Buying Commercial Property in Thailand: Buyer Checklist
Check what the property sale includes, title, permitted use, building condition, costs and handover before buying commercial premises in Thailand.
Quick answer: Before buying commercial property in Thailand, confirm exactly what is being sold, the seller’s authority, the title and registered obligations, and whether the premises suit your intended use. Budget for repairs and transaction costs as well as the price. An office, warehouse or factory building for sale does not necessarily include an operating business.
1. Separate the property from the business
Ask for a written schedule of the land, buildings, units, equipment and contracts included. Establish whether you are buying property directly, company shares or selected business assets. Have a Thai lawyer check the proposed buyer’s eligibility and the transaction structure, particularly where foreign ownership is involved.
| Offer | What to establish |
|---|---|
| Property purchase | Title, boundaries, access, registered obligations and vacant possession or existing occupants |
| Business takeover | Included assets, operating records, contracts, staff and rights to use the premises |
| Rental | Lease term, rent, deposit, permitted use and landlord consent |
2. Check the documents and inspect the premises
Compare the title and site plans with the actual site. Ask your adviser to verify the owner, signing authority, mortgages, registered leases, access rights and other obligations with the relevant land office. Inspect the roof, structure, drainage, electrical supply, fire systems, loading access and parking. Obtain repair estimates from a qualified inspector.
3. Confirm the intended use and any existing income
Describe your planned activity to the relevant local authority and building management. Verify building-use documents, fit-out restrictions and any operating approvals needed for that activity. If tenants occupy the property, review their leases, rent receipts, deposits, arrears, expenses and renewal terms. Advertised rental income should be supported by records.
4. Compare the full cost and agree the handover
Request estimates for transfer costs, applicable taxes, finance, inspection, repairs, insurance, management charges and working capital. Agree who pays each item. The contract should identify the included property, occupants, deposits, equipment, completion conditions and handover date. Obtain legal and tax advice before committing a deposit.
Questions buyers often ask
Does a freehold listing include the business?
Confirm this separately. Property ownership, business assets and company shares are different parts of a transaction. Use the sale agreement and asset list to establish what is included.
Can I compare a purchase price with monthly rent?
Compare the total cost over your planned period of use. Include upfront cash, finance or rent, repairs, ongoing charges and your exit options. For a rental, also consider whether the lease gives enough time to recover fit-out costs.
Is a warehouse automatically suitable for a factory?
Suitability depends on the site, building, activity and required approvals. Confirm the specific use before relying on the seller’s description.
Documents to request
- Title, site plan and ownership or signing-authority records
- Details of registered obligations and access
- Building documents and inspection findings
- Existing leases, rent records and tenant deposits, if relevant
- Included equipment, cost estimates and proposed handover terms
Official starting points
Start with the Department of Lands and the relevant land office for title and registration enquiries. Use the Department of Business Development for company records. Confirm current building and operating requirements with the responsible local authority. These checks need to match the actual property and buyer.