Buying off-plan: the journey start to finish

1. Discover and shortlist — from anywhere

Most buyers start online: browse the projects, walk the villas in the 360° tours, check live plot availability on the masterplans and configure your villa with indicative pricing. When you are ready, a live video viewing on WhatsApp or Telegram — an agent walking the actual site at a time that suits your time zone — usually settles the shortlist before you ever book a flight.

2. Reservation: the unit comes off the market

A reservation agreement with a fee of THB 50,000–200,000 (or 1–2% of the price) takes the unit off the market and locks the price while contracts are prepared. Reservation fees are typically credited toward the first contract payment.

Ask for the refund terms in writing before paying: what happens if the developer's paperwork fails diligence, and what happens if you simply change your mind (commonly non-refundable). We put both in front of you before you commit.

3. Sale & purchase agreement (SPA)

The SPA usually follows within 1–2 weeks of reservation, with around 30 days to review and sign. This is the document your independent lawyer should examine line by line — lease terms and renewals, building ownership, construction specification, completion dates, penalties and the payment schedule.

Signing the SPA triggers the first major payment, typically 20–35% of the purchase price.

4. Construction milestones

The balance is paid in 4–6 installments tied to verifiable construction stages — foundation complete, structure complete, roof on, finishing. You pay as the villa physically progresses; our payment-plan calculator shows an indicative schedule for any configured villa.

• —Payments follow construction stages, not the calendar
• —Each milestone should be evidenced (photos, site reports, inspection)
• —Botanica's made-to-order builds typically run 10–12 months

5. Handover and inspection

The final payment (commonly around 25%) is due at completion. Before paying it, the villa is inspected — independently if you wish — and defects go on a snag list the developer fixes. Only then do you take the keys.

6. Registration at the Land Office

The land lease is registered on the title deed and the building is documented in your name at the Land Office. Your bank's FET forms — proof your funds arrived from overseas in foreign currency — are required at this step. After registration you hold a registered 30-year lease plus ownership of the building.

Buying fully remotely

A complete purchase without flying to Thailand is normal practice, especially for Russian-speaking buyers: video viewings, remote reservation and SPA signing, then a power of attorney that lets your Thai lawyer register the transaction at the Land Office on your behalf. Funds move by bank transfer with the same FET documentation.

After the keys: management and rental

If the villa will earn rental income while you are away, professional management typically costs 20–30% of rental revenue. Be realistic about returns: honest net yields in Phuket are 4–7% after management, maintenance and vacancy — our yield calculator uses these honest numbers, not brochure ones.