You can buy an apartment in Phuket without flying to Thailand — it’s established practice in 2026. Reservation, contract, payment and registration all run remotely through a power of attorney granted to a lawyer. Below is the full process step by step: from the POA and developer due diligence to remitting funds with an FET and paying safely by stages.
Contents
1. Can you buy remotely
Yes. Thai law allows a purchase through a representative under power of attorney. With a developer on the primary market it’s especially simple and predictable: online reservation, contract by email or courier, bank-transfer payment, registration via a lawyer under POA.
The remote format suits an investor entering at the construction stage: time passes between reservation and handover, and the unit is still being built — there’s nothing to “view,” so verifying documents and the developer matters more.
2. Power of attorney (POA): how to set it up
A Power of Attorney (POA) lets your lawyer sign contracts and register title at the Land Department on your behalf. The process:
- The lawyer drafts the POA for the specific deal (with a list of powers).
- You sign it before a notary in your country.
- The document is apostilled (or consular-legalised).
- A certified Thai translation is made.
The POA is limited to specific actions (this deal, this unit) — normal security practice. There’s no need to grant a universal “power over everything.”
3. Transaction steps
| Step | What happens | Timing |
|---|---|---|
| 1. Selection & reservation | Pick the unit, pay the reservation (e.g. 200,000 THB) | 1–3 days |
| 2. Due diligence | Lawyer verifies developer, title, quota | 3–7 days |
| 3. Contract (SPA) | Sale agreement signed under POA | 1–2 weeks |
| 4. Payment | Transfer on schedule (100% or 35%/50% instalments) | Per schedule |
| 5. Registration | Title registered at the Land Department | At handover / by stage |
4. Developer and unit due diligence
Your main protection in a remote deal isn’t a personal viewing — it’s due diligence. Checklist:
- Land title — the developer holds clean title; the plot isn’t disputed.
- Foreign quota — remaining freehold quota in the building (if buying freehold).
- Permits — EIA/construction documentation, especially beachfront.
- Developer track record — completed projects. VillaCarte Group has a Phuket portfolio: Layan Green Park (phase 1 of 248 units completed 2024, phase 2 in 2026) and Layan Verde (handover 2028).
- Contract — payment schedule, late-handover penalties, leasehold/conversion terms.
5. Payment: FET, leasehold and safety
For freehold, funds are remitted to Thailand in foreign currency with an FET (Foreign Exchange Transaction) — without it a foreigner’s title cannot be registered. For leasehold no FET is required, so payment is more flexible with fewer formalities (on the Thai side; reporting in your own country remains the buyer’s responsibility).
Payment safety:
- Pay by construction milestones, not the whole sum upfront.
- Check the payee details against the contract, not a messenger chat.
- Use “property purchase” as the payment reference, with a buffer for the FET.
🔗 More: Foreigner ownership → · Costs & fees →
6. Remote-purchase pitfalls
- Paying without an FET (for freehold). A baht transfer or one from a local account puts freehold registration at risk.
- A universal POA. Overly broad powers add risk; limit it to the deal.
- Details from a chat. Transferring to bank details sent in a messenger without checking the contract.
- No quota/title check. Booking on impulse without vetting the developer.
- 100% upfront. Paying in full before milestones instead of on schedule.
7. Case: a turnkey deal from abroad
Consider a typical 2026 scenario. A CIS investor chose a studio in Layan Verde at the construction stage and ran everything remotely. The lawyer prepared the POA; the investor notarised it, apostilled it and sent the translation. In parallel the lawyer checked the title, the remaining freehold quota and the contract.
The reservation went in on booking day; payment used the 35% instalment plan (start ~$86,000, the rest by milestones every six months). Funds came in by foreign-currency transfer from abroad and the bank issued the FET. The investor never flew over — the lawyer handled registration under the POA.
Takeaway: a remote purchase is reliable when the sequence “due diligence → contract → currency/FET → milestone payments → registration” is followed and covered by support.
8. On your own or with a partner
| Aspect | On your own | With an authorized partner |
|---|---|---|
| Developer/title check | At your own risk | Legal due diligence |
| POA and registration | Find a lawyer yourself | Trusted lawyer on the ground |
| FET and payment | Risk of a wrong sequence | Transfer support |
| Budget protection | By correspondence | Terms and schedule in the contract |
I handle remote deals as an authorized VillaCarte Group partner — from selection and due diligence to payment and registration.
[ Enquiry form: arrange a remote purchase ]
Send your budget and project — I’ll send a unit selection and a preliminary plan for a remote deal.
Informational only, not legal advice; confirm the transaction structure and current requirements with a lawyer.