Guide
First-home projects
A guide for first-time home buyers: budget framework, transfer-day costs, document checklist, location, project comparison and site visits.
By Peach PhasakornReviewed by K. Somchai (reviewer)Published 2026-07-01Updated 2026-07-16
Buying your first home is more than price and photos. Start with a confident budget that includes 5-10% for hidden costs. Then choose a location based on real life: commute, schools, hospitals and green space.
This guide covers the budget framework, transfer-day costs, document checklist, and how to compare projects before booking a site visit.
Home-buying budget framework
The real cost of buying a home is more than the price. Transfer, repairs and furniture add up. This table is a reference framework.
| Item | % of house price | Note |
|---|---|---|
| House price | 100% | Contract price (cash) or down payment (mortgage) |
| Down payment (if mortgage) | 10-30% | Depends on bank and developer promotion |
| Transfer-day costs | ~2-3% | Stamp duty + income tax + registration fee (see table below) |
| Repairs/renovation | 3-5% | New homes may need finishing; resale needs inspection |
| Furniture/appliances | 2-5% | AC, fridge, stove, etc. |
| Emergency buffer | 2-3% | Unforeseen expenses |
Transfer-day costs
Transfer-day costs are paid at the Land Department. Buyer and seller usually split them, but it depends on the contract.
| Item | Rate | Note |
|---|---|---|
| Stamp duty | 0.5% | Based on assessed or contract price (higher) |
| Income tax (seller) | ~1% | Depends on seller holding period; new developer homes often partly exempt |
| Registration fee | 0.01% | Land Department fee |
| Lawyer fee (if any) | 0-1% | Recommended for resale or company-hold purchases |
| Bank fee (if mortgage) | 1-1.5% | Appraisal + contract fee |
Transfer-day document checklist
- ✓National ID card (or passport for foreigners)
- ✓House registration (Tabien Baan) for Thais
- ✓Employment certificate / salary slips (3-6 months)
- ✓Tax filings (PP.30) for business owners
- ✓Bank statements (6 months)
- ✓Divorce / death certificate (if applicable)
- ✓Foreign Exchange Transaction (FET) form for foreigners
- ✓Sale contract (signed with developer or previous owner)
Compare projects and book a visit
Compare projects using data cross-checked with project websites. Check prices, layouts, facilities and trade-offs. Use the Match tool to find a home that fits your budget and lifestyle, then book a site visit before deciding.
First-home-specific cautions:
- Do not pay a deposit before reading the contract carefully, especially refund and price-change clauses
- Verify project status (presale/under-construction/ready) and a clear move-in date
- Check the monthly common fee and utility charges — they affect your real monthly cost
- If taking a mortgage, compare fixed vs floating rates and the fixed-rate coverage period
Sources
Note: This guide is editorial analysis by the Lee Scout team, not legal advice. Fee rates may change per official announcements. Verify with the relevant authority before deciding.