Buying off-plan in Phuket: what to check

Step 1: Who is selling: the company behind the project

Ask for the developer’s full legal name and registration number, not only the brand, and look the company up in the official register. The company that signs your contract should be the one that holds the land or the approvals.

What the rules and registers say

• Search the developer company by name or 13-digit registration number in the DBD company register: it shows directors, registered capital and filed accounts, not whether the company owns the land.Department of Business Development (DBD) (read 13 November 2026)

In our data

27 of 39 projects we track in Phuket name the developer by its legal company.

Examples

• Layan Green Park Phase 2: developer named as The Phuket Family Garden Co., Ltd.
• The Olive Naiyang (The Title Olive): developer named as Rhom Bho Property Public Company Limited, reg. 0107559000478
• The Zero Nai Yang: developer named as Zero Developments Co., Ltd.

Step 2: The land and what you will own

Find out exactly what you are buying: freehold, leasehold or a right of use, who holds the title today and what charges sit on it. Ask for the official registry extract, not a copy prepared by the seller.

What the rules and registers say

• Foreigners cannot own land in Thailand. At the land office, check the title deed type (Chanote is full title), the registered owner and any mortgages or leases.Department of Lands (read 13 November 2026)
• In each condominium, all foreign owners together may hold at most 49% of the total unit area; if the quota is full, a foreigner cannot be registered as owner. Ask for the current foreign quota figure.Condominium Act B.E. 2522, sections 19 bis and 19 ter (read 3 November 2026) · our law note
• Under the foreign funds route you must show the money for the unit was brought in from abroad: keep the bank’s transfer documents for every payment.Condominium Act B.E. 2522, sections 19 bis and 19 ter (read 3 November 2026) · our law note

In our data

11 of 39 projects we track in Phuket describe the units as leasehold in the sources we read. 2 of 39 projects we track in Phuket publish an address or location precise enough for a map pin.

Step 3: Permits and approvals

Ask for the permit number and date and confirm them with the authority that issued them. A company licence or a sales registration is not a building permit.

What the rules and registers say

• Larger condominium and hotel projects need an approved environmental impact assessment before construction can be permitted. Search ONEP’s EIA register and compare the approved units and floors with the brochure.ONEP Smart EIA Plus (read 13 November 2026)

In our data

15 of 39 projects we track in Phuket publish a permit or licence number.

Examples

• Layan Green Park Phase 2: permit or licence number EIA approval ทส 1009.5/21650 (29 Dec 2022, report 256509-110); extension ทส 1009.5/11840 (4 Jul 2024, report 256703-21) published
• The Olive Naiyang (The Title Olive): permit or licence number EIA report 256811-61, ONEP approval letter ทส 1009.5/9398 (10 Apr 2026) published
• The Zero Nai Yang: permit or licence number EIA approval ทส 1009.5/24287 (31 Oct 2025, report 256806-7, listed as 'The Zero Boutique Nai Yang') published

Step 4: Where your money goes

Before each payment, know which account it goes to and what protects it if the project stops. Pay only into the account named in your contract, never into a personal account or a broker’s.

In our data

0 of 39 projects we track in Phuket state how buyer payments are protected (escrow, bank guarantee or insurance).

Step 5: Recording your purchase and the contract

Check how your purchase is recorded before completion and what the contract says about delays, changes and refunds. Have an independent local lawyer or notary read it before you sign.

What the rules and registers say

• A condo unit is registered at the land office only at transfer, so nothing official shows your purchase before completion: keep the signed contract and every receipt.Department of Lands (read 13 November 2026)

Step 6: Handover dates and progress on site

Compare the handover date you are promised with the record: earlier dates for this project and how the developer’s other projects went. Then check progress on site before each staged payment.

In our data

1 of 39 projects we track in Phuket have a handover date on record that has passed; 1 had the date moved later.

Examples

• The Title Cielo Rawai: handover date on record has passed; months since: 5
• The ONE NaiHarn: handover date moved later; months added: 6
• Layan Green Park Phase 2: handover date on record 2026, no change so far