The FET form: proving you brought the money in
A document with an opaque name that people remember on transfer day. Get it wrong and foreign freehold simply will not be registered — while your money is already in Thailand. Calmly, then: what it is, from what amount, how the wording must read, and what to do if your transfer was smaller.
What the document is
FET stands for Foreign Exchange Transaction form. It used to be called Tor Tor 3, and that name still turns up in contracts. It is issued by the Thai bank that receives the money, under Bank of Thailand rules, and it evidences that foreign currency entered the country and was converted into baht.
The rules have the bank issue one for each inward remittance of USD 50,000 or the equivalent. Sources differ between “from” and “above” that figure, so confirm the exact threshold with your own bank before the transfer rather than after.
Why freehold cannot be registered without it
The Condominium Act lists the grounds on which a foreigner may own a unit, and one of them is bringing foreign currency into the Kingdom. The evidence is the bank's confirmation, for an amount not less than the price of the unit. No evidence, no ground — and the Land Office will not register the transfer.
What the transfer must say
- Purpose of payment. It names the purchase explicitly: unit number, floor, the full name of the condominium, and the buyer's name exactly as it appears in the passport.
- The name. The future owner's name must appear on the remittance and match the passport letter for letter. Name mismatches are the most common reason a form is rejected.
- The amount. Not less than the price of the unit. If you pay in stages, the purpose is stated on every transfer.
- The sender. A third-party sender is workable, but the purpose must state that the payment is made on the buyer's behalf and the buyer must be named. It complicates matters, so transferring from your own account is cleaner.
A word on routing. You may be offered the option of paying through a lawyer's or a developer's account. It happens, but you lose control of the wording and of the document itself. I would avoid it and agree the route in advance.
I will agree the payment wording with the bank and the developer so the FET is issued without questions.
Message me on WhatsApp →If the amount is below the threshold
Then no FET is issued, and the bank instead provides a credit advice or confirmation letter covering the same particulars: who sent it, how much, in which currency and for what. That is accepted for registration. One detail matters: nobody issues it automatically — you have to ask, ideally while the transaction is fresh.
Keep it after the purchase
The FET is not only for the way in. It is what proves the money entered the country lawfully when you later take sale proceeds back out. I suggest keeping it with the title deed and the contract: three documents you should be able to find in five minutes.
What I check before the transfer
- That the name of the future owner matches what will appear on the remittance
- That the payment wording is agreed with the developer and the bank
- Which currency leaves, and where the conversion happens
- Who the sender is, and what extra documents are needed if it is not the buyer
- That the FET or the bank letter is requested as soon as the money lands
In short
The FET is not a piece of bureaucracy, it is the basis of your ownership. It takes a minute when the wording is agreed in advance and becomes a problem when it is remembered on transfer day. This is precisely the part I take off your hands.
- Investment property selection — net yield calculated on specific units
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Legal, visa and tax work is not mine — it belongs to partners I use constantly
I am an investment strategist: I select the property, calculate the net return, check the developer and run the transaction. Anything that needs a legal, immigration or tax qualification goes to specialists I have worked with for years.
- Thai lawyers — document and contract review, land title, registration at the Land Office, wills, powers of attorney, corporate questions
- Visa partners — choosing and filing the right route for your situation: investment-based, LTR, Thailand Privilege, retirement, DTV
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I introduce partners personally, matched to your actual question, so that you speak to the specialist who handles it rather than to a general inbox. Message me and I will make the introduction.
Frequently asked
What is the FET form in Thailand?
From what amount is a FET issued?
Can I transfer Thai baht into Thailand to buy a condo?
What if my transfer is under USD 50,000?
Lyubov Fortunova
Investment strategist and founder of Fortunova Capital Group. I have lived on Phuket for more than five years and run every deal myself: I select the property, calculate the net return, check the developer and hold the process together until the keys are handed over. Lawyers, visa and tax specialists come from my own circle.
“I count net, not dreams”
I will agree the payment wording with the bank and the developer so the FET is issued without questions
I answer personally, within the working day, in any time zone. No calls unless you want them. A question about the article is free and commits you to nothing.
