How to vet a developer in Phuket before buying
A strong developer is the main protection against delays and losing money, especially off-plan. We break down what to check in the documents and reputation before your deposit, not after.
Updated 11 July 2026 · 7 min read · BURO Phuket
- Look at completed projects, financial stability and owner reviews — that’s the first filter.
- Essential documents: land title, construction permit, EIA (where needed), project licence, contract and payment plan.
- In the contract, check the delay penalty, grace period and deposit-refund terms — before signing, not after.
Reputation: where to start
The first filter is the delivery track record. A reliable developer has completed projects you can visit and owners you can ask about quality and timing. Check financial stability, the quality of built projects and the reputation of the management company that will run the project later.
A good developer is transparent: they don’t hide documents and answer questions about permits and timelines calmly. Evasiveness at this stage is a red flag.
Documents to check
The minimum pack before reserving: land documents (the developer’s title), the construction permit, the EIA where needed, the project licence, the payment plan, the booking and sale-and-purchase agreements, and deposit-refund and delay-penalty terms.
What the EIA is. The EIA is the project’s environmental assessment, an important approval step for many developments. Having it reduces permit risk but doesn’t replace a full legal check. If permits aren’t in place yet, that raises the risk and should be reflected in the price and entry strategy.
What to read in the contract
In the sale-and-purchase agreement, check: the ownership form, the property description and area, the price and payment schedule, completion dates, construction-delay penalties, termination and refund terms, the furniture package, registration costs and pre-completion resale terms.
The delay clause specifically: there’s usually a grace period and a penalty (a small percentage of the paid sum per day or month, capped). Terms vary a lot between developers, so read this clause in advance.
Deposit and refund
The deposit is usually non-refundable if the buyer simply changes their mind. But terms depend on the booking form: a refund may be possible if the property fails the legal check or the developer doesn’t meet certain conditions. Fix these grounds in the booking contract in advance.
Main off-plan risks
The main off-plan risks: construction delay, a weak developer, an unfavourable contract, an inflated price, a poor location and low liquidity, and permit problems. All are reduced by two things: checking the project and choosing the right property.
For a serious purchase — especially a villa, leasehold or a large budget — a lawyer is advisable: they spot risks in the documents and contract a buyer might miss. We run this check on every property before the deposit.
Frequently asked
How do I vet a developer before buying?
Look at completed projects, financial stability, owner reviews, the quality of built projects, land documents, the construction permit, the EIA and the management company’s reputation. A reliable developer is transparent and doesn’t hide documents.
Which documents should I check before reserving?
At minimum: land documents, the construction permit, the EIA where needed, the project licence, the payment plan, the booking and sale-and-purchase agreements, deposit-refund terms and construction-delay penalties.
Can I get my deposit back if I change my mind?
Usually the deposit is non-refundable if the buyer simply changes their mind. But under the booking form a refund may be possible if the property fails the legal check or the developer doesn’t meet conditions. Best to write these grounds in advance.
Do I need a lawyer for the deal?
For a serious purchase — yes, advisable: especially for a villa, leasehold, an off-plan purchase or a large budget. A lawyer checks the documents, the contract and risks a buyer might not see alone.
More answers in the full 90-question FAQ.
Projects by reliable developers
Examples from developers with a delivery track record. For each we’ll run a document and contract check before the deposit.
We’ll vet the developer and contract before the deposit
For your chosen project we’ll send a breakdown: the developer’s history, permit status and contract risks — with a lawyer, before the deposit. Free, on WhatsApp.