Notaries and Fees in Thailand: The Complete Guide

Published on October 22, 2025 and written by Cyril Jarnias

In a country where traditions coexist with vibrant modern development, it’s crucial to understand the role that notaries in Thailand play when it comes to real estate transactions or important legal documents.

The Thai notarial system, although inspired by Western principles, has its own particularities that can significantly impact the success of your procedures. Navigating the complex legal framework without proper knowledge of these elements can lead to unexpected costs and expensive delays.

This article reveals the essential notary fees and provides a detailed guide to accompany you through every step of your project, ensuring a smooth experience in the Land of Smiles.

Understanding the Role of Notaries in Thai Real Estate Purchases

Legal Framework and Required Qualifications

In Thailand, there is no public notary in the strict sense as in France or other civil law systems. Instead, certain lawyers can practice as notarial service lawyers after completing specific training and obtaining authorization from the Lawyers Council of Thailand. This qualification allows them to authenticate documents, verify identities, attest signatures, and administer oaths.

Distinctions from Other Legal Systems

System	Public Notaries Exist	Who Practices?	Main Functions
Thailand	No	Authorized Lawyers	Authentication, Certification
France	Yes	Notaries (Public Officers)	Drafting, Preservation, Consultation
Common Law (UK)	Yes/No Depending on Document	Solicitors/Notary Public	Certification, Legalization

Unlike France, where notaries are involved throughout the entire real estate transaction chain (drafting, preservation, verification, registration), in Thailand the notarial lawyer has a more limited role, primarily focused on document authentication and signature certification.

Specific Tasks During Real Estate Purchase

• Verification of parties’ identities and signatures
• Attestation and certification of documents (sales contracts, powers of attorney, declarations)
• Drafting certain legal documents upon request
• Verification of property titles with the Land Department
• Calculation and explanation of applicable transaction taxes (transfer tax, registration tax, stamp duties)
• Neutral consultation with parties to ensure document compliance

Notarial Service Lawyer Intervention Process

1. Verification: Analysis of property title and property history with the Land Department.
2. Drafting and Authentication: Drafting or certification of sales contracts, powers of attorney, or other necessary transaction documents.
3. Signature Certification: Verification of signatories’ identities and attestation of signature validity.
4. Legalization: If the document must be used abroad, legalization with the Ministry of Foreign Affairs or relevant embassy.
5. Tax Calculation: Calculation and explanation of fees and taxes due during property transfer.

Practical Examples

– When a foreigner purchases an apartment in Thailand, the notarial lawyer verifies title validity with the Land Department, drafts the sales contract in English and Thai, certifies the parties’ identities, then accompanies the buyer during registration at the Land Department.

– If a document must be presented in another country, the notarial lawyer authenticates the document, then proceeds with legalization through competent authorities to guarantee its international validity.

Transaction Security Role

Notarial service lawyers play a key role in securing real estate transactions in Thailand by ensuring that:

• Titles are authentic and free of encumbrances
• Parties understand contractual obligations
• Required documents are compliant and properly registered
• Applicable taxes and fees are calculated and paid

Key Takeaway:
In Thailand, notarial functions are performed by authorized lawyers, who primarily intervene for document authentication and transaction security, though they don’t possess the same authority or prerogatives as a notary in European civil law.

Notary Fees in Thailand: What You Need to Know

In Thailand, there are no notary fees in the Western sense, as the notary profession isn’t regulated as in France. Real estate transactions primarily occur through the Land Department (equivalent to the land registry), which handles registration and property transfer. The notary’s role is therefore replaced by administrative procedures and, when necessary, optional lawyer assistance.

Structure of Real Estate Purchase Fees in Thailand:

Fee Type	Applied Rate (Indicative)	Comments
Transfer Fees	2% to 7% of property value	Depending on type (Freehold/Leasehold), age and holding period
Government Transfer Tax	2% of declared value	Often shared between buyer and seller
Specific Business Tax	3.3% (if applicable)	Depending on seller’s status
Stamp Duties	0.5% (if applicable)	Depending on transaction nature
Lawyer Fees (Optional)	€2,000 to €5,000	To secure and verify the transaction
Annual Property Tax	Variable, generally low	For rental or secondary properties

Factors Influencing Fee Amounts:

• Property Type (Freehold/Leasehold, new or old)
• Declared Transaction Value
• Geographic Location (rates are national, but some local procedures or lawyer fees may vary)
• Property Holding Period
• Seller’s Status (individual, company, primary residence or investment)
• Conditions Negotiated in Sales Contract (fee distribution between buyer and seller)

Associated Administrative Procedures:

1. Document Preparation: sales contract, fund transfer proofs, passport (for foreigners).
2. Direct Fee Payment to Land Department during property transfer registration.
3. Possible Settlement of Lawyer Fees or Legal Consultation Fees, if assistance is requested.
4. Receipt of Property Title after validation and payment.

Regional and Property Type Variations:

• Registration fees and taxes are set by national law, so little variation between regions.
• Lawyer or Agency Fees may differ between cities (Bangkok, Phuket, Chiang Mai…).
• Leasehold properties benefit from reduced fees (approximately 1.1% of lease value), while Freehold involves higher transfer fees.

Relevant Local Legislation:

• Real estate transactions are governed by the Land Code Act and supervised by the Land Department.
• The law doesn’t require mandatory notary intervention; legal security relies on document accuracy submitted to the Land Department.
• Fee distribution isn’t strictly regulated by law, but generally shared equally, unless otherwise agreed in the contract.

Comparison with Other Countries:

Country	Notary Fees (%)	Other Main Fees	Observations
Thailand	None	Registration Fees, Various Taxes	Optional Lawyer
France	7 to 8%	Registration Duties, Emoluments	Mandatory Notary
Spain	1 to 2%	Registry Fees, Taxes	Mandatory Notary

Practical Tips for Potential Buyers:

• Compare Offers and negotiate fee distribution in the sales contract.
• Anticipate Hidden Costs: lawyer fees, local taxes, annual charges.
• Verify Document Legality and developer or seller reputation.
• Ensure Transaction Funds Come from Abroad (for non-residents), required condition for purchasing certain property types.
• Hire a Specialized Lawyer in Thai real estate law to avoid pitfalls and secure the operation.
• Budget for Additional Expenses for potential renovation costs, condominium fees, or annual property taxes.
• Avoid Uncertified Intermediaries to limit unnecessary costs and legal risks.

Key Takeaway:

In Thailand, there are no mandatory notary fees: main fees relate to Land Department registration and government taxes. Lawyer assistance is recommended but optional. Costs generally remain lower than those in Western Europe.

How to Anticipate Hidden Costs When Buying Real Estate in Thailand

When purchasing real estate in Thailand, it’s essential to anticipate hidden costs that add to the listed purchase price. Here are the main additional expense categories to budget for:

Cost Type	Rate or Indicative Amount	Who Pays?
Transfer Fees	2% of estimated property value	Buyer or Shared
Stamp Duty	0.5% (if not subject to business tax)	Seller
Business Tax	3.3% (if sale by company)	Seller
Agency Fees	3% to 5%	Buyer or Negotiable

1. Administrative Fees and Taxes

Administrative fees typically include:

• Land office registration fees
• Notary fees (approximately 5,000 THB)
• Translation fees if documents are in Thai

2. Post-Purchase Costs

Once you’re an owner, budget for:

• Annual property tax (varies by locality)
• Management fees if renting out
• Recommended home insurance