10 Red Flags When Buying Property in Thailand: The Anti-Scam Playbook

Most bad real estate experiences in Thailand do not stem from bad laws—they stem from inadequate pre-purchase due diligence and unverified online advertisements.

1. The 10 Critical Red Flags to Watch For

1. Ghost Listings / Bait-and-Switch: Property photos from a different unit or outdated pricing copied from stale portals. Always demand a verified live walkthrough video.
2. Unregistered Title Encumbrances: Mortgages, liens, or court disputes attached to the chanote. An official Land Office title search reveals all rear-side endorsements.
3. Missing Construction Permit (EIA Approval): For off-plan developments, verify that the Environmental Impact Assessment (EIA) has been approved before signing.
4. Direct Wire Transfer Demands: Never wire non-refundable deposits directly to an unverified individual's personal bank account. Insist on regulated escrow protection.
5. Unverified Foreign Quota Balance: The developer or agent says "quota is fine," but the juristic office has not issued an official quota certificate.
6. Absence of Building Inspection: Water leaks, HVAC defects, or drainage problems hidden behind fresh paint. Insist on an engineering inspection report.