Properties for sale exclusively on Koh Samui

Consider the land and the building on the land as two separate things.

The building can be owned by a foreigner or non-Thai national. However, foreigners cannot own freehold land (outright) in their own name. Therefore, you either have two options, the leasehold or the Thai company.

Samui Exclusive is here to help guide you through the buying process. Contact us for more information.

Owning a condominium is simpler as there will be a foreign quota and Thai quota of properties within the building.

If the building has 20 Condominium’s for sale, 11 might be available for Thai’s and 9 available for foreign nationals to purchase. These 9 bought by the Non-Thai national can be freehold. Therefore, you own the freehold rather than a 30-year lease on the property.

Condominium’s for this reason are a popular choice for foreigners to purchase.

• Buying from a developer (new build) is considered the primary property market.
• A resale, where a property has been previously owned is the secondary property market.

The advantages of buying a property in the Thai primary market are:

1. Staged payments: Buying off-plan can help you stage payments over a 12 or 24-month period and allow you to get a loan or mortgage to complete the process.
2. New: The property is new and can be modified to your taste.
3. Choice: If you look at larger developments, you have many different choices of low or high floors, sizes, overlooking the beach, pool or gardens.
4. Yield and capital growth: You might be offered a fixed yield for a number of years if purchasing as an investment. New build developments might also offer you a project capital growth to assist you in your financial planning.

However, there are also some disadvantages:

1. Developer: The developer might not complete the property complex and you end-up buying something you can’t see finished. Always buy from a trusted developer.
2. Capital Growth: The projection might be some way off and the market might become saturated. Always considered the risk of any purchase or investment.

1. Ready to move in: If you don’t have to do any renovation, you can move straight in.
2. Property Size: Older properties are generally bigger. As new developments are built they normally try to squeeze in as a many bedrooms, bathrooms and wardrobes as possible. This reduces the size of your liveable space.
3. Yield: You can get an instant yield on the property. You could even look to rent whilst you are going through the purchase process. Also, as it is a more developed market you should be able to ascertain the monthly rental you will receive on your investment.
4. Value: Due to the seller’s personal situation, you might be able to pick up a deal on the property. They might want to sell quick therefore you can make an offer that they will accept.

1. Renovation: Before you move in you might have to undertake renovation work like installing a new kitchen or bathroom. Factor this into your purchase.
2. Age: Older properties require more maintenance.
3. Better offer: If you are buying from a private individual, a better offer might be submitted to the seller. They could decide to go with that even after verbally agreeing to go with your offer.

1. Property selection and agreement of terms: The prices are fixed or already discounted on new builds. They have offers to entice you but negotiating a better price is uncommon.
2. Reservation agreement: Outlines the purchase terms and payment stages.
3. Reservation deposit: Generally, 2 to 5% holding deposit.
4. Sale and purchase agreement: A window of 30 days to review the sale and purchase contractual terms.
5. Payment one: This is between 20% to 40%, for foreigners you must transfer from your overseas bank account.
6. Stages instalments: This will be detailed in your “Sale and Purchase Agreement” and you have to pay this payment on a certain date subject to the agreed milestone being achieved on the build.
7. Snagging: Before transfer and occupancy you will be given the opportunity to view the purchased property and go through snagging. Once snagging is completed, you can transfer the last payment.
8. Transfer: Final payment due and the Developer will serve a notice of completion. The transfer can be undertaken by your lawyer and you don’t need to be in Thailand for this to happen.

Here are the main terms you should look after, if you wish to purchase a property in Koh Samui or Thailand in general.

• The purchase price.
• Reservation deposit value.
• What is the staged payment schedule (New-build)?
• What due diligence should the buyer undertake?
• Is the reservation deposit refundable if the due diligence is not met?
• What fixtures and fittings are included in the purchase price?
• What is the buyer responsible for and what is the seller responsible for?
• Taxes and transfer fees.
• What is the projected completion date of the transfer of ownership?

1. Offer and Agreement of Terms and Conditions: Once you have found your property, agree the price and also the terms and conditions.
2. Sale and Purchase Agreement: A window of 30 days to review the sale and purchase contractual terms. Samui Exclusive recommends conducting due diligence on the freehold (Land deed), leasehold or Thai company and appointing a conveyancing lawyer to assist with the transaction.
3. Reservation deposit: Generally, 5% to 10% holding deposit. We recommend held in Escrow or lawyer firm.
4. Settlement and Transfer: The parties set a transfer date at the government land registry department (Seller and Buyer). The buyer prepares the final funds for the purchase and seller prepares the original ownership documents. Both parties might appoint a representative through a Power of Attorney to execute the property transaction and transfer.
5. Handover: Keys and information. Register the electricity and also maintenance charges to mete the next payment (CAM Fees).

The “Common Area Maintenance” fees are paid monthly, quarterly or annually in advance.

Pay for the ongoing maintenance and repair of the common areas which could be lifts, swimming pools, club house, security, gardens, cleaning and electricity in those areas.

Typically, 40-100 THB per SQM per month of your property. It will not cover any repairs or maintenance over your owned property.

Owning a property in Koh Samui requires the buyer to follow certain steps, whether we are talking about buying a condo, a villa, a house or a land. Thanks to years of experiences in the real estate industry, Samui Exclusive can advise you and accompany you during the whole buying process. Feel free to contact us to know more about our services.