release tied to successful registration, not “trust me.”
Table: what should be true before you increase deposit size
| Check | Status |
|---|---|
| Title/contract reviewed | Done |
| Developer verified | Done |
| Funding path clear | Done |
Final takeaway
Deposits buy certainty, make sure you are buying the right certainty.
Appendix: closing takeaway
Deposits are not “extra fees”, they are contract glue. Make sure the glue matches the risk.
Deposits are a contract tool, use them with lawyer-reviewed terms.
Deposits should be the output of diligence, not the substitute for diligence.
Deposits are a financing shape, net price is the outcome.
Deposits should be the output of diligence, not a substitute for it.
Disclaimer
Match deposit schedule to legal funding requirements
We help you align milestone payments with FET documentation and transfer timing, especially for off-plan purchases.
Frequently Asked Questions
Many projects collect roughly $2,500-$5,000 to hold a unit while preparing the SPA, often credited toward the purchase price.
It varies widely, but schedules like 30/20/20/20/10 are commonly discussed, meaning the first contractual tranche can be a large percentage of the purchase price.
A frequent reference is around 10% at SPA with the balance at transfer, but resale negotiations can differ.
Refund rules depend on the reservation agreement. Always read cancellation terms before paying.
For foreign freehold condo registration, funds sourcing and FET requirements are critical. Follow your lawyer’s instructions and do not assume a local transfer replaces proper foreign inward remittance documentation.
Related Guides:
- Thailand Property Tax for Foreign Buyers, what follows the deposit
- Hidden Costs of Buying Property in Thailand, the costs beyond the headline price
- How Foreigners Buy Phuket Property 2026, where reservation fits in the process
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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