Off-Plan Buying Guide
Buying Off-Plan Property in Phuket
Buying before a project is finished can secure a lower price and the best units — but only if you understand the payment stages, the contract and the developer behind it. Here is how to do it safely.
The basics
What "off-plan" means & why buyers choose it
Off-plan means buying a property before or during construction — often from a floor plan and a show unit rather than the finished home. You pay in stages over the build, usually at a lower price than a completed unit.
Because the developer is still raising capital to build, off-plan units are typically released at a lower entry price than equivalent completed homes, and you often get first pick of the best layouts, floors and views.
Instead of paying everything at once, the price is spread across a staged schedule tied to construction progress — making the purchase easier to fund. The trade-off is that you are buying a promise: the rewards and the risks both come from the gap between paying today and receiving the finished property later.
Why buyers go off-plan
Lower entry price than completed units; potential capital appreciation during the build; first pick of the best units and views; a brand-new home with a developer warranty; and staged payments instead of one large sum.
What to weigh up
Construction can be delayed; a weak developer could fail financially; the final spec or quality may differ from the brochure; the market can shift before completion; and there is no rental income until handover.
The money
The staged payment schedule
Off-plan purchases are paid in instalments tied to construction milestones rather than in one lump sum. Exact percentages vary by developer — treat the figures below as indicative.
| Stage | When it is due | Indicative amount |
|---|---|---|
| Reservation deposit | To hold your chosen unit off the market | ฿100,000–฿200,000 |
| Contract-signing deposit | On signing the Sale & Purchase Agreement (SPA) | Often ~25–30% |
| Construction instalments | Released as building milestones are reached | Balance spread across the build |
| Final balance | On completion / transfer at the Land Office | Remaining amount |
For a foreign-freehold condo, the final payment and the Land Office transfer require the funds to arrive in Thailand from abroad in foreign currency. Your bank issues a Foreign Exchange Transaction (FET) form, which the Land Office needs to register the unit in your name. Keep proof of every overseas remittance from the start.
Step by step
From reservation to handover
The journey runs from holding a unit through to collecting the keys. Here is the typical sequence.
Reserve the unit
Pay a small, clearly documented reservation deposit to take your chosen unit off the market while the paperwork is prepared. Make sure the reservation agreement states the price, the unit and what happens to the deposit if you do not proceed.
Review & sign the SPA
Have an independent Thai lawyer review the Sale & Purchase Agreement (SPA) before you sign. On signing you typically pay the contract deposit (often around 25–30%).
Pay construction instalments
As the build reaches agreed milestones, you release further instalments. Keep records of each payment and, for the eventual transfer, the overseas remittances behind them.
Snagging inspection
Before accepting handover, inspect the finished unit and record any defects in a snagging / defect list. The developer should fix listed items before you take possession.
Transfer & handover
Pay the final balance and register the transfer at the Land Office (with the FET form for a foreign-freehold condo). You then receive the keys, the title documents and the warranty paperwork.
The contract
Reading the SPA (Sale & Purchase Agreement)
The SPA is the contract that governs the whole purchase. An independent lawyer — not the developer's — should review it before you sign.
Check the developer
Developer due diligence
With off-plan, you are trusting the developer to actually deliver. Verify the company and the project before any money moves.
Protect your money
Deposit protection & guarantees
Off-plan means paying for something that does not yet exist, so how your money is protected matters as much as the price.
Thailand has an Escrow Act, but escrow is not yet compulsory for off-plan sales — so your deposits may not be ring-fenced by law. Ask exactly how your payments are protected: some reputable developers use voluntary escrow or bank guarantees. Be cautious where there is no protection at all.
Rental-guarantee and buy-back schemes can look attractive, but ask who actually funds the promised return and whether the yield is realistic and sustainable over the full term. A guarantee is only as good as the developer behind it — never buy on the guarantee alone.
With Empire Estates
How we make off-plan safer
See it before you buy
We arrange visits to the developer's completed projects and the show unit, so you judge real quality — not a brochure.
Independent legal review
We introduce you to a Thai-licensed lawyer who reviews the SPA for you, not for the developer.
Quota in writing
We confirm the building's 49% foreign quota has room for your unit — in writing — before you commit.
FET & transfer support
We help you keep proof of every overseas remittance and guide the Land Office transfer at completion.
This guide is general information, not legal advice. Payment percentages and deposit figures are indicative and vary by developer and project. Always verify each developer independently and consult a licensed Thai property lawyer before signing a contract or paying a deposit.
FAQ
Buying off-plan — your questions
The questions buyers ask us most often about pre-construction property.
Talk to a local expert
Buy off-plan in Phuket with confidence
Tell us what you are looking for and we will match you with pre-construction projects from developers we have already vetted — with the foreign quota and contract checked.