{"id":58005,"date":"2026-09-28T05:23:55","date_gmt":"2026-09-28T05:23:55","guid":{"rendered":"https:\/\/huahinjapan.com\/?p=58005"},"modified":"2026-09-28T12:23:09","modified_gmt":"2026-09-28T12:23:09","slug":"transfer-money-to-thailand-for-property-purchase","status":"publish","type":"post","link":"https:\/\/huahinjapan.com\/ja\/transfer-money-to-thailand-for-property-purchase\/","title":{"rendered":"\u30db\u30a2\u30d2\u30f3\u3067\u306e\u4e0d\u52d5\u7523\u8cfc\u5165\u306e\u305f\u3081\u306b\u30bf\u30a4\u3078\u9001\u91d1\u3059\u308b\u65b9\u6cd5"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">To transfer money to Thailand for a property purchase, send the funds by bank transfer from an overseas account in your own name, in a foreign currency such as yen, euro or US dollars, and let the receiving Thai bank convert them to baht. Then ask that bank for written proof of the conversion, because the Land Office checks it before registering a foreign buyer.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Most mistakes happen before the money leaves home: the wrong sender name, baht converted abroad, or a vague payment reference. The steps below show the order that keeps a Hua Hin purchase clean, followed by the rules behind each step.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>The money path in five steps<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table aligncenter\"><table class=\"has-fixed-layout\"><tbody><tr><td>1<\/td><td>Confirm the receiving account in the sale agreement: your own Thai account, the developer, or a lawyer&#8217;s escrow account.<\/td><\/tr><tr><td>2<\/td><td>Send a SWIFT transfer in foreign currency from an account in the buyer&#8217;s name, with the property named in the payment reference.<\/td><\/tr><tr><td>3<\/td><td>Let the Thai bank convert the funds to baht inside Thailand.<\/td><\/tr><tr><td>4<\/td><td>Request the proof document (FET certificate, credit advice or confirmation letter) for every transfer.<\/td><\/tr><tr><td>5<\/td><td>Present the proof at the Land Office on transfer day and keep the originals for as long as you own the property.<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<div class=\"wp-block-rank-math-toc-block\" id=\"rank-math-toc\"><h2>Table of Contents<\/h2><nav><ul><li><a href=\"#how-do-you-transfer-money-to-thailand-to-buy-property\">How do you transfer money to Thailand to buy property?<\/a><\/li><li><a href=\"#is-the-fet-form-still-only-issued-for-transfers-over-usd-50-000\">Is the FET form still only issued for transfers over USD 50,000?<\/a><\/li><li><a href=\"#should-you-send-foreign-currency-or-thai-baht\">Should you send foreign currency or Thai baht?<\/a><\/li><li><a href=\"#should-the-money-go-to-your-own-thai-account-or-the-developers\">Should the money go to your own Thai account or the developer&#8217;s?<\/a><\/li><li><a href=\"#can-you-use-wise-or-other-money-apps-for-a-property-purchase\">Can you use Wise or other money apps for a property purchase?<\/a><\/li><li><a href=\"#does-the-process-differ-for-a-pool-villa-or-house-in-hua-hin\">Does the process differ for a pool villa or house in Hua Hin?<\/a><\/li><li><a href=\"#do-japanese-residents-have-to-report-the-transfer-in-japan\">Do Japanese residents have to report the transfer in Japan?<\/a><\/li><li><a href=\"#what-paperwork-should-you-keep-for-when-you-sell\">What paperwork should you keep for when you sell?<\/a><\/li><li><a href=\"#frequently-asked-questions\">Frequently asked questions<\/a><\/li><li><a href=\"#conclusion-get-the-paperwork-right-before-the-money-moves\">Conclusion: get the paperwork right before the money moves<\/a><\/li><\/ul><\/nav><\/div>\n\n\n\n<h2 id=\"how-do-you-transfer-money-to-thailand-to-buy-property\" class=\"wp-block-heading\">How do you transfer money to Thailand to buy property?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Send a SWIFT bank transfer in foreign currency from an account in your own name to a Thai bank account, and state the purchase in the payment details. The Thai bank converts the money to baht and issues proof that it arrived from abroad.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The sender name should match the passport of the person who will appear on the title. A transfer from a relative&#8217;s or a company&#8217;s account breaks the link between you and the money, even when the funds are yours.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Write a specific payment reference rather than &#8220;investment&#8221; or &#8220;personal use&#8221;. A reference such as &#8220;Purchase of condominium unit 12\/345, [project name], Hua Hin, by [full name as in passport]&#8221; gives the Thai bank everything it needs to describe the purpose on the proof document. For a villa, use the plot or house number from the sale agreement.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Every payment creates its own paper trail. A reservation deposit, each installment and the final balance should each have a matching bank record, and together the records should cover the full contract price.<\/p>\n\n\n\n<h2 id=\"is-the-fet-form-still-only-issued-for-transfers-over-usd-50-000\" class=\"wp-block-heading\">Is the FET form still only issued for transfers over USD 50,000?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">No. The old standard Thor Tor 3 form tied to USD 50,000 is outdated, and Thai banks now issue proof of a foreign exchange transaction, as a certificate, credit advice or confirmation letter, whatever the amount.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">According to the <a href=\"https:\/\/www.bot.or.th\/en\/our-roles\/financial-markets\/foreign-exchange-regulations\/exchange-control-regulation.html\" target=\"_blank\" rel=\"noopener\">Bank of Thailand&#8217;s exchange control summary<\/a>, foreign currency or baht can be brought into Thailand without limit, and banks issue evidence of the transaction to the customer once it is complete. Supporting documents are requested only for transactions of USD 200,000 or more, unless the bank has already verified the customer&#8217;s business.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Many guides still tell buyers that no document exists below USD 50,000. That advice reflects the old reporting format, not what the Land Office needs today. What matters is simple: your combined proof documents must show foreign funds of not less than the purchase price.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Request the document as soon as the funds land, at the branch that holds the receiving account. Banks can issue it later, but a recent transaction is quicker to trace than one from last year.<\/p>\n\n\n\n<h2 id=\"should-you-send-foreign-currency-or-thai-baht\" class=\"wp-block-heading\">Should you send foreign currency or Thai baht?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Send foreign currency. Under Section 19(5) of the Condominium Act, a foreign buyer qualifies by bringing foreign currency into Thailand, and baht converted abroad arrives looking like a domestic payment.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Sending baht may look cheaper on your home bank&#8217;s screen, but the Thai bank then has no foreign exchange transaction to certify. Keep the currency as yen, euro, pounds or dollars until it reaches Thailand.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Section 19(5) also accepts money withdrawn from a foreign currency deposit account or a non-resident baht account in Thailand. Buyers who move funds in stages can therefore hold foreign currency in a Thai account and convert it close to the transfer date, as long as the bank records show the foreign origin.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The currency rule sits alongside the building&#8217;s <a href=\"https:\/\/huahinjapan.com\/foreign-freehold-condo-quota-in-thailand\/\">49% foreign freehold quota<\/a>. Both must be satisfied before a condo can be registered in a foreign name, so check the quota before paying a deposit.<\/p>\n\n\n\n<h2 id=\"should-the-money-go-to-your-own-thai-account-or-the-developers\" class=\"wp-block-heading\">Should the money go to your own Thai account or the developer&#8217;s?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Either route works if the paperwork follows the money. The bank that first receives and converts the funds issues the proof, so agree in advance who requests it: you, the developer or a lawyer holding escrow.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Route<\/th><th>Who requests the proof<\/th><th>Best suited to<\/th><th>Watch out for<\/th><\/tr><\/thead><tbody><tr><td>Your own Thai bank account<\/td><td>You, at your branch<\/td><td>Resale purchases and buyers who already bank in Thailand<\/td><td>Opening an account usually needs you in Thailand in person<\/td><\/tr><tr><td>Developer&#8217;s Thai account<\/td><td>The developer<\/td><td>New projects and off-plan installments<\/td><td>Account name must match the company on your contract; get a copy of each proof<\/td><\/tr><tr><td>Lawyer&#8217;s escrow account<\/td><td>The lawyer<\/td><td>Buyers without a Thai account, and first-time resale deals<\/td><td>Escrow fees; release conditions should be in writing<\/td><\/tr><tr><td>Money app (Wise and similar)<\/td><td>You, via the Thai bank that paid out<\/td><td>Reservation deposits and small top-ups<\/td><td>Arrives as domestic baht, so an extra letter from the Thai bank is needed<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">Paying the developer directly is common for new builds, because the developer handles the bank proof for each installment. If you are<a href=\"https:\/\/huahinjapan.com\/buying-an-off-plan-condo-in-hua-hin\/\"> buying an off-plan condo in Hua Hin<\/a>, ask for a copy of every proof document as the payments are made rather than at handover.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Sending to your own account gives you control over timing and the exchange rate, but the job of requesting the proof becomes yours. Do it at the branch the same week the money arrives.<\/p>\n\n\n\n<h2 id=\"can-you-use-wise-or-other-money-apps-for-a-property-purchase\" class=\"wp-block-heading\">Can you use Wise or other money apps for a property purchase?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Yes, with one extra step. Money apps usually pay out in baht through a local Thai bank, so the transfer looks domestic, and you must ask that bank for a confirmation letter showing the funds originated abroad.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The paying bank is the one named on the app&#8217;s transfer receipt, which is not always your own bank. Expect to show your passport, the app&#8217;s receipt, your passbook or statement and the sale agreement, and some banks charge an administration fee for the letter.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A practical split works for many buyers: a money app for the reservation deposit, and a SWIFT transfer in foreign currency for the main balance. The bank transfer produces the cleanest record for the largest amount, which is the payment the Land Office cares about most.<\/p>\n\n\n\n<h2 id=\"does-the-process-differ-for-a-pool-villa-or-house-in-hua-hin\" class=\"wp-block-heading\">Does the process differ for a pool villa or house in Hua Hin?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The transfer itself is the same, but the reason for keeping proof changes. Foreigners cannot own land in Thailand, so villa purchases use a lease or another legal structure, and your foreign-funds records mainly protect you when you sell and send the money home.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The Condominium Act evidence rule applies to condo units. A villa buyer registers a different right at the Land Office, so read our guide on<a href=\"https:\/\/huahinjapan.com\/can-i-even-own-a-house-in-thailand\/\"> whether a foreigner can own a house in Thailand<\/a> before choosing how to hold the property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The structure also decides who the payee is. A lease is paid to the landowner, while a building purchase may be paid to the developer, and the payment reference should name the correct party. Our comparison of<a href=\"https:\/\/huahinjapan.com\/buy-or-lease-a-house-in-thailand\/\"> buying versus leasing a house in Thailand<\/a> explains how each option is registered.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Whatever the structure,<a href=\"https:\/\/huahinjapan.com\/how-to-check-a-chanote-title-deed-in-thailand\/\"> check the Chanote title deed<\/a> before the first transfer, not after. Money is easy to send and slow to recover.<\/p>\n\n\n\n<div class=\"wp-block-cover is-light\" style=\"min-height:200px;aspect-ratio:unset;\"><span aria-hidden=\"true\" class=\"wp-block-cover__background has-background-dim\" style=\"background-color:#dcf3f2\"><\/span><div class=\"wp-block-cover__inner-container is-layout-flow wp-block-cover-is-layout-flow\">\n<div class=\"wp-block-group\"><div class=\"wp-block-group__inner-container is-layout-constrained wp-block-group-is-layout-constrained\">\n<p class=\"wp-block-paragraph\"><strong>From Akemi&#8217;s desk<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">When a villa buyer contacts me from overseas, my first question is not the price. I ask whose name will be on the contract, which account the money will leave from, and who receives it in Thailand. Before a single transfer is made, I check the payment reference and the receiving account against the sale agreement. Correcting a wrong name after the money has landed takes far longer than getting it right on the first transfer.<\/p>\n<\/div><\/div>\n<\/div><\/div>\n\n\n\n<h2 id=\"do-japanese-residents-have-to-report-the-transfer-in-japan\" class=\"wp-block-heading\">Do Japanese residents have to report the transfer in Japan?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Yes, when a single payment exceeds \u00a530 million. A Japanese resident sending money abroad to buy foreign property files a payment report through the Japanese bank at the time of sending, under balance-of-payments item 874 for foreign real estate.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The<a href=\"https:\/\/www.boj.or.jp\/about\/services\/tame\/faq\/data\/t_faqetc1.pdf\" target=\"_blank\" rel=\"noopener\"> Bank of Japan&#8217;s FAQ on payment reports (Japanese)<\/a> confirms that a payment of exactly \u00a530 million needs no report. The threshold is judged per payment, not per purchase, so a price paid in several transfers of \u00a530 million or less each does not trigger the report.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Some buyers first send the money to a local lawyer or to their own overseas account, then pay the seller. According to the same FAQ, if the seller is paid within 10 days, only the original transfer from the Japanese bank is reported. For foreign-currency payments, the \u00a530 million line is measured at the actual exchange rate used when the yen was converted.<\/p>\n\n\n\n<div class=\"wp-block-cover is-light\" style=\"min-height:219px;aspect-ratio:unset;\"><span aria-hidden=\"true\" class=\"wp-block-cover__background has-background-dim\" style=\"background-color:#dcf3f2\"><\/span><div class=\"wp-block-cover__inner-container is-layout-flow wp-block-cover-is-layout-flow\">\n<div class=\"wp-block-group\"><div class=\"wp-block-group__inner-container is-layout-constrained wp-block-group-is-layout-constrained\">\n<p class=\"wp-block-paragraph\"><strong>From Akemi&#8217;s desk<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Many of my Japanese clients are buying outside Japan for the first time, and the Thai paperwork is usually what worries them. I suggest a visit to their bank&#8217;s overseas remittance counter in Japan before the contract date, with the sale agreement in hand. The purpose wording, the amount of each transfer and any report can then be settled in one appointment instead of on the payment deadline. Buyers joining the<a href=\"https:\/\/huahinjapan.com\/japanese-community-in-hua-hin\/\"> Japanese community in Hua Hin<\/a> often tell me that preparation made the Land Office day feel routine.<\/p>\n<\/div><\/div>\n<\/div><\/div>\n\n\n\n<h2 id=\"what-paperwork-should-you-keep-for-when-you-sell\" class=\"wp-block-heading\">What paperwork should you keep for when you sell?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Keep every bank proof document, SWIFT confirmation, passbook page and receipt for as long as you own the property. Thai banks use these records to confirm the purchase money came from abroad when you send sale proceeds out of Thailand.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Store the originals together with scanned copies:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>The FET certificate, credit advice or confirmation letter for each transfer<\/li>\n\n\n\n<li>SWIFT confirmations from your home bank showing the sender name and currency<\/li>\n\n\n\n<li>Thai passbook pages or statements showing the inward transfers<\/li>\n\n\n\n<li>The sale agreement, receipts from the seller or developer, and the Land Office documents<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">If a spouse or children may inherit the property, ask the bank to show every buyer&#8217;s name on the transfer and the proof document. Heirs find it far easier to deal with records that already name them.<\/p>\n\n\n\n<h2 id=\"frequently-asked-questions\" class=\"wp-block-heading\">Frequently asked questions<\/h2>\n\n\n\n<h3 id=\"can-two-buyers-purchase-together-with-one-transfer\" class=\"wp-block-heading\">Can two buyers purchase together with one transfer?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Yes. One buyer can send the full amount, provided both names are declared to the receiving bank and written in the payment reference as joint purchasers.<\/p>\n\n\n\n<h3 id=\"does-each-off-plan-installment-need-its-own-proof-document\" class=\"wp-block-heading\">Does each off-plan installment need its own proof document?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Yes, request a proof document for every installment, because the Land Office adds them up against the full price at transfer. Our guide to<a href=\"https:\/\/huahinjapan.com\/off-plan-vs-completed-property-in-hua-hin-which-is-safer\/\"> off-plan versus completed property in Hua Hin<\/a> covers the other risks of staged payments.<\/p>\n\n\n\n<h3 id=\"is-there-a-limit-on-how-much-money-i-can-transfer-into-thailand\" class=\"wp-block-heading\">Is there a limit on how much money I can transfer into Thailand?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">No, inward transfers of foreign currency are not capped. Banks do ask for supporting documents on transactions of USD 200,000 or more, so have the sale agreement ready.<\/p>\n\n\n\n<h3 id=\"can-i-bring-cash-to-thailand-to-pay-for-property\" class=\"wp-block-heading\">Can I bring cash to Thailand to pay for property?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">It is possible, but foreign banknotes above USD 15,000 must be declared to Customs on arrival under Bank of Thailand rules. A bank transfer leaves a far cleaner record and avoids carrying large sums.<\/p>\n\n\n\n<h3 id=\"i-already-have-baht-in-a-thai-savings-account-can-i-use-it\" class=\"wp-block-heading\">I already have baht in a Thai savings account. Can I use it?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Only if the bank can show the money originally arrived from abroad and was converted in Thailand. Baht earned or deposited locally usually cannot be counted, so you may need to send fresh funds from overseas.<\/p>\n\n\n\n<h3 id=\"will-the-land-office-accept-a-transfer-from-my-company-or-my-spouses-account\" class=\"wp-block-heading\">Will the Land Office accept a transfer from my company or my spouse&#8217;s account?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Often not, because the proof document must show the foreign buyer&#8217;s name as the sender or the receiver. Send from an account in the buyer&#8217;s own name to avoid a delay on transfer day.<\/p>\n\n\n\n<h3 id=\"how-early-should-i-send-the-money-before-the-transfer-date\" class=\"wp-block-heading\">How early should I send the money before the transfer date?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Allow at least a week, since timing depends on your home bank and any intermediary banks. The extra days also give you time to collect the proof document before the Land Office appointment.<\/p>\n\n\n\n<h2 id=\"conclusion-get-the-paperwork-right-before-the-money-moves\" class=\"wp-block-heading\">Conclusion: get the paperwork right before the money moves<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A safe transfer comes down to four habits: send foreign currency, send it from the buyer&#8217;s own account, name the property in the reference, and collect a proof document for every payment. Buyers in Japan should add one more step and settle any report with their bank before a payment over \u00a530 million.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Get these right and the Land Office day is a formality, and selling years later is just as straightforward. If you are still deciding on a budget, see<a href=\"https:\/\/huahinjapan.com\/what-does-5m-10m-20m-get-you-in-hua-hin\/\"> what 5M, 10M or 20M baht buys in Hua Hin<\/a> before planning the transfers.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For help planning the payments for a specific villa or condo, contact<a href=\"https:\/\/huahinjapan.com\/agent\/akemi-morihiro\/\"> Akemi Morihiro at Hua Hin Japan<\/a> in English or Japanese on 083 313 2788.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>To transfer money to Thailand for a property purchase, send the funds by bank transfer from an overseas account in your own name, in a foreign currency such as yen, euro or US dollars, and let the receiving Thai bank convert them to baht. Then ask that bank for written proof of the conversion, because the Land Office checks it before registering a foreign buyer. Most mistakes happen before the money leaves home: the wrong sender name, baht converted abroad, or a vague payment reference. The steps below show the order that keeps a Hua Hin purchase clean, followed by the rules behind each step. The money path in five [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":58007,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_monsterinsights_skip_tracking":false,"footnotes":""},"categories":[133,136],"tags":[],"class_list":["post-58005","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-expat-guide","category-investor-guides"],"_links":{"self":[{"href":"https:\/\/huahinjapan.com\/ja\/wp-json\/wp\/v2\/posts\/58005","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/huahinjapan.com\/ja\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/huahinjapan.com\/ja\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/huahinjapan.com\/ja\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/huahinjapan.com\/ja\/wp-json\/wp\/v2\/comments?post=58005"}],"version-history":[{"count":3,"href":"https:\/\/huahinjapan.com\/ja\/wp-json\/wp\/v2\/posts\/58005\/revisions"}],"predecessor-version":[{"id":58277,"href":"https:\/\/huahinjapan.com\/ja\/wp-json\/wp\/v2\/posts\/58005\/revisions\/58277"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/huahinjapan.com\/ja\/wp-json\/wp\/v2\/media\/58007"}],"wp:attachment":[{"href":"https:\/\/huahinjapan.com\/ja\/wp-json\/wp\/v2\/media?parent=58005"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/huahinjapan.com\/ja\/wp-json\/wp\/v2\/categories?post=58005"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/huahinjapan.com\/ja\/wp-json\/wp\/v2\/tags?post=58005"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}