5 August 2026 · 2 min read · By Azure Estates advisory
How off-plan payment plans work in Pattaya
Reservation, contract, construction instalments and the balance on transfer: what a typical developer schedule looks like and where the risks sit.
Buying a unit that has not been built yet is normal in Thailand, and most of the sea-view supply in Jomtien arrives this way. The payment schedule follows a familiar shape. Understanding it lets you compare projects on the same terms and see where your money is exposed.
The four stages
Reservation. A fixed fee, often between 50,000 and 200,000 THB, holds the unit for a short period while the contract is prepared. It is usually deducted from the contract payment. Ask in writing whether it is refundable if the contract terms are not acceptable.
Contract. On signing the sale and purchase agreement, a first instalment of the price is paid. Anything from 10% to 30% is common. This is the moment the foreign-quota allocation for your unit should be confirmed in the agreement.
Construction instalments. The bulk of the price is paid during construction, either in equal monthly or quarterly instalments or against milestones such as foundation, structure and finishing. Milestone plans are fairer to the buyer because payments track visible progress.
Balance on transfer. The remainder, often 30% to 50%, is paid when the unit is complete and transferred at the Land Office. This is also when transfer fees and the sinking fund are due.
What to check before signing
- Does the schedule state exact dates or only milestones? Milestone plans need a definition of each milestone.
- Is there a completion date with a penalty for late delivery, and is it realistic against the current progress?
- What happens to money already paid if the project is cancelled? Escrow or a bank guarantee is rare but worth asking for.
- Is the price fixed, or are there charges for meter installation, common-area furnishing or transfer that appear later?
How we handle it
For every project we represent, the standard schedule is published on the project page and updated when the developer changes it. Construction progress is posted with dated photographs so that you can judge for yourself whether the milestones are being met.
General information, not legal advice. Every contract is reviewed by our legal team before signing.