Buy in Phuket
Phuket property due-diligence checklist
The legal, physical, financial and location checks to complete before a Phuket property purchase becomes unconditional.
Short answer
Phuket property due diligence should independently confirm the title and seller, registered burdens, legal access, permitted use and construction, buyer ownership eligibility, contract terms, taxes and fees, physical condition, management finances and surrounding development. The scope should match the exact asset and ownership structure.
Use professionals who do not represent the seller
Check both the property and proposed ownership structure
Inspect the physical asset separately from legal title
Resolve material issues before an unconditional commitment
Legal and title checks
The lawyer should obtain current records and verify title type, boundaries, owner identity, authority to sell, mortgages, leases, servitudes, court or execution issues, legal access and any conditions affecting use or transfer.
- Title and cadastral information
- Seller and signing authority
- Encumbrances and registered rights
- Road and utility access
- Foreign-buyer eligibility and quota
Building and project checks
A physical inspection does not replace permit review, and permit review does not replace a physical inspection. Check planning, building permissions, approved plans, completion evidence, environmental requirements where applicable, structural condition, water, drainage, electrical systems and visible defects.
- Independent building inspection
- Approved plans versus the built property
- Flood and drainage behavior
- Retaining walls and slopes
- Neighboring development risk
Financial and operational checks
For a condominium or managed estate, review common-fee status, budgets, sinking fund, insurance, meeting records, major disputes, planned capital work and management agreements. For rental programs, examine real net results and owner-use restrictions rather than projected gross yield.
The final decision record
Ask the lawyer and inspector to summarize unresolved issues, severity, possible remedy and the decision deadline. A long report is less useful than a clear list of conditions that must be satisfied before proceeding.
Direct answers
Frequently asked questions
Can the seller’s lawyer conduct my due diligence?
A buyer should appoint an independent adviser whose duty is to the buyer and who discloses conflicts.
Is a building inspection enough?
No. Legal title, permissions, ownership eligibility, contracts and management finances require separate review.
When should due diligence begin?
Before a reservation or contract becomes non-refundable or unconditional whenever possible.
Authoritative starting sources
Sources support general orientation. The original Thai legislation and transaction-specific professional advice control.