Buying Off-Plan in Phuket: 8 Things to Check Before You Pay a Deposit

A significant proportion of new properties in Phuket are sold off-plan, before construction is complete. Developers present 3D renders, floor plans and payment schedules, often offering lower prices to buyers who commit early. It can be a good deal, but this is also where much of the risk in Phuket property lies.

We regularly receive listings for new projects that only have renders available. We do not publish them on our website until real photographs are available, because a render shows what a developer plans to build, not necessarily what you will get. Here is what to check before making any payment.

1. Who the developer is

Ask which projects the developer has already completed in Phuket, and visit them in person. A completed project gives you a much better understanding of build quality, finishes and after-sales service than any brochure can.

2. Who owns the land

Ask for a copy of the land title and verify whose name appears on it. The land should already be owned by the developer or its company, with no undisclosed mortgage.

3. The permits

A project should have a building permit before construction begins, and larger condominium projects require additional approvals. Ask to see the relevant documents. If a developer cannot produce a permit, you could be financing a project that may not be permitted to proceed.

4. The payment schedule

Avoid paying most of the purchase price before the building exists. A fair payment schedule links each instalment to a construction milestone you can verify, such as the foundations, the structure and the roof, with the largest portion payable upon transfer.

5. The completion date, and what happens if it is missed

The contract should specify a completion date and explain what the developer must pay you if the project is delayed. Without such a clause, you could face additional rent and lost time without any compensation.

6. The specification

Renders often feature furniture, landscaping and finishes that are not included in the purchase price. Ask for a written list of everything included, such as the kitchen, air conditioning, wardrobes, pool and garden. Make sure this list is attached to the contract.

7. Rental guarantees

Some projects promise a fixed return for a few years. Ask who pays it, how the return is calculated, and what happens when the guarantee expires. A guarantee is only as reliable as the company providing it, and its cost is often already factored into the purchase price.

8. How you will own it

A foreign buyer can own a condominium unit freehold, provided it falls within the building's foreign ownership quota. A house or villa includes land, which foreigners cannot own directly, so the property is usually acquired through a lease. Confirm the ownership structure and who is responsible for the transfer costs before signing.

Get a lawyer before the deposit

This is general information, not legal advice. Have a licensed Thai lawyer review the land title, permits and contract before paying a reservation deposit, rather than afterwards. Deposits are often non-refundable.

If you prefer to buy a property you can inspect in person today, browse completed homes for sale in Rawai, Chalong, Thalang and Bang Tao, or read our guide to buying property in Phuket as a foreigner.

Considering an off-plan project? Contact K. Thanya, and we will share what we know about the developer and the location.