What are the typical closing costs when buying property in Pattaya?

Short answer: budget ~3–6% of the price for closing costs in Pattaya. The exact figure depends on the deal structure (freehold vs leasehold), who pays what, time owned by the seller, and any promotion/fee reductions in force.

What most buyers actually pay

On a straightforward foreign freehold condo where the seller has owned long enough to avoid SBT, many deals end up around 3–6% in total costs after negotiations (transfer split, seller handling their taxes, your legal/due diligence, etc.). If SBT kicks in, or the structure is more complex (company share transfer, leasehold, mixed assets), the overall figure can be higher.

Need help structuring the split so you’re not paying more than you should? Talk to our team—we’ll map the numbers before you sign.

How long does it take to close in Pattaya?

Condos (clean title, foreign quota OK): ~30–60 days. Houses/land or anything complex: ~2–4 months. The Land Office transfer itself is typically a one-day appointment once paperwork and funds are ready.

Where the time goes

• Due diligence & title checks (Chanote, encumbrances, condo foreign quota, utilities/fees): a few days to 1–2 weeks.
• SPA drafting & negotiation: usually 1–2 weeks depending on terms and parties.
• Funds & compliance (foreign buyers): inbound remittance + FETF paperwork can add several days.
• Land Office transfer: booking + 1 day at the counter if both sides (or POAs) are ready.