- 1 THB= Approximately 1.4 MUR
Seller Guide
List & Sell Your Thailand Condo with Siamoris
TABLE OF CONTENTS
1) What we need to list your condo (owner checklist)
2) What we need to onboard a project (developer checklist)
3) The resale journey (typical)
4) Fees & taxes at transfer (who pays what — agree in SPA)
5) Selling with a tenant (or vacant)
6) If you’re selling from overseas
7) How we promote your listing
8) Handover checklist
9) FAQ
Who this guide is for
- Private owners of freehold condos who want a smooth, compliant resale (vacant or tenanted).
- Property developers seeking qualified foreign and local buyers for ready-to-transfer or off-plan inventory.
- Agencies/landlords with units to move quickly without pricing games.
- Siamoris coordinates the process and brings buyers; licensed partners (your appointed lawyer, the buyer’s lawyer, banks, the Land Department, juristic offices) handle the regulated steps.
How Siamoris works with sellers & developers
What we do
- List & promote your condo/project: Featured on our website, buyer newsletters, socials, and partner portals. Optional paid campaigns for prime stock.
- Qualify international buyers: Budget/ID checks, foreign-quota fit, funding route (overseas remittance/FET or Credit Advice).
- Paperwork alignment: We tell buyers exactly what the Land Department expects (original SPA/POA, FET/Credit Note, fee split in SPA) to avoid transfer-day surprises.
- Offer handling: We relay offers with clean terms, inclusions, and a realistic transfer date. We help both sides agree what stays/goes and how fees are shared.
- Tenant/lease handling: If tenanted, we prep a lease assignment pack (deposit handover, prorations).
- Transaction coordination: With your consent, we coordinate your POA, juristic “no-debt” letter, and transfer appointment with your lawyer.
Pricing integrity & payments
- No mark-ups on your price. Buyer pays you/the developer directly (reservation, stage payments, and balance).
- Compensation: Our referral/introducer commission or success fee is agreed in a written listing/partner contract in advance. No hidden charges.
- Funds custody: We never hold client money. All payments flow buyer → seller/developer (or their lawyer/trust/escrow if used).
Interested in listing?
We can meet (online or in person) to walk through our marketing plan, lead reporting, and compensation terms. Send unit/project details to get a tailored proposal.
1) What we need to list your condo (owner checklist)
- Clear asking price (THB) and what’s included (furniture, appliances).
- Chanote (title deed) copy (all pages) + floor plan.
- Foreign-quota status (from juristic person).
- CAM (common area fee) rate & billing cycle; sinking fund (amount and whether fully paid).
- Latest CAM & utilities receipts; juristic no-debt letter (close to transfer).
- Photos/video: daylight, clean, view, facilities, entrance, lobby.
- Building rules: pet policy, short-stay restrictions, renovation hours.
- If tenanted: lease, deposit balance, rent ledger, tenant contact.
- If mortgaged: bank contact + payoff/release process & timing.
Helpful extras
- Renovation/maintenance receipts, appliance warranties, snag list (if recent handover).
- Rental history and actual yields (if marketing to investors).
2) What we need to onboard a project (developer checklist)
- Unit mix, price list (net of promotions), floor plans, availability updates.
- Foreign quota snapshot and expected mix for foreign buyers.
- CAM, sinking fund, unit handover specs (furniture packages?).
- Sales policy: assignment rules, payment schedules, promotions.
- Standard SPA, booking form, and required buyer KYC.
- Media pack: renders, show-unit photos, facility shots, brand guidelines.
3) The resale journey (typical)
1. Pricing & prep
Align market price vs government appraised value (used to compute fees at transfer).
Fix minor defects, deep clean, remove clutter; decide furnished vs vacant.
2. Go live
Listing published across channels; we field inquiries, qualify buyers, and schedule viewings (virtual or in person).
3. Offer & booking
Buyer pays a reservation fee (commonly THB 50k–200k) direct to seller/developer; heads of terms capture price, fee split, inclusions, target transfer date.
4. SPA & due diligence
Buyer’s lawyer checks chanote/permits/encumbrances; both parties sign original SPA (wet-ink; notarize/legalize if signed overseas).
SPA must state who pays which fees (see “Fees & taxes”).
5. Buyer’s remittances & proof
Buyer sends funds from overseas in foreign currency; Thai bank issues FET (≥ USD 50k single transfer) or Credit Advice (< USD 50k). Originals are kept for transfer.
6. Transfer day (Land Department)
Seller (or Tor Dor 21 POA) and buyer (or POA) attend with originals.
Cashier computes fees/taxes; title is updated and the chanote is released to the buyer.
7. Handover
Keys/cards/remotes, meter photos, inventory sign-off. Juristic notified; utilities updated. Lease assigned if tenanted.
4) Fees & taxes at transfer (who pays what — agree in SPA)
Transfer fee: 2% of government appraised value (often split 50/50, but negotiable).
Specific Business Tax (SBT): 3.3% if seller held < 5 years (exceptions exist).
Stamp duty: 0.5% when SBT does not apply (you don’t pay both).
Withholding tax (seller’s income tax on sale)- The withholding tax is collected on the spot and generally settles the seller’s income tax on the sale.
Individual: calculated by Land Office via statutory formula (considers years owned).
Company: typically 1% of registered/appraised value.
5) Selling with a tenant (or vacant)
With tenant: Lease assignment signed at transfer; deposit and any prepaid rent pro-rated to buyer in the SPA.
Vacant: Serve notice per lease; align vacancy with transfer; final clean and repair before inspection.
6) If you’re selling from overseas
Sign SPA and Tor Dor 21 POA in ink; notarize/legalize (Thai Embassy or Apostille) and courier originals.
Your representative (lawyer/agent) attends transfer, collects the cashier’s cheque to you, and receives the seller packet.
Proceeds can be credited to your Thai account and remitted overseas; your bank may ask for SPA/receipt and (sometimes) your original purchase FET/Credit Advice.
7) How we promote your listing
Website feature with search tags (BTS/MRT, view, floor, facilities, rental rules).
Targeted mailers to active buyers by budget/district.
Social placements (organic + optional paid boosts).
Select international portals and co-broker networks.
Virtual tours and hosted video calls for overseas buyers.
Reporting: lead counts, viewing feedback, and offer summaries, so you can tweak pricing or presentation.
8) Handover checklist
☐ Chanote (original)
☐ House book (if any)
☐ Passport/ID (+ marriage docs if relevant)
☐ Bank release letter (if mortgaged)
☐ Juristic no-debt letter + CAM statement
☐ Lease & deposit ledger (if tenanted)
☐ Inventory list (furnished sales)
☐ Utility bills + meter photos on handover day
☐ Tor Dor 21 POA (if not attending)
☐ SPA signed (wet-ink) with fee split and inclusions
☐ Keys, keycards, remotes, mailbox key, parking sticker/remote
FREQUENTLY ASKED QUESTIONS
No. A Tor Dor 21 POA (properly notarized/legalized) lets your representative complete it.
Negotiable. Many SPAs split 50/50. Put the split in writing inside the SPA.
Yes. The lease is assigned to the buyer; deposit and prepaid items are pro-rated in the SPA.
For most individual sellers, yes—it’s collected at the counter under a statutory formula and generally settles your tax on the sale.
Yes. We cooperate with developers and co-brokers. Compensation is agreed in a written contract; buyer pays you directly.
You simply send us your property details (photos, unit info, price expectation, contact information). Our team reviews the information, agrees with you on a final listing price and commission structure, and once confirmed, we publish your condo on our website.
Yes. Before publishing, we agree in writing on the listing price and the agency commission amount (included in the price). This ensures everything is clear upfront.
Just like with property developers, our commission is included in the agreed listing price. When a sale is made, you pay us the pre-agreed commission amount. There are no hidden or extra fees.
We do basic filtering and coordination, but the final sale negotiation is between you and the buyer. We do not act as a legal representative or broker, but we ensure your property is presented professionally with the agreed price.
Once we have all documents, photos, and pricing agreed, listings usually go live within 2–3 business days.
Yes. Any price changes must be discussed and reconfirmed with us in writing, since our commission is built into the listing price.