SG · Dubai · China — Your Steps To Close In Bangkok
What each buyer market needs to wire, sign, and file before the title transfers. Curated and maintained by our advisory team — use it as a working checklist while we coordinate the rest.
Engage Singapore counsel for cross-border tax review
Brief Singapore counsel on the Bangkok acquisition so they can flag IRAS reporting obligations, ACRA filings, and CBDT-equivalent disclosures triggered by overseas property ownership.
Documents
Singapore NRIC/passport copy
proof of residential address
SPA draft for review
bank reference letter.
Parties involved
Singapore corporate / tax counsel
Tenara advisor (cross-border lead).
Bundles future tax structuring with the rest of the deal so advisors can coordinate timing.
02
Confirm MAS reporting posture
Decide whether the buyer will hold title under personal name, Singapore company, or family trust — and confirm MAS reporting posture for the chosen path before funds move.
Holding-structure decision is irreversible after title transfer — lock in before reservation.
03
Open a Thai-baht SGD escrow account
Open a Thai-baht escrow account at a Bangkok-based escrow agent so SGD can be wired, converted, and held in escrow pending drawdown at Land Department.
Documents
Passport
Singapore-source-of-funds declaration
escrow agent onboarding pack.
Parties involved
Escrow agent
Singapore-licensed currency exchanger.
Escrow account must be opened before reservation so the 30% deposit reference is clean.
04
Engage Thailand-licensed conveyancing lawyer
Engage a Thailand-licensed conveyancing lawyer for title due diligence, foreign-quota verification, and a joint review of the Reservation Agreement and SPA.
Documents
Title deed copy (Chanote)
land office search
developer track record brief.
Parties involved
Thai conveyancing lawyer
Tenara partner firm.
Tenara refers only to conveyancers with verified foreign-buyer track record.
05
Obtain Land Code Section 44 consent letter
Confirm eligibility and obtain the Land Code Section 44 consent letter (the FIRB equivalent) via the Thai Embassy in Singapore so foreign-quota allocation is reserved.
Documents
Passport
Singapore residency proof
Embassy application form.
Parties involved
Royal Thai Embassy Singapore
Thai conveyancing lawyer.
Lead time is typically 4–8 weeks — kick off before reservation deposit.
06
Sign Reservation Agreement + 30% deposit
Execute the Reservation Agreement and remit the 30% deposit into escrow via telegraphic transfer from Singapore. Keep the TT reference on file for the Land Department.
Documents
Reservation Agreement (signed)
TT receipt
escrow deposit confirmation.
Parties involved
Thai conveyancing lawyer
developer sales office
escrow agent.
Deposit is non-refundable once Reservation Agreement is executed.
07
Arrange SGD→THB conversion
Arrange currency conversion via a SICPA-licensed exchanger in Singapore. Documentary trail required for IRAS disclosure.
Documents
TT receipt
exchanger trade confirmation
supporting invoice (SPA draft).
Parties involved
SICPA-licensed currency exchanger
Singapore counsel.
Use a documented FX trade, not a peer-to-peer transfer — required for tax compliance.
08
Execute Sale & Purchase Agreement + Land Department transfer
Execute the Sale & Purchase Agreement at the developer's office and attend the Land Department for title transfer. Buyer should be present or represented via notarized PoA.
Documents
Signed SPA
passport
Chanote copy
balance payment receipt.
Parties involved
Thai conveyancing lawyer
Land Department officer
developer representative.
Allow half a day at the Land Department — queue times can be long.
09
Receive Chanote in foreign quota
Receive the new Chanote in the buyer's name under foreign quota, and verify the title number matches the title history from due diligence.
Documents
Chanote (original)
Land Department receipt.
Parties involved
Thai conveyancing lawyer
buyer.
Store the original Chanote in a fireproof safe or with custodian bank.
10
Register NAI Brown card
Apply at the nearest NAI office for the Brown card (yellow book) to formalize the buyer's life in Thailand and enable longer-stay privileges.
Documents
Passport
visa
lease / property ownership proof.
Parties involved
NAI office
Tenara relocation partner.
11
Appoint Thai property manager
Engage a Bangkok-based property manager for rental operations, HOA coordination, and concierge for the buyer's stays.
Documents
Title deed copy
Chanote.
Parties involved
Thai property manager
HOA.
Tenara refers only to managers with verified short-let licensing.
Engage DIFC or Dubai Mainland counsel for source-of-funds structuring and a UAE-licensed real estate escrow agent (RERA-registered) that can hold the AED deposit and release to Thailand on completion.
Documents
UAE residency visa / passport
source-of-funds letter
portfolio summary.
Parties involved
DIFC / Dubai counsel
RERA-registered escrow agent.
RERA escrow is mandatory for any AED deposit held outside the developer's own escrow.
02
Obtain UAE Central Bank source-of-funds letter
Obtain a UAE Central Bank source-of-funds letter so the AED→THB wire has a clean paper trail that Thai banks will accept.
Documents
Bank statements (12 months)
salary certificate
source declaration.
Parties involved
UAE Central Bank correspondent bank
Dubai counsel.
03
Confirm Thailand foreign-quota availability (49%)
Confirm with Tenara and the developer that the project's foreign-quota (49% of total units) still has capacity for the buyer's unit before any AED deposit is wired.
Documents
Unit details
developer allocation letter.
Parties involved
Developer sales office
Tenara advisor.
Foreign-quota in Bangkok projects fills quickly in sought-after buildings.
04
Open Thai escrow account funded in AED
Open a Thai escrow account denominated in AED (or USD) so the deposit is wired into escrow, not into the developer's operating account.
Documents
Passport
KYC pack from the escrow agent
source-of-funds letter.
Parties involved
Escrow agent
Dubai counsel.
05
Engage Thai conveyancing lawyer
Engage a Thailand-licensed conveyancing lawyer for due diligence and SPA review.
Documents
Title deed copy
land office search
developer track record brief.
Parties involved
Thai conveyancing lawyer
Tenara partner firm.
06
Sign Reservation Agreement + AED deposit
Sign the Reservation Agreement and remit the AED-denominated deposit into the RERA escrow agent's account.
Documents
TT receipt
RERA escrow deposit confirmation.
Parties involved
Thai conveyancing lawyer
RERA escrow agent
developer sales office.
07
Arrange AED→THB currency conversion
Arrange AED→THB conversion via a UAE-licensed exchanger. Keep the trade confirmation and supporting documents for Thai bank compliance.
Documents
Exchanger trade confirmation
supporting SPA draft.
Parties involved
UAE-licensed currency exchanger.
08
Execute SPA + Land Department transfer
Execute the Sale & Purchase Agreement and attend the Land Department for title transfer.
Documents
Signed SPA
passport
Chanote copy
balance payment receipt.
Parties involved
Thai conveyancing lawyer
Land Department officer.
09
Register Chanote + NAI Brown card
Receive the Chanote in foreign quota and apply for the NAI Brown card for the buyer's Thailand residence record.
Documents
Chanote (original)
passport
visa.
Parties involved
Thai conveyancing lawyer
NAI office.
10
Appoint Thai property manager
Appoint a Bangkok-based property manager (often the same firm Shanghai / Singapore buyers also use).
Documents
Title deed copy.
Parties involved
Thai property manager.
Many Bangkok property managers serve both Dubai and China clients.
china
China buyers
10 curated steps · maintained by Tenara advisory.
01
Engage PRC counsel for SAFE outbound remittance
Engage PRC counsel for SAFE outbound remittance approval and FX filing. Outbound real-estate capital is tightly regulated and must be filed before any CNY leaves the country.
Documents
PRC ID
proof of ownership abroad (post-SPA)
SAFE pre-approval application.
Parties involved
PRC counsel
SAFE-licensed bank.
02
Obtain SAFE quota certificate (USD 50k/yr per person)
Confirm SAFE quota certificate availability (USD 50k/yr per person baseline). Coordinate with family members so multiple quotas can be pooled for the deposit.
Documents
PRC ID
family-passport roster
SAFE quota balances.
Parties involved
PRC counsel
SAFE-licensed bank.
Family pooling is legal but must be pre-registered with SAFE.
Engage a Thailand-licensed conveyancing lawyer plus a Chinese-speaking liaison. Cross-border communication in Chinese reduces dispute risk on documents.
Documents
Passport
Chanote copy
developer docs.
Parties involved
Thai conveyancing lawyer
Chinese-speaking liaison
Tenara advisor.
04
Open Thai escrow account in USD (offshore)
Open a Thai escrow account denominated in USD, funded from offshore sources. This keeps the deposit leg inside the SAFE-allowable channel.
Documents
Passport
KYC from escrow agent
SAFE pre-approval.
Parties involved
Escrow agent
PRC counsel.
05
Exchange CNY→USD→THB with SAFE-licensed exchanger
Exchange CNY→USD→THB via a SAFE-licensed exchanger with a full documentary trail. Keep every order ticket and bank confirmation.
Documents
Order ticket
bank confirmation
SAFE filing receipt.
Parties involved
SAFE-licensed currency exchanger
PRC counsel.
06
Sign Reservation Agreement via PoA
Sign the Reservation Agreement via a notarized Power of Attorney (Chinese notary + legalization by MOFA or apostille, plus Thai Embassy ratification as required).
Documents
Notarized PoA
legalization cert
Reservation Agreement (signed).
Parties involved
Chinese notary
MOFA / Thai Embassy
Thai conveyancing lawyer.
POA gives flexibility if the buyer cannot travel to Bangkok for every step.
07
Wire deposit via SAFE-approved channel
Wire the deposit via the SAFE-approved channel into the Thai escrow account. TT reference must match the Reservation Agreement.
Documents
SAFE filing receipt
TT receipt
escrow deposit confirmation.
Parties involved
SAFE-licensed bank
PRC counsel.
08
Execute SPA + Land Department transfer
Execute the Sale & Purchase Agreement and attend the Land Department (via PoA if needed) for title transfer.
Documents
Signed SPA
passport
Chanote copy
balance payment receipt.
Parties involved
Thai conveyancing lawyer
Land Department officer.
09
Register Chanote + NAI Brown card + consulate acknowledgment
Receive the Chanote in foreign quota, apply for the NAI Brown card, and file a courtesy acknowledgment with the Chinese consular section in Bangkok.
Documents
Chanote (original)
passport
visa.
Parties involved
Thai conveyancing lawyer
NAI office
Chinese consular section.
10
Appoint Thai property manager
Appoint a Bangkok-based property manager familiar with Chinese-buyer expectations and rental pools.