Frequently asked questions

Blå boken är en typ av folkbokföringshandling. En thailändsk medborgare som är skriven på fastighetens adress får sitt namn inskrivet i blå boken. Som utlänning är det praktiskt att ha boken eller en kopia av första sidan om man till exempel skall boka Internetabonnemang, köpa motorcykel.

Observera att blå boken inte är en värdehandling. Den säger ingenting om ägande, arrende eller något annat viktigt. Det kostar 40-50 baht att få en ny utskriven.

At all real estate transactions in Thailand a land registration fee of 2.0%, a business tax of 3.0% and the withholding tax at maximum of 1% is charged. These fees are calculated on assessed value and selling price.

Their distribution is an agreement between seller and buyer. Most common is that the parties share such fees.

Since 2008-04-01 charges are temporarily reduced due to a funding package from the government. Average cost for the transfer of our property average 1.5 - 2.0%, calculated on the purchase price.

No you don't. All ERA listings you buy as a physical condominium with a proportional part of common facilities. Beware though, it is not unusual that people sell lease hold condominiums as free hold.

Please read more about real estate law here.

To reflect properly on what you are looking for. Should it be a year-round, seasonal or holiday accommodation? What size do your family, guests and friends need? What are the pros and cons of an condominium? What budget do you have? What do you want from the immediate surroundings? Is proximity to golf, beach or an international school important?

To avoid financial loss it is also good to check the one you intend to do business with. Use ERA checklist.

Yes. Like any registered Swedish brokers connected to the brokerage community we have a so-called liability insurance. It can be used if we as a broker would make a mistake in our professional role and that mistake affects you as a customer.

No other real estate broker in Thailand have this insurance.

Yes. The terms of ERA lease contracts allow all forms of construction as long as it do not violate any easement related to the plot. Common residential area regulations and building permit regulations also need to be considered.

Learn more about real estate law here.

Yes, all leases brokered by ERA Oakfield Thailand can be bequeath awayto, sold or given away as gifts.

Learn more about wills here

In Thailand you eat out on a much larger scale than in many western countries. It is easier to cook food here and a mobile gas cooker and a sink goes a long way.

To install a kitchen is relatively inexpensive.

Some of our documentation, sales contracts, receipts, lease contracts etc. are in English or Swedish. For documents such as tenancy registrations, powers of attorney, title deeds you will get English or Swedish translations of the general content.

Naturally we can provide certified and individual translations of these dokumant also.

Yes of course you can do that. Actually, the terms in ERA lease contracts stipulate that you have to have a valid insurance.

For some strange reason, rumors flourish that it would be impossible to take out an insurance on houses in Thailand. That is something we hereby can deny.

Insurance premiums are slightly more expensive than in Europe.

Of course, we can not give you answer to that question. Everything depends on the materials, scale and standard of the renovation.

As a very rough estimate, you can expect 1 / 2 to 1 / 4 of the cost of a similar renovation in Europe.

It is impossible for the landowner to sell his land since ERA Oakfield have made a tenancy registration in your name. We also draw up a civil contract that regulate the landowners obligations.

The lease fee is used only to pay the taxes arising from the property. These consist mainly of:

• Accrual income tax on the lease sale
• Income tax on rent

Some players are not paying tax and can therefore present low lease fees. They can also be hidden in the agreement text so you as the buyer are responsible for the payment.

Always ask how the tax is paid, what it consists of and how much it is totally.

First you receive a receipt from us when the amount reach us. Your down payment as well as the remaining purchase price, is deposited and safeguarded in our ERA client account until the date of transfer of ownership. This protects your money in the same way as a trust account in Sweden.

At all real estate transactions in Thailand a land registration fee of 2.0%, a business tax of 3.0% and the withholding tax at maximum of 1% is charged. These fees are calculated on assessed value and selling price.

Their distribution is an agreement between seller and buyer. Most common is that the parties share transfer of ownership fees.

For the official registration of the lease you will also be charged a small gouvernment fee..

Since 2008-04-01 charges are temporarily reduced due to a funding package from the government. Average cost for the transfer of our property average 1.5 - 2.0%, calculated on the purchase price.

Yes, it is safe. Lease is registered with Thai authorities for periods of up to 30 years at a time and the legal protection of tenantis is just as strong as in Sweden.

The above presupposes that the registration has been made correctly. A lease registration in itself is also no guarantee of title deed status or housing status.

ERA always complements lease registrations with a land owner contract that further strengthens and clarifies your rights as a tenant.

Please read more about real estate law here.

You can do that but you have to be aware of that the procedure is illegal if the company does not operate in Thailand.

Regadless of this some players will recommend you this solution. Do not commit a crime in Thailand by doing business with parties like these.

Please read more about real estate law here.

The main benefits are the safety and security. This depends on below factors that interact:

• The property is controlled and approved.
• The lease is correct and legally registered.
• Registration is supplemented by a land owner contract.

Please read more about real estate law here.

What you buy is a lease contract that gives you full access rights to the property. You can build on, sell, lease, establishment of plantations, etc.. In practice, it works exactly as if the house and the land would be immovable.

Please read more about real estate law here.

Simply put, they represent current market prices. Our prices represent an average of Thailand for their respective sizes, standard and area. Our Thai customers pay the same prices as foreign buyers.

This also ensures that you can expect a fair purchase price on the day you will sell.

When you compare house prices do not forget the size of the plot as it often represent as much as half of the price.

To reflect properly on what you are looking for. Should it be a year-round, seasonal or holiday accommodation? What size do your family, guests and friends need? What are the pros and cons of a house? What budget do you have? What do you want from the immediate surroundings? Is proximity to golf, beach or an international school important?

To avoid financial loss it is also good to check the one you intend to do business with. Use ERA checklist.

Yes, it is allowed to foreigners to own houses and lease the land the house stands on. This is a procedure that may be especially suitable for new construction.

A Swedish citizen automatically qualify for a 30 day tourist visa. You can also apply for a tourist visa valid for 60 days with the possibility to extension.

For more information about what is applied for your country, please visit your local Thai Embassy's website.

Warm all the year round with a distinction in three seasons. Summer from March to June, rainy season from July to October and the cold season from November to February.

The precipitation in Thailand usually comes in short, sharp bursts with the sun shining again an hour later. Average annual temperature is around 28 C °.

No. Get an international driving license back home before you leave and bring it together with your original one.

New cars cost about as in Sweden and up, while pick-ups is slightly cheaper. Price Example: Honda Jazz - 12,000 EUR, Toyota Camry - 24,000 EUR, Volvo XC60 - 80,000 EUR, BMW 318 46,000 USD. European cars often come fully equipped.

You should be able to find a "good" used car for around 8-10,000 EUR. The most common standard motorcycles cost from 800 - 1,200 EUR.

Look at the used car website, www.one2car.com to get an idea of price levels for different mobels. The site is in Thai but logically structured so you can try your way around. Use the search feature in the upper right section.

Three Thai channels are avaiable in the terrestrial television. With satellite or cable TV you will also receive a variety of English-language movies, news and sports channels such as Discovery, CNN, ESPN Sports, Star Movies.

You will find Western food throughout Rayong province except in smaller villages. The same goes for Chonburi province with Pattaya as a culinary capital.

Check with your insurance company how much they cover and for how long.

For longer stays we recommend specific accident and health insurance purchased either in your home country or from an International Insurance company. We do not recommend Thai accident, health and life insurances since they in most cases at a lot more expensive.

Property insuances should alway be taken out in Thailand.

The general standard is worse than in western countries. However, there are private hospitals throughout Thailand offering first class service. These are available for anyone who pays or has a valid insurance.

The Bangkok Hospital Rayong is the largest private hospital in Rayong province.

Private dentists are also avaiable at high standards that offer prices significantly lower than in a majority of western countries.

Yes it is safe. Of course there is crime in all countries but official statistics show less crime than in European countries. Allthough you should always observe the normal precautions concerning valuables, credit cards, passports, etc.

Our normal lead time is two weeks from the time we recive your deposit. Virtually all of our foreign customers choose to stay at home, on the beach or in their home countries and let us do all the practical work.

All documents are sent to you after the transfer of ownership.

In Thailand you eat out on a much larger scale than in many western countries. It is easier to cook food here and a mobile gas cooker and a sink goes a long way.

To install a kitchen is relatively inexpensive.

Condominium owners need to review the causes of the situation and decide on actions. This can include appointing new directors, renegotiating contracts with service providers etc.

You can never lose your condominiu or end up in debt to anyone.

Learn more about real estate law.

First you receive a receipt from us when the amount reach us. Your down payment as well as the remaining purchase price is deposited and safeguarded in our ERA client account until the date of transfer of ownership. This protects your money in the same way as a trust account in Sweden.

Of course we can not give you an answer to that question. Everything depends on the materials, scale and standard of the renovation.

As a very rough estimate, you can expect 1 / 2 to 1 / 4 of the cost of a similar renovation in Europe.

You pay a fixed monthly fee based on condominium size. The sum is used to cover common expenses such as building maintenance, salaries of service personnel and so on.

Even if you do not consume any electricity or water you pay a flat fee of a few Euro per month.

Insurance premium will be added if you have a home insurance.