Buying a villa or condo? Don't risk your deposit. Read our property due diligence phuket checklist. Plus, learn how to Invest THB 3M & Stay Long-Term in Thailand under the new visa rules.
Phuket is undeniably the jewel of the Andaman. Whether you are looking at a sea-view pool villa in Kamala or a luxury investment condo in Bang Tao, the allure of owning a slice of paradise is powerful. The sales agents are persuasive, the brochures are glossy, and the promise of a New Thailand Investment Visa makes the deal look sweeter than ever.
But here is the reality check: The deposit.
Once you sign that reservation agreement and transfer your 100,000 to 300,000 THB deposit, that money is effectively gone unless you have a watertight legal exit clause.
At Sukhothai Inter Law, we see it every week: Excited buyers who skipped the property due diligence phuket process, only to find out later that the land has no access road, the developer is blacklisted, or the “Foreign Freehold” quota is full.
Today, we are giving you the ultimate checklist to protect your capital. Plus, we will explain how a safe purchase can now open the door to Invest THB 3M & Stay Long-Term in Thailand.
Why Due Diligence is Non-Negotiable in Phuket
Phuket’s property market moves fast, and regulations can be complex. Property due diligence phuket isn’t just about checking the building; it’s about investigating the legal soul of the property.
If you are planning to Buy Condo & Qualify for Visa, the Immigration Bureau will scrutinize your ownership documents. If the title deed is dirty or the developer hasn’t followed environmental regulations (EIA), your visa application will be rejected, and your investment could be stuck in limbo.
The Essential Pre-Deposit Checklist
Before you transfer a single Baht, ask your lawyer to verify these “Big 4” pillars:
1. The Title Deed (Chanote) Search
Never take the agent’s word for it. We must conduct a search at the Land Office to confirm:
Ownership: Does the seller actually own the land?
Encumbrances: Is the land mortgaged to a bank? Is it seized by a court?
Zoning: Is the property in a “Green Zone” where building is prohibited?
2. Access Rights (Servitude)
This is the most common trap in Phuket villas. You might buy a beautiful house, but the road leading to it belongs to a neighbor who decides to block it. We ensure a “servitude” is registered, guaranteeing your legal right to drive to your front door.
3. Developer Due Diligence
Is the project actually built? If buying off-plan, does the developer have the capital to finish it? We check the corporate health of the developer to ensure they aren’t on a bankruptcy list.
4. Foreign Quota Availability
To legally own a condo in your own name (and qualify for the Thailand Property Visa THB 3M), the building must have space in its “49% Foreign Quota.” If the quota is full, you cannot register the title in your name, and you won’t get the visa.
The Game Changer: New Thailand Investment Visa (THB 3M)
Why is due diligence more important now than ever? Because the stakes have changed. The government has introduced a New Thailand Investment Visa pathway that is far more accessible than before.
Previously, investors needed 10 Million Baht. Now, the landscape has shifted to allow a Visa Through Property Thailand with a lower entry point.
How to Qualify:
Investment Amount: You can now Invest THB 3M, Stay Thailand.
Property Type: This applies primarily when you qualify through a freehold condominium purchase of at least THB 3,000,000.
Age Limit: Unlike the retirement visa (50+), this option is open to any age with buying condo value 3 million.
This is a massive opportunity for younger digital nomads, families, and investors. However, the Immigration Bureau requires a “Clean” transaction. If your due diligence fails and the property transfer isn’t perfect, you lose the visa eligibility.
The Rental Option (Long-Term Stay via Investment)
Not ready to buy? The new framework also considers high-value renters. You may qualify for a rental apartment with monthly 85,000 baht lease agreement. Again, the lease must be legally registered at the Land Department to count toward the visa.
Don’t Navigate This Alone
The Thailand Visa by Investment is a fantastic privilege, but it requires strict legal structuring. Correct structuring and legal review are essential.
If you sign a deposit agreement that doesn’t protect you, and the due diligence later reveals the property is illegal, you will lose your deposit and your visa chance.
At Sukhothai Inter Law, we provide end-to-end legal support under the new investment visa framework. We handle the property due diligence phuket, the contract review, and the visa application in one seamless package.
Ready to secure your future in paradise?
👉 Check your eligibility and apply here: Thailand Property Investor Visa Application
Client Feedback:
We have helped hundreds of expats secure their properties and visas.
⭐⭐⭐⭐⭐ Read our client success stories here: Google Reviews
Contact Sukhothai Inter Law
Koh Samui Office:
119/2 Moo 1, T.Bophut, A. Koh Samui, Surathani, 84320
Bangkok Office:
17 Chan 35, Chan Road, Sathorn, Bangkok 10120
Pattaya Office:
33/35 Moo 11, Soi Kohpai, (Soi 6 Theprasit) T. Nongprue, A. Banglamung, Chonburi, 20150
Phone: +662 212 6866-7
Fax: +662 213 3124
Email: info@sukhothaiinterlaw.com
Whatsapp: +66846764436
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