Land Office
สำนักงานที่ดิน
The Thai government authority that registers all land titles, property transfers, leases, mortgages, and encumbrances, the single source of truth for Thai property ownership.
The Department of Lands (Krom Ti Din) operates a network of provincial and district Land Offices throughout Thailand. The Land Office is the sole authority for recording, transferring, and verifying land title in Thailand. Every sale, lease, mortgage, or other encumbrance must be registered at the Land Office where the land is located to be legally enforceable against third parties. Agreements that are only signed between parties but not registered are enforceable between those parties but not against subsequent purchasers. For property transactions in Phuket, the relevant Land Office is the Phuket Provincial Land Office, with a branch in Thalang serving northern Phuket areas. The transfer process requires both buyer and seller to attend in person (or be represented by an attorney-in-fact with a properly authenticated power of attorney), present original identity documents, and pay transfer fees and applicable taxes at the counter on the day of transfer. Official fees are calculated as a percentage of the appraised value registered by the Land Office, which may differ from the actual transaction price. Transfer costs at the Land Office typically include a 2% transfer fee on the appraised value, 1% withholding tax (for individuals), and stamp duty or specific business tax depending on how long the seller has held the property. Buyers should budget for these costs and clarify with the seller which party bears which elements, this is a negotiable point in Thai property transactions.
What it means for buyersWhy this matters when you buy in Phuket.
The Land Office transfer appointment is the moment of legal ownership change, until both parties appear at the Land Office and the transfer is registered, the buyer does not legally own the property, regardless of how much has been paid. Foreign buyers should plan to attend in person if possible, or grant a power of attorney to a Thai lawyer they trust. The Land Office will not process a transfer if any outstanding taxes or fees on the property have not been cleared.
Mario prepares buyers for the Land Office process well in advance, including what documents to bring, what costs to expect, and what the timeline looks like from contract signing to transfer appointment. For buyers who cannot attend in person, he works with the buyer's legal team to prepare a valid power of attorney in advance, ensuring the document meets Land Office requirements.