Property owners decide to sell for many different reasons. You may be relocating, releasing an investment, moving to another part of Thailand, changing the size of your home or simply responding to a change in your personal circumstances.
Whatever the reason, a successful sale requires realistic pricing, accurate documentation, effective presentation, professional marketing and clear coordination between the seller, buyer, real estate agents and their independent legal representatives. The questions below explain the main stages of selling a property in Pattaya.
These answers are intended as general guidance. Every property transaction is different, and sellers should obtain independent legal, financial and tax advice based on their ownership structure and personal circumstances.
When should I begin preparing my property for sale?
Preparation should ideally begin before the property is advertised. This gives you time to understand its likely market value, gather important documents, complete necessary maintenance and prepare the property for professional photography and buyer viewings.
Beginning early also allows potential legal, ownership or documentation issues to be identified before a buyer makes an offer. Resolving these matters in advance can reduce avoidable delays later in the transaction.
Do I need a real estate agent to sell my property in Pattaya?
Property owners are not necessarily required to appoint an agent, but an experienced local real estate agency can make the sale considerably easier to organise and manage.
A professional agent should help you establish a realistic asking price, prepare the property for marketing, create accurate advertising, respond to enquiries, qualify potential buyers, arrange viewings, communicate feedback, negotiate offers and coordinate the transaction through to completion.
The agent also provides an important communication link between the seller, buyer, lawyers, building management, Land Office representatives and other parties involved in the sale.
How should I choose a Pattaya real estate agent?
Choose an established agency with a visible local presence, a professional website, genuine property marketing, experienced staff and a strong reputation among previous clients.
Before appointing an agent, ask how your property will be valued and marketed, who will manage enquiries and viewings, how buyer feedback will be communicated and what assistance will be provided after an offer is accepted.
You should also confirm the agreed asking price, commission, advertising arrangements and each party’s responsibilities in writing. The lowest fee or highest suggested valuation does not necessarily represent the best service or the strongest chance of achieving a successful sale.
How much commission does a real estate agent charge?
Estate-agent commission is normally calculated as a percentage of the final agreed selling price, although the precise fee and services included should always be confirmed with the appointed agency.
The commission agreement should clearly state the percentage or fee payable, when it becomes due and whether any additional marketing or professional services are charged separately.
A professional agency invests time and resources into property preparation, photography, advertising, enquiry management, buyer qualification, viewings, negotiation and transaction coordination. Sellers should therefore compare the complete service being offered rather than considering the commission percentage in isolation.
How will Cornerstone Real Estate value my property?
A realistic valuation considers more than the price at which another property is currently advertised. Asking prices show what owners hope to achieve, while completed sales and genuine buyer activity provide a more useful indication of the current market.
Our team will consider factors including:
- The property type, location, development and surrounding area
- Recent comparable listings and known sales activity
- Ownership structure and its suitability for potential buyers
- Living area, land size, floor, views, layout and facilities
- The condition, age, furnishing and presentation of the property
- Current supply, buyer demand and competing properties
- Any maintenance, legal or documentation matters that may affect a sale
Our responsibility is to provide an honest professional opinion rather than simply suggest the highest price in order to secure the listing.
Why is setting the correct asking price so important?
A newly listed property normally attracts its greatest level of attention when it first enters the market. If the asking price is significantly above comparable alternatives, serious buyers may dismiss it before arranging a viewing.
Properties that remain unsold for extended periods can become familiar to buyers and other agents. Repeated reductions may then create the impression that the seller is under pressure or that something is wrong with the property.
A realistic asking price does not mean accepting less than the property is worth. It means positioning the property correctly against current competition so that it attracts enquiries, viewings and credible offers.
Should I list my property with more than one real estate agency?
Some Pattaya property owners choose to work with several agencies, while others prefer to appoint one principal or exclusive agent. Both arrangements can work, provided the property information is controlled carefully and every agency receives the same instructions.
If several agents advertise different prices, ownership details, property sizes or included furnishings, buyers may become confused or suspicious. Inconsistent advertising can also weaken negotiations when buyers locate a lower advertised price elsewhere.
Whenever the price, availability or terms change, every appointed agent should be informed immediately. Owners should also advise their agents when a property is reserved, sold, occupied or temporarily unavailable for viewings.
Should I give agents a net price?
We recommend agreeing one clear public asking price together with a separately documented commission arrangement.
Providing only a net amount can allow different agents to add different margins, resulting in the same property appearing online at several prices. This creates confusion, damages buyer confidence and makes it more difficult to establish the property’s genuine market position.
A transparent asking price and written commission agreement allow the seller to understand the expected proceeds while ensuring the property is marketed consistently.
How should I prepare my property before it is marketed?
You only have one opportunity to create the strongest first impression. Before photography or viewings, the property should be clean, tidy, well maintained and presented in a way that allows buyers to imagine living there themselves.
Preparation may include:
- Removing unnecessary clutter and personal belongings
- Cleaning windows, kitchens, bathrooms, balconies and outdoor areas
- Replacing failed light bulbs and attending to visible minor repairs
- Repairing obvious leaks, damaged fittings or exposed electrical work
- Trimming gardens, clearing leaves and cleaning swimming pools
- Presenting furniture and rooms so that their purpose and available space are clear
Not every property requires renovation. The aim is to remove unnecessary distractions and prevent avoidable maintenance issues from becoming negotiating points for potential buyers.
How will Cornerstone Real Estate market my property?
Effective property marketing should communicate the home’s genuine strengths, not simply publish a few photographs and a basic list of specifications.
Depending on the property and agreed marketing plan, Cornerstone may use professional photography, detailed written descriptions, website advertising, targeted property searches, direct buyer enquiries, social media promotion, agent cooperation and video or drone production where appropriate.
Our website also includes detailed search filters that help buyers identify properties matching requirements such as ownership, views, swimming pools, pet policies, nearby schools and important interior features.
Owners requiring additional visual content can also learn more about our professional property photography and videography services.
What information will Cornerstone need before listing my property?
Accurate information helps us market your property correctly and answer buyer questions without unnecessary delays.
We will normally ask for details such as:
- The ownership structure and name of the registered owner
- The title deed, condominium title or other relevant ownership document
- The property size, land size, bedrooms, bathrooms and principal features
- The asking price and agreed inclusions
- Common fees, maintenance expenses and any outstanding amounts
- Existing mortgages, leases, tenants or other obligations
- Viewing arrangements, keyholders and availability
Information supplied to us should be complete and accurate. Sellers should advise their agent immediately if any material detail changes while the property is being marketed.
How are property viewings arranged?
Cornerstone coordinates viewings with the owner, tenant, developer, building management or nominated keyholder. Wherever possible, we will provide reasonable notice and confirm the appointment before attending.
The property should be clean, accessible and comfortably presented. Curtains should be opened, rooms should be well lit and unnecessary noise or distractions should be reduced.
Many buyers feel more comfortable discussing a property openly when the owner is not present. Where practical, allowing the agent to conduct the viewing independently can produce more honest feedback and give the buyer time to inspect the property without feeling hurried.
Will I receive feedback after a viewing?
We will seek meaningful feedback wherever possible and communicate useful information to the seller. This may include comments about the price, condition, layout, location, furnishings or how the property compares with other homes viewed by the buyer.
Not every buyer provides detailed feedback, and some will simply decide that the property does not meet their personal requirements. However, repeated comments from several independent buyers can reveal an issue that deserves consideration.
Feedback does not automatically mean the seller should change the price or property. It should be considered alongside enquiry levels, competing listings and wider market activity.
What happens when a buyer makes an offer?
Cornerstone will communicate a genuine offer to you together with the principal terms proposed by the buyer. You can accept the offer, reject it or respond with a counteroffer.
An offer should not be considered only in terms of its headline price. The deposit, payment method, proposed transfer date, legal conditions, required repairs and furniture or appliances included in the sale may all affect its overall strength.
Our role is to communicate clearly between both parties, establish the points that matter to each side and work towards terms that the buyer and seller are comfortable accepting.
What happens after I accept an offer?
The agreed commercial terms will normally be recorded in a reservation agreement, offer document or Sale and Purchase Agreement, depending on the property and transaction.
The written agreement should clearly identify the parties and property and record matters such as:
- The agreed selling price and payment schedule
- The deposit and the terms applying to it
- The proposed completion or ownership-transfer date
- Responsibility for applicable taxes, duties and transfer expenses
- Furniture, appliances and other items included or excluded
- Any inspections, repairs, legal conditions or special arrangements
The buyer will commonly begin legal due diligence during this period, and the seller must make the required property and ownership documentation available for review.
Does Cornerstone Real Estate prepare legal contracts or provide legal advice?
No. Cornerstone Real Estate is a real estate agency, not a law firm, and we do not act as a lawyer or provide legal counsel.
We can record and communicate the commercial terms negotiated between the buyer and seller and coordinate with the appointed legal representatives. However, both parties should obtain independent legal advice before signing an agreement that creates legal obligations.
Cornerstone understands the documentation commonly required during Pattaya property transactions and can help organise the practical process. Your lawyer remains responsible for advising you about the legal effect of the contract, your obligations as the seller and any risks connected with the transaction.
How much deposit will the buyer normally pay?
There is no single deposit percentage that applies to every property sale. The appropriate amount depends on the purchase price, property, completion period, transaction structure and terms negotiated between the parties.
The written agreement should clearly state the deposit amount, who will hold it, when further payments are due and what happens if either party fails to complete the transaction.
Sellers should not assume that every deposit is automatically non-refundable or that the same consequences apply in every situation. The agreed terms should be reviewed by the seller’s independent lawyer before the agreement is signed.
What documents might I need to sell my property?
The required documents depend on the property, registered owner and ownership structure. Sellers should begin collecting the relevant records as early as possible.
Documents commonly requested may include:
- The original land or condominium title deed
- Identification and house-registration documents
- Marriage, divorce, name-change or spousal-consent documents where applicable
- Company registration, shareholder and accounting documents where a company is involved
- Building permits or construction documents where relevant
- Condominium juristic-person certificates and confirmation of outstanding fees
- Mortgage, lease or other registered-obligation information
- Powers of attorney when an authorised representative will act for the seller
Cornerstone can help request and coordinate the documentation normally required by the buyer’s lawyer and the relevant parties. The appointed lawyers and Land Office must ultimately confirm what is required for the individual transaction.
What happens if my property has an outstanding mortgage?
A property with an outstanding mortgage may still be sold, but the lender must normally be involved so that the debt can be settled and the registered mortgage released as part of the completion process.
The seller should contact the lender early to establish the current redemption amount, required documents and procedures. The payment arrangements and release of the mortgage should be coordinated carefully between the bank, buyer, seller and their independent legal representatives.
An outstanding mortgage should always be disclosed before an agreement is signed so that sufficient time and appropriate conditions can be included within the transaction.
What taxes and transfer expenses might I pay when selling?
A property sale may involve government charges and taxes such as the ownership-transfer registration fee, withholding tax, Specific Business Tax or stamp duty. Not every charge applies in the same way to every sale.
The amount may depend on factors including:
- Whether the registered owner is an individual or legal entity
- The official appraised value and declared selling price
- How long the property has been owned
- The seller’s registration and personal circumstances
- The allocation of expenses negotiated with the buyer
Sellers should request an estimated calculation before agreeing their minimum acceptable price. The final amount must be confirmed by the relevant Land Office and appropriately qualified legal or tax professionals.
Can I sell my Pattaya property while living overseas?
In many circumstances, an overseas owner can market and sell a Pattaya property without returning to Thailand for every stage of the transaction.
The process may require formally prepared powers of attorney, identity documents, witnessed or certified signatures and coordination with a Thai embassy, consulate, lawyer or other authorised organisation. The precise requirements depend on the property, owner and transfer arrangements.
Cornerstone can manage the property marketing, enquiries, viewings and practical communication in Pattaya while working with the seller’s appointed lawyer. Sellers should obtain legal advice before preparing or signing documents overseas.
How long does it normally take to sell a property?
There is no standard selling period. Some well-priced properties attract suitable buyers quickly, while specialist, high-value or incorrectly priced properties may remain available considerably longer.
The time required is influenced by the asking price, condition, location, ownership structure, available documentation, buyer demand, competing supply and access for viewings.
After an offer is accepted, the completion period can also be affected by due diligence, mortgage settlement, overseas documentation, buyer-fund preparation and the availability of the parties and their representatives.
What happens on the ownership-transfer date?
For a conventional property transfer, the required parties or their authorised representatives attend the appropriate Land Office with the supporting documents.
The Land Office reviews the documents, confirms the applicable government charges and registers the change of ownership when its requirements have been satisfied. Any mortgage release, final payment and delivery of the ownership documents should take place in accordance with the Sale and Purchase Agreement and the instructions agreed between the parties and their lawyers.
Before completion, the seller should confirm that all required original documents are available, any agreed outstanding expenses have been settled and the property can be handed over in the condition stated in the agreement.
What should be included in the property handover?
The handover arrangements should be agreed before completion and clearly documented where necessary.
Depending on the property, the handover may include:
- Keys, access cards, remote controls and security codes
- An agreed furniture and appliance inventory
- Utility meter readings and available account information
- Building-management, village or juristic-person information
- Equipment manuals, warranties and maintenance records
- Confirmation that the property has been vacated and left in the agreed condition
Cornerstone can assist in coordinating the practical handover arrangements between the seller and buyer.
How can I arrange a property valuation with Cornerstone Real Estate?
To begin, provide our team with the property location, property type, ownership details, approximate size, asking-price expectations and any available photographs or documents.
One of our experienced agents can then discuss the property with you and, where appropriate, arrange a visit to assess its condition, presentation, features and current market position.
To discuss selling your condo, house, villa, land or commercial property, contact Cornerstone Real Estate in Pattaya for personal assistance.
Important Information
The information provided on this page is general in nature and should not be treated as legal, financial, tax or investment advice. Property laws, government procedures, taxation requirements and individual circumstances can change or vary. Sellers should obtain advice from appropriately qualified independent professionals before signing an agreement, accepting a deposit or completing a property transfer.