If you own a condo in Thailand but live overseas and cannot travel to the Land Department to complete the transfer, you can authorize someone in Thailand to sell for you. This article explains how a Thai power of attorney for a condo sale is prepared: which Land Department form to use, how the document is certified by a Thai consulate abroad, and what to do about translation. It is written for owners who live outside Thailand and plan to appoint an agent to sell their condominium unit. For the whole sale from start to finish, see the main article, Selling Property in Thailand as a Foreigner: Buyers, Process, Taxes and Remitting Funds.
The consulate procedures below differ from country to country. The two worked examples are Hong Kong and Taiwan, because they are the cases for which published consulate instructions were found. Treat them as examples of how a Thai mission abroad handles the paperwork, and check the requirements of the Thai embassy or consulate that covers the country where you will sign.
Why Power of Attorney Documents Get Rejected
Thailand’s Land Department (กรมที่ดิน) has its own power of attorney forms, and the form for a condominium unit is not the form for land. After you sign the document abroad, it still has to be certified in the country where you signed it and by the Thai side, and the Thai embassy states that it does not accept an apostille. If you pick the wrong form, miss one certification step or supply the wrong language, you may have to start again.
Can Someone Else Sell Your Thai Condo for You?
Yes. A properly prepared power of attorney lets your agent sign the sale contract on your behalf and attend the Land Department for the transfer. For a condo, the form is the Land Department’s Or Chor 21 (อ.ช.21). The route to certification depends on where you sign:
- Signed in Hong Kong: the document is attested by a Hong Kong International Notary, then sent to the Royal Thai Consulate-General in Hong Kong for certification.
- Signed in Taiwan: under the 2014 instructions, the document is authenticated by a district court and the Ministry of Foreign Affairs, then sent to the Thailand Trade and Economic Office in Taipei for authentication.
That the agent can sign the contract and attend the transfer on your behalf is a market practice reported by industry sources.
Which Power of Attorney Form Do You Need?
Thai embassies abroad accept three kinds of Land Department power of attorney:
| Form | Used for |
|---|---|
| Or Chor 21 (อ.ช.21; the embassy page writes it as A.C. 21) | Condominium units |
| Tor Dor 21 (ท.ด.21) | Land with a title deed |
| Tor Or 4 | Land without a title deed |
To sell a condo, you use Or Chor 21. Tor Dor 21, which is often mentioned in discussions of Thai property, is the form for land. A few points to keep in mind when filling it in:
- Complete only one type of form at a time.
- The embassy certifies the signature only, not the content of the power of attorney, so the content has to be correct before you sign.
- Local land offices often ask for a certified copy of your passport to be attached to the power of attorney.
Signing in Hong Kong: Example of a Consulate Procedure
The following steps follow the Royal Thai Consulate-General in Hong Kong (page updated September 10, 2026). They show what a typical consular certification looks like; other countries’ Thai missions may differ.
- Notarize the signature. A document issued in Hong Kong must first be attested by a Hong Kong International Notary. You can ask the consulate in advance to confirm which notaries’ signatures it recognizes.
- Language. All documents must be in English. If a document is in another language, attach an English translation, bound together with the original as one set, with the notary’s signature on the first page.
- Take it to the consulate. Bring a valid Hong Kong or Macau identity card, a valid passport and the original document signed by the notary. The consulate may ask for other documents depending on the nature of the document.
- Fee and location. The fee is HKD 140 per document. The consulate is at 8/F, Fairmont House, 8 Cotton Tree Drive, Central. Document certification is received and collected Monday to Friday, 9:00 a.m. to 12:30 p.m. Telephone: (+852) 2521 6481 to 2521 6485.
For documents issued by authorities outside Hong Kong, the document must first be certified by the embassy or consulate of the issuing country. The consulate page does not state a processing time for non-Thai documents.
Signing in Taiwan: Example of a Trade Office Procedure
Where Thailand has no embassy, the Thailand Trade and Economic Office takes on the role. The following steps follow its document authentication instructions of December 2014.
- Translate into English. All documents submitted for authentication must be translated into English and printed on A4 paper.
- District court and Ministry of Foreign Affairs authentication. The document is first authenticated by the district court and the Ministry of Foreign Affairs.
- Submit within 6 months. After the court and the Ministry of Foreign Affairs have authenticated the document, it should be submitted to the Thailand Trade and Economic Office for authentication within 6 months.
- Fee. The fee is NTD 500 per document.
- Using a representative. If you cannot go in person, you must write an authorization letter in English so that a representative can handle it, attaching copies of both parties’ ID cards or passports, signed or stamped.
A more recent notice on authenticating powers of attorney lists the office at 12/F, 168 Songjiang Road, Taipei, telephone 02-25811979 ext. 858. The 2014 instructions give a different address (1/F, 206 Section 3, Civic Boulevard), so confirm by phone before you go.
One caveat matters here. The 2014 instructions are written mainly for Thai nationals and companies, and the more recent notice covers powers of attorney for Thai workers. Whether the Trade and Economic Office will authenticate an Or Chor 21 signed by a Taiwan resident who is not Thai, using the same procedure, is not stated in the instructions that were found, so it remains to be confirmed. Call the office before you submit anything.
Which route applies depends on where you sign and who prepares the document. If you are not sure which case fits you, confirm with the Thai mission that covers your country before signing.
Does the Power of Attorney Need a Thai Translation?
The Hong Kong and Taiwan procedures both ask for English. Whether the Land Department additionally requires a Thai translation, and who must prepare or certify it, is not stated in the sources that were found, so it remains to be confirmed. Before you sign, check with the Land Department office that will handle the transfer.
What to Check Next
If someone else is selling for you, the other documents needed at the transfer are covered in Documents You Need Before Selling a Thai Property: Title Deed, Clearance Certificate, Quota Certificate and Yellow House Book. Once you have received the sale price, see How to Remit Thai Property Sale Proceeds: FET Records, Bank Documents and Common Problems. For the sale as a whole, go back to the main article, Selling Property in Thailand as a Foreigner: Buyers, Process, Taxes and Remitting Funds.
FAQ: Selling Thai Property From Abroad by Power of Attorney
Can a Thai condo power of attorney use an apostille?
The Thai embassy states that it does not accept an apostille. That means consular certification is required. In Hong Kong the document is notarized and then sent to the Royal Thai Consulate-General in Hong Kong. In Taiwan it is authenticated by the district court and the Ministry of Foreign Affairs, then sent to the Thailand Trade and Economic Office.
How much does it cost to certify a Thai power of attorney for an owner in Hong Kong?
The Royal Thai Consulate-General in Hong Kong charges HKD 140 per document. The notary’s fee is not listed on the consulate page and depends on the notary.
Does a power of attorney authenticated in Taiwan expire?
Under the 2014 instructions, a document that has been authenticated by the district court and the Ministry of Foreign Affairs should be submitted to the Thailand Trade and Economic Office within 6 months.
Glossary
- Power of attorney Or Chor 21 (อ.ช.21): the Land Department’s power of attorney form for condominium transactions. The embassy page writes it as A.C. 21.
- Tor Dor 21 (ท.ด.21): the Land Department’s power of attorney form for land transactions.
- Consular certification: a procedure in which a Thai mission abroad confirms the signature or seal on a document.
- Apostille: a single certification between members of the Hague Convention; the Thai embassy states that it does not accept it.
- Thailand Trade and Economic Office (Taipei): the Thai body that handles document authentication in Taiwan.
About the Information
Zagdim research. The legal provisions were checked against the text of the law (Verified by Zagdim), and market practice is labeled separately. The information was last checked on October 8, 2026. The power of attorney forms follow the pages of the Thai embassies in the United States and Australia (which serve Thai nationals; the forms are standard Land Department forms). The Hong Kong procedure follows the page of the Royal Thai Consulate-General in Hong Kong. The Taiwan procedure follows the Thailand Trade and Economic Office’s 2014 instructions and a more recent notice, both written mainly for Thai nationals. The following points are not stated in the sources that were found and remain to be confirmed: whether an Or Chor 21 signed by an individual in Taiwan can be authenticated by the same procedure, whether the Land Department also requires a Thai translation, and the processing time at the Hong Kong consulate. That an agent can sign the contract and attend the transfer is an industry claim.
Have a question about this guide? Leave a comment below, or ask Zagdim directly.
Your first stop for international property and global living.
Research and insights. Know what’s changing. Understand what matters.
Sources
- Royal Thai Embassy, Washington, D.C.: Power of Attorney (Land), https://washingtondc.thaiembassy.org/en/page/power-of-attorney-land
- Royal Thai Embassy, Canberra: Power of Attorney, https://canberra.thaiembassy.org/en/content/power-of-attorney
- Royal Thai Consulate-General, Hong Kong: Legalization and Certified Document, https://hongkong.thaiembassy.org/en/page/documents-legalization?menu=5d84804a15e39c03c8002824
- Thailand Trade and Economic Office, Taipei: Document authentication instructions, https://image.mfa.go.th/mfa/0/YykHYtRMc8/บริการ/文件驗證須知_ระเบียบรับรองเอกสาร.pdf
- Thailand Trade and Economic Office, Taipei: Notice on authenticating powers of attorney, https://image.mfa.go.th/mfa/0/YykHYtRMc8/บริการ/ประกาศ_การรับรองหนังสือมอบอำนาจ.pdf
- Justenda: Foreigners selling property in Thailand, https://www.justenda.com/thailand/guides/foreigners-sell-property/
Important Notice
This article is general information and does not constitute individual legal advice. The information was last checked on October 8, 2026. Certification procedures, fees and addresses may change, so rely on the current notices of the Thai overseas mission and the Land Department.
