Buying guide
What to Know Before Buying a House: A Checklist for Luxury Homes from THB 30 Million
Total budget, location, developer, specification, contracts, transfer-day costs and the questions to ask before booking a luxury home.
A detached home priced from THB 30 million is more than a place to live — it is an asset your family will live with for decades. A beautiful show house or a launch promotion is not enough to decide on. This guide collects the checks our advisors walk every client through before booking a home, in the order worth thinking about them.
1. Budget for the total cost, not just the price
The brochure price is the starting point. Your real budget should also cover:
- Transfer-day costs — transfer and mortgage registration fees (see section 6)
- Interior fit-out and furniture — homes at this level usually need built-ins, curtains, lighting and landscaping
- Common fees and sinking fund — usually collected in advance at transfer and based on land size
- Annual land and building tax — a main residence registered to the owner is exempt up to the value set by law; the portion above it is taxed every year
- A reserve — for maintaining systems, pool and lift, and for home insurance
2. Choose the location by your daily routine, not the map
A good location makes everyday life easier. Before deciding, drive from the project to your office, your children's school and your usual hospital at real rush hours.
- Morning and evening commute times, and expressways or rail lines due to open
- International schools, hospitals and shopping within easy reach
- The area's flood history and the road level at the project entrance compared with the main road
- The city zoning plan around the project, to see whether neighbouring land could become high-rise or industrial
3. Check the developer
The developer's track record affects both the quality of the home and its long-term value.
- Visit the developer's completed projects and see how they look several years after handover
- Listed developers publish financial statements and key disclosures you can check
- Ask how and when the housing estate's juristic person will be set up and common areas handed over
- Confirm the project holds a land allocation permit
4. Look past the show house to the specification
Show houses are dressed to sell. Ask for the details of the home you will actually receive.
- The materials and fittings specification attached to the contract
- Structure, waterproofing, insulation and backup power
- The warranty period for structure and systems, and how defects are reported
- Orientation, sunlight and privacy from neighbouring houses
5. Documents and contracts to read before paying a deposit
- Title deed — check the number, size and encumbrances such as the developer's mortgage with its lender
- Sale and purchase agreement — transfer date, terms for construction delays, and whether the deposit is refunded if your loan is declined
- Promotion terms — free items and discounts should be written into the contract
For a purchase of this size, have a lawyer review the contract before you sign.
6. Transfer-day costs
The rates below are the standard rates at the time of writing. Who pays each item depends on the contract — confirm current rates with the Land Department and the developer.
| Item | Typical rate | Usually paid by |
|---|---|---|
| Transfer fee | 2% of the appraised value | As agreed, often split 50/50 |
| Mortgage registration fee (if financed) | 1% of the mortgage amount | Buyer |
| Specific business tax | 3.3% of the sale price or appraised value, whichever is higher | Seller |
| Stamp duty (if no specific business tax applies) | 0.5% | Seller |
| Withholding tax | 1% for a corporate seller | Seller |
On a THB 30 million home, a 2% transfer fee is roughly THB 600,000 (it is calculated on the appraised value, which may be below the sale price), so agree who pays it at booking.
7. Plan your financing before booking
- Ask your bank for a pre-approval before paying a deposit
- Check the Bank of Thailand's current loan-to-value (LTV) rules, which set the minimum down payment
- Compare interest rates after the promotional period, not just the first three years
8. Inspect the home before transfer
Hire a professional home inspector to check structure, electrical and plumbing systems, roofing and finishes before transfer day. Have the developer fix everything found, then re-inspect before signing the handover.
9. Questions to ask the developer
- What stage of construction is this house at, and when is handover?
- How much are the common fees, how many years are collected in advance, and what do they cover?
- How many homes will the estate have, and what share has been sold?
- How much can the layout or materials be changed, and at what cost?
- What security does the project provide?
In short
A good luxury home purchase starts with one question: will this home suit your family for the next 10–20 years — in location, total budget, developer reliability and contract terms? If you would like an advisor to shortlist matching projects and introduce you to the developer directly, book a viewing with Refinery Asset any day.