Buying, selling, renting, mortgages, law and tax, written so you can decide when you finish reading
It depends on what they built and whether they built in good faith. Where a dwelling encroaches only slightly in good faith, section 1312 leaves the builder owning the structure while paying for the land and registering a servitude. Walls, carports, pipes, pumps and water tanks are not covered by that section at all.
Investors prefer tenanted property because income starts on transfer day, but selling tenanted removes owner-occupiers, who are most of the market. Under section 569 the lease survives the transfer, so the buyer prices from the rent written into the lease rather than from comparable sales.
Each bank uses a different appraisal firm, different criteria and a different set of transaction comparables. The bank valuation sets the loan amount, unlike the Treasury appraised value which sets transfer fees. Lending is against the lower of price and valuation, so any shortfall becomes cash the buyer must find.
They have not stopped wanting to buy. Banks have tightened lending and incomes have not kept pace with prices. Rental demand is up 4 per cent nationwide and 9 per cent in Bangkok, and the share of visitors registering rental interest reached 15.6 per cent against 8.7 in the first half of 2025.
The differences are who checks the documents, who carries the risk if they are wrong, and how much of the market you see. Cost is not one of them for a buyer, because in the standard Thai model the seller pays about 3 per cent and the owner pays one month's rent on a letting.
Rent of 10,000 a month on a 2 million baht condo is a 6.0 per cent gross yield, but after voids, common fees, maintenance and agent fees it nets about 3.78 per cent before income tax. MRR at the major Thai banks in early 2026 is roughly 6.6 to 6.95 per cent, so a mortgaged unit runs at negative cash flow.
Not to the point of recovery. The Real Estate Information Center calls 2026 a year that passed the low point into a flat state. Q1 transfers were 72,583 units, up 11.2 per cent, while value rose only 3.1, meaning more buyers purchasing cheaper. The 0.01 per cent fee measure ends on 30 June 2027.
Human x Car x Home is Xiaomi's term for uniting person, car and home under one account and HyperOS. It was shown at IFA 2026 in Berlin across more than 3,300 square metres with over 380 products, against a stated 1.16 billion connected devices. What a house needs is power, network and conduit, none tied to a brand.
A smart pump uses an inverter to vary motor speed with demand and hold pressure constant, unlike a pressure tank pump that is either fully on or fully off. What it solves is pressure dropping when several outlets run at once, not the electricity bill, because a tank pump does not run while the tank supplies the house.
Check three layers: GISTDA satellite imagery from past years, especially 2011; the marks on the building, such as a horizontal water line at one consistent level and paint refreshed only on the lower half; and what long-standing neighbours say. A residential fire policy caps all natural perils together at 20,000 baht a year, not at the sum insured.
You can buy it, but a servitude runs with the land rather than the owner, so it always passes to the buyer, and a sale does not extinguish one that already existed. The real trap is a servitude acquired by prescription, which needs no registration yet still binds a buyer, so it appears nowhere on the title deed.
A single co-owner may inspect the annual report and regulations at the management office under section 38/3. The juristic person must submit an audited balance sheet for approval within 120 days of the accounting year end under section 38/1. Twenty per cent of the votes calls an extraordinary meeting, and one quarter removes the manager.
