How Much Deposit Is Typical When Buying Property in Thailand?
Thailand property deposit guide: reservation $2,500–5,000, SPA deposit 10–30%, off-plan schedules 30/20/20/20/10. Ready condo: typically 10% on SPA, 90% at transfer.
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.
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Reservation vs SPA deposit: do not confuse them
| Type | Purpose | Typical size |
|---|---|---|
| Reservation | Hold unit briefly | $2,500–$5,000 (often deducted from price) |
| SPA deposit | Contractual commitment | 10–30% (varies) |
Off-plan payment schedules: the 30/20/20/20/10 model
A commonly marketed structure (not universal) is:
- 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
Some developers simplify to 30/70 (30% early, 70% at transfer) or use multiple small early tranches. The right structure depends on construction risk, discounts, and your liquidity.
| Schedule | Cash flow profile |
|---|---|
| 30/70 | Lower milestone complexity |
| 30/20/20/20/10 | More tranches, more tracking |
Ready property: typical 10 / 90 structure
For ready stock, 10% at SPA and 90% at transfer is a common reference point. In fast-moving resale markets, some sellers ask for higher deposits—negotiation matters.
| Deal type | Typical early cash |
|---|---|
| Ready developer inventory | Often 10% SPA deposit |
| Resale | Negotiable; verify protections |
Compare off-plan vs ready deposits (summary table)
| Factor | Off-plan | Ready |
|---|---|---|
| Early cash | Often higher (milestones) | Often lower (single-digit %) |
| Construction risk | Present | Mostly removed |
| Discount incentives | Sometimes stronger | Varies |
What protects your deposit: legal clarity, not hope
Key SPA items: refund conditions, late-completion penalties, what happens if financing fails (usually cash market), and exact milestone definitions. A $60,000 early payment without strong contract clarity is speculation dressed as investment.
Foreign buyers: remember FET timing for freehold condo
For foreign freehold registration, inbound funds must follow proper foreign currency pathways to support FET documentation. Your deposit schedule should align with what your bank and lawyer require—do not improvise payment routes.
Reservation deposit: credit mechanics
Reservation fees are often credited to the purchase price, but only if you proceed under the agreed SPA terms. If you walk away, forfeiture rules may apply—read the fine print.
| Outcome | Cash impact |
|---|---|
| Proceed | Credit applied |
| Walk away | Possible forfeiture |
Developer promotions: “low deposit” vs “high total price”
Sometimes a low early deposit pairs with a higher list price or fewer discounts. Compare net price, not first installment alone.
| Metric | Why it matters |
|---|---|
| Net price | True cost |
| Early deposit | Liquidity only |
Resale deposits: risk allocation
Resale sellers may ask for higher deposits to secure certainty. Buyers should insist on escrow-like release conditions tied to successful transfer—your lawyer defines this.
Table: deposit size vs buyer risk
| Deposit | Buyer risk |
|---|---|
| Low | Less cash at risk early |
| High | More cash at risk if dispute |
Off-plan: what happens if construction slows
If milestones slip, your cash is still contractually committed—SPAs should define remedies. This is not a deposit topic alone; it is project risk.
Ready stock: why 10% is common
10% at SPA is a balanced compromise: enough seller certainty, enough buyer flexibility until transfer—subject to negotiation.
Deep dive: deposits as negotiation leverage
Reservation deposit psychology
Developers use reservations to convert interest into pipeline. Buyers should use reservations to lock inventory without overpaying before SPA review.
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: deposits and developer incentives during slow inventory periods
During slower sales periods, developers may reduce deposit friction or add furniture sweeteners. Compare net price after incentives.
Appendix: resale deposits and trust
Use lawyers to hold or structure deposits where appropriate—local norms vary.
Appendix: table: deposit size vs deal certainty
| Deposit | Seller confidence |
|---|---|
| Low | Lower |
| High | Higher |
Appendix: closing takeaway
Deposits are not “extra fees”—they are contract glue. Make sure the glue matches the risk.
Supplement: negotiation ranges observed in real markets (non-binding)
| Market heat | Negotiation leverage |
|---|---|
| High inventory | More buyer leverage |
| Low inventory | Higher deposits |
Supplement: closing paragraph
Deposits are a contract tool—use them with lawyer-reviewed terms.
Final expansion: deposits and price negotiation sequencing
Strong buyers sequence diligence like this: inspect → lawyer review → negotiate price → sign SPA with deposit. Weak buyers sequence like this: deposit → panic → lawyer. The fees are the same; the outcomes aren’t.
Final expansion: table of negotiation leverage factors
| Factor | Effect |
|---|---|
| Inventory | High inventory increases leverage |
| Seller motivation | Distress increases leverage |
Final expansion: closing
Deposits should be the output of diligence, not the substitute for diligence.
Supplement: negotiation tactic—ask for “all-in” terms
Ask developers for all-in pricing including transfer promotions, furniture packages, and net discounts—then compare net, not deposits alone.
Supplement: closing paragraph
Deposits are a financing shape—net price is the outcome.
Supplement (long-form): deposits and the psychology of commitment
Large deposits feel stressful because they are irreversible commitments in practice—even when contracts have clauses, fighting for refunds is expensive. The antidote is front-loaded diligence: title review, developer verification, and bank/FET planning before you sign. If you need “one more week” for diligence, take it. A deposit paid after rushed diligence is anxiety converted into cash.
Supplement: table: diligence tasks vs deposit timing
| Task | Before deposit? |
|---|---|
| Lawyer review | Yes |
| Bank path clarity | Yes |
Supplement: closing
Deposits should be the output of diligence, not a substitute for it.
Final note (disclaimer)
Deposits and refund rules depend on the specific reservation/SPA—never rely on verbal assurances alone.
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
- /guides/thailand-property-tax-foreigners/ — tax context
- /guides/hidden-costs-buying-property-thailand/ — broader costs
- /guides/buying-property-phuket-guide/ — Phuket roadmap
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