Purchasing a condominium in Foreign Name Freehold ownership is one of the most secure and straightforward ways for non-Thai nationals to legally own property in Thailand.

While the process is not complicated, the most important step is obtaining the correct banking document known as the Foreign Exchange Transaction Form, or Tor Tor 3 (TT3).

At Cornerstone Real Estate, we are asked about this process frequently, so here is a detailed guide to help you understand exactly what is required.

What Is a Foreign Exchange Document (Tor Tor 3)?

The Foreign Exchange Transaction Form (FETF) — in Thai called Tor Tor Sam (ธ.ต.3) — is a document issued by a Thai bank when they receive foreign currency transferred from overseas.

This document proves that the purchase funds came from outside Thailand and were converted into Thai Baht by a licensed Thai bank for the purpose of purchasing a condominium. Without this document, the Land Department will not allow a foreigner to register the property under their own name.

How to Transfer the Funds Correctly

To ensure the Tor Tor 3 is issued properly:

1. Funds must be transferred from abroad

   • The money must be sent in a foreign currency (e.g., USD, EUR, GBP, AUD, etc.) into a Thai bank.

   • Do not transfer Thai Baht directly from abroad, as this will not qualify for a Foreign Exchange Certificate.

2. Use Telegraphic Transfer (T.T.)

   • When making the transfer, ensure the instructions clearly state:

     • The full name of the purchaser (matching the name on the passport).

     • The purpose of the transfer: “For purchase of a condominium in Thailand”.

     • The condo project name, building address, and unit number.

3. Third-party transfers are possible

   • A family member or company can transfer funds, but the transfer instructions must still state:

     • The name of the buyer receiving the funds.

     • The purpose of the purchase.

   • The money must arrive in the buyer’s Thai bank account and nowhere else.

Information Shown on the Tor Tor 3 Document

Once the bank processes your foreign transfer, they will issue the Tor Tor 3 form containing:

• Date of the transfer

• Amount received in foreign currency

• Equivalent Thai Baht amount converted

• Exchange rate applied

• Sender’s name

• Receiver’s name

• Purpose of the transfer

This official document must be presented to the Land Office during the ownership transfer.

Special Cases: Two Buyers or Joint Ownership

If two foreigners are purchasing a condominium together, the funds should be split equally between them. Each buyer must make a separate transfer from overseas so that two Tor Tor 3 documents are issued — one for each name.

The total transferred funds must cover the purchase price declared at the Land Department. If the amount falls short, ownership transfer may be delayed or rejected.

Why Is This Step So Important?

• Mandatory for foreign ownership: Only condominiums purchased in foreign freehold name require the Tor Tor 3 document. Other forms of ownership (such as Thai Company Name or Leasehold) do not.

• Proof of compliance: It ensures your property purchase follows Thai banking and Land Department regulations.

• Resale requirement: When selling the condo in the future, you may need to show the original Tor Tor 3 as part of the repatriation process to send funds back overseas.

How Cornerstone Real Estate Can Help

With over 20 years of experience assisting clients with property transfers and Land Office procedures in Pattaya, Cornerstone Real Estate is here to guide you every step of the way.

• We provide clear instructions on how to send your funds.

• For clients without a Thai bank account, Cornerstone Real Estate has a specific client account that can receive foreign funds directly. This service saves you the hassle of opening a Thai bank account just for the transfer.

• Our multilingual team will coordinate with banks and ensure your Tor Tor 3 document is issued correctly before your ownership transfer at the Land Office.

Ready to Start?

If you’re considering buying a condominium in Pattaya under Foreign Freehold Name, explore our current Foreign Name Condo Listings to see properties that are eligible for 100% foreign ownership.

📞 Cornerstone Real Estate – Pattaya’s trusted agency for sales, rentals, and property transfers.

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