Prepare for your first home loan
Work out your readiness before you pay a reservation — documents for how you earn, existing debts, and the cash you need before transfer day.
Know where you stand before you pay a reservation
Before you pay a reservation on your first home, loan readiness comes first. Even with the Bank of Thailand's current LTV ceiling measures, the lender still assesses your ability to repay. This page shows what to prepare for the way you earn, and lets you try an indicative instalment with your own numbers. If you earn a salary and want your first home, questions come quickly: are the documents ready, what instalment can I carry, and how much more cash do I need? If you run a business or earn variable income, there are more, because the income evidence banks accept differs. Many people reserve first and prepare the loan after — then the appraisal comes in below the price, or the approved amount below what they asked, and the difference must be found in a hurry. Happy Home helps you know where you stand before you pay a reservation, not after.
How Happy Home helps you prepare
We help you prepare the documents and the plan; approval, amount and terms are the bank's decision.
Discuss your home and income
Tell us the home you are considering, your budget and how you earn, so we can plan what to prepare.
Confirm the document list with your bank
Document lists differ by bank and product; we confirm the list you need with the bank you choose.
Get your document set ready
We assemble your identity documents and income evidence for how you earn — complete and correct before you apply.
Plan the next steps once the bank decides
Submit for the bank's assessment, then plan the purchase and transfer once its decision and terms are clear.
Start with how you earn your income. These are typical requirements and vary by bank; Happy Home will confirm your document list with the bank.
What should you prepare for a home loan?
Every income type starts from identity documents: copies of your Thai ID card, house registration and marriage certificate if you have one. These lists are typical guidance — banks and products differ. Happy Home confirms your list with the bank. Approval, the loan amount and the terms are decided by the bank.
Employees
If you earn a salary, prepare income records and bank statements for the bank's assessment.
Business owners
If you run a business, prepare business and income records to discuss the bank's requirements.
Freelancers and online sellers
If you freelance or sell online, ask the bank how it assesses your income and which records it accepts before applying.
Foreign buyers
If you are a foreign buyer, ask the bank to check its lending criteria first — every bank sets its own.
Try the instalment with your own numbers
This figure is an estimate from the assumptions you enter only. It excludes fees and insurance. The actual rate, loan amount and approval are decided by the bank.
More on home loans
Loan costs, fees and the cash you need
Resale condos in Bangkok under ฿3 million
Apply with the bank you prefer
We prepare documents against your chosen bank's list.
Home loans: documents and our role
What does Happy Home do for my home loan — and who approves it?
Happy Home helps you prepare your home-loan documents against the list confirmed with your bank — typical lists differ by bank and product. We make sure your set is complete and correct before you apply. Approval, the loan amount, the interest and the terms are decided by the bank alone.
I am a salaried employee — which documents should I prepare?
Prepare a salary certificate or income statement, your salary slips and six months of bank statements, plus copies of your Thai ID card, house registration and marriage certificate if you have one. This is the typical list — banks differ. We confirm your exact list with the bank before you apply.
How long does a bank take to decide on a home loan?
The review time depends on the bank and on how complete your documents are. A correct set from day one keeps the process moving. We help you get the documents ready before you apply, then plan the purchase steps and transfer date once the bank's decision and terms are clear.
I heard 100% home loans are possible — is that true?
The Bank of Thailand allows 100% LTV ceilings for contracts dated 1 July 2026 to 30 June 2027: for collateral under ฿10 million, from a borrower's second housing-loan contract; for collateral of ฿10 million or more, from the first. But an LTV ceiling is a lending limit, not an approval — the bank still assesses your ability to repay.
What if the bank's appraisal comes in below the purchase price?
The bank lends against its own appraised value. If the appraisal is below the agreed price, or the approved amount is below what you asked for, you cover the difference in cash. Plan your budget with room for fees, repairs and moving costs too. We help you work through the numbers before you commit.
Ready to plan your home loan?
Send a short form with the home you have in mind, your budget and how you earn. We reply through the channel you choose, with the document list to prepare.
Your document list, confirmed with your bank
A complete, correct document set before you apply
An indicative instalment from your own numbers
A cash plan for transfer day, in real numbers
One team from the first viewing to the transfer