All the costs
Every number, once. The monthly payment for years 1–3 and year 4+ together. The cash to move in, worked twice. What walking away costs both ways.
The monthly payment
The payment is shown for years 1–3 and year 4+ together, always — because that is what you actually sign up for.
| Type | Price from | Loan | All-in / month |
|---|---|---|---|
| A | ฿1,190,000 | ฿1,150,000 | ฿5,620years 1–3฿6,490year 4+ |
| B | ฿1,590,000 | ฿1,540,000 | ฿7,390years 1–3฿8,540year 4+ |
| C | ฿2,290,000 | ฿2,200,000 | ฿10,720years 1–3฿12,380year 4+ |
Illustrative GH Bank rates: 3.40% blended for years 1–3, 4.75% from year 4, 30-year term. The bank recomputes on your real balance.
Payment schedule
| Stage | When | A | B | C |
|---|---|---|---|---|
| Booking (เงินจอง) | today | ฿5,000 | ฿5,000 | ฿10,000 |
| Contract (เงินทำสัญญา) | within 14 days | ฿12,000 | ฿15,000 | ฿25,000 |
| Down payment (ผ่อนดาวน์) | monthly until transfer | ฿2,300 × 10 | ฿3,000 × 10 | ฿5,500 × 10 |
| Balance | transfer day (bank loan) | ฿1,150,000 | ฿1,540,000 | ฿2,200,000 |
Buyer equity before transfer: Type A ฿40,000 (3.4%), Type B ฿50,000 (3.1%), Type C ฿90,000 (3.9%). Completed Phase 1 units transfer within 30–45 days of contract, with the down-payment installments compressed to two months.
Cash on transfer day
Rakthan pays the 2% transfer fee in full ("ฟรีค่าโอน"). That covers the transfer fee only — not the mortgage registration, which is yours.
The 2% transfer fee is paid in full by Rakthan and is not shown here.
| Item (Type B) | without | with |
|---|---|---|
| Mortgage registration (ค่าจดจำนอง) — 1% of loan / 0.01% | ฿15,400 | ฿154 |
| Mortgage stamp + appraisal + bank credit fee | ฿3,200 | ฿3,200 |
| Electricity meter + transformer share | ฿10,000 | ฿10,000 |
| Water meter | ฿3,000 | ฿3,000 |
| One-time common-area fund (เงินกองทุน) | ฿9,500 | ฿9,500 |
| Common fee, 1 year in advance (฿560 × 12) | ฿6,720 | ฿6,720 |
| Title / house-registration copying fees | ฿1,000 | ฿1,000 |
| Transfer-day total | ฿48,820 | ฿33,574 |
Total cash to move in, Type B: about ฿99,000 without the stimulus / ฿84,000 with it on the ผ่อนดาวน์ path (equity ฿50,000); or about ฿65,000 / ฿49,000 on the 1%-down path. Type A ≈ ฿86,000 / ฿71,000. Type C ≈ ฿150,000 / ฿132,000.
Before transfer, your money is not in escrow
Your money before transfer is not held in escrow — this is standard for allocated-land housing in Thailand and it is a real risk. What still bounds it: (1) you pay only ฿40,000–90,000 in total before the house is built and you have inspected it — the other 96%+ is the bank’s money, paid on transfer day when the title is already in your name; (2) the ฿9,200,000 public-utility bank guarantee lodged with the Land Office; (3) the loan-declined refund clause; (4) the 12-month-late rescission and full refund. We would rather you understood this than found out later.
Walking away — both directions
If Rakthan hands over late
We pay you 0.01% of the price per day — Type A ฿119, Type B ฿159, Type C ฿229 per day — past the contracted block date and its grace period. If the delay passes 12 months, you may rescind and reclaim every baht paid plus 7.5%/year interest. This is a right printed in the OCPB standard contract, not a favour.
If you default before transfer
You forfeit the deposit paid to date — booking, contract and any down-payment installments. Nothing beyond that.
If your loan is declined
The contract refunds your contract payment and all down-payment installments, keeping only the ฿5,000 / ฿10,000 booking fee — provided you applied to at least two banks and supply the rejection letters. A real, common clause in an allocated-land contract; we publish it because it is reassuring.
After transfer
An ordinary mortgage. Miss about three payments and the bank — not the developer — begins the process. GH Bank has a formal hardship-restructuring track, used widely in the EEC when a plant cuts overtime. Talk to the bank before you miss a payment.
Ten years: rent vs buy
This house is not bought to sell on. It does not appreciate meaningfully — see the 10-year rent-vs-buy.
Over ten years, buying costs about the same in cash out as renting, and these houses do not appreciate meaningfully — a 10-year-old Rakthan unit resells for roughly what it cost, sometimes less after agent fees. Sell in the first three years and you will very likely lose money. The reason to buy is not that it grows — it is that in year 20 the payments stop and the rent never would. If you might move regions for work within five years, rent.