Condominium Due Diligence in Thailand

Investing in a condominium (whether a single unit or an entire project) requires more than evaluating location and design. The legal and regulatory framework governing condominium developments in Thailand is detailed and strictly enforced. At BASE Law Firm, we conduct comprehensive legal reviews to ensure developers, investors, and purchasers enter transactions with clarity, safety, and full compliance.

Our role is to verify that the project meets every legal requirement under Thai law, from land title and environmental approvals to construction permits, project registration, and foreign ownership quotas.

Our service include:

• Land title and boundary verification
• Developer credibility and compliance checks
• Permit and construction legality review
• Condominium registration status assessment
• Foreign ownership quota confirmation
• Contract review and buyer protections

Ensuring a Legally Sound Condominium Project

A condominium development can only proceed lawfully if several foundational elements are in place. Our due diligence assesses these elements at both the land and project levels to confirm that the development is compliant, financially viable, and free from hidden risks.

Core Areas of Review

1. Land Title Examination

We verify that the land on which the project is constructed has a clean title, free from encumbrances, claims, or disputes. This includes confirming boundaries, title type, encroachments, existing liens, and whether the land use complies with zoning requirements.

2. Developer & Corporate Standing

We examine the developer’s legal status, company registration, financial condition, litigation history, and regulatory compliance. This prevents investment with unreliable or non-compliant developers.

3. Construction and Permit Compliance

Before any condominium can be marketed or sold, various permits must be lawfully issued. Our team reviews:

Building permits
Environmental Impact Assessment (if applicable)
Construction notifications
Licenses required for multi-phase or large-scale projects

We confirm that all permissions were issued by the proper authorities and remain valid.

4. Project Registration and Governance

To qualify as a legally recognized condominium under the Condominium Act, a project must be registered with the relevant Land Office. We verify:

Registration of common property
Allocation of unit ratios
Management structure and juristic person establishment
Issuance of unit title deeds

This ensures owners receive enforceable property rights.

5. Foreign Ownership Quota

Foreign purchasers are limited to a maximum of 49% of the total sellable floor area. We review the developer’s allocation records to ensure compliance with foreign ownership regulations and prevent issues during transfer.

6. Sales Contracts & Buyer Protections

We review all sales contracts, reservation agreements, and payment schedules to ensure they comply with the Condominium Act and consumer-protection regulations.

Our review identifies unfair terms, unclear obligations, or provisions that could restrict buyer rights.

Why Due Diligence Matters for Condominium Projects

A condominium project can be legally registered yet still pose risksn (poor financing, unapproved modifications, incomplete infrastructure, or misleading marketing). Thorough due diligence safeguards investors and buyers from:

Buying into projects lacking valid permits
Developer insolvency risks
Unregistered modifications or unlawful construction
Overstated foreign quotas
Defective common-area registration
Legal disputes that delay issuance of title deeds

By identifying risks early, clients can negotiate stronger protections, avoid problematic projects, or adjust investment structure.

BASE Law Firm’s Role in Your Condominium Investment

At BASE Law Firm, our due diligence service is structured to provide clarity at every step:

Detailed Legal Investigation

We review every document issued for the project (corporate records, land titles, building approvals, EIA documentation, and draft contracts).

Risk Identification & Advisory

Clients receive a comprehensive report outlining findings, risks, and recommended solutions. We highlight critical issues such as unlawful subdivisions, improper land use, or unregistered modifications.

Contract Review & Negotiation Support

Our lawyers refine contracts to protect your interests, clarify obligations, and ensure compliance with Thai consumer and condominium law.

Transfer & Ownership Support

If clients proceed with the investment, we assist with the transfer of ownership, registration of unit titles, and compliance with financial regulations (including foreign-exchange documentation if required).

Typical Engagements

Investors evaluating a pre-construction condominium project
Foreign purchasers verifying foreign-ownership quota and developer credibility
Developers seeking legal compliance checks before launching sales
Corporate clients purchasing multiple units for investment portfolios
Buyers requiring review of contracts and project documentation before payment

Why Work with BASE Law Firm?

Specialised property expertise: Years of experience handling condominium transactions, developer compliance, and large-scale real-estate due diligence.
Protection-focused approach: Our goal is to eliminate legal uncertainty before you commit financially.
International client support: Clear explanations, bilingual communication, and dedicated guidance for foreign investors.
Comprehensive coverage: From land investigation to contract signing and title transfer, we handle every legal stage.

Speak With Us

If you are considering investing in a condominium project, whether as a purchaser, investor, or developer, BASE Law Firm is ready to ensure every legal aspect is handled with precision.