Project · 2026-05-01 · 5 min read
Off-plan payment phasing · 30/30/40 vs 30/40/30 vs 20/40/40
Bangkok developers structure off-plan installments differently. The phasing affects your IRR more than the headline price.
The standard structures
- · 30 / 30 / 40 · 30% on signing, 30% during construction (12-24mo), 40% at handover. Most common.
- · 30 / 40 / 30 · 30% signing, 40% during construction, 30% at handover. Slower capital outlay, but largest construction-phase commitment.
- · 20 / 40 / 40 · 20% signing, 40% construction, 40% handover. Newest, most capital-efficient.
- · Phase-by-phase escalator · price increases at each milestone. Worth more than the phasing structure.
What this does to IRR
If a unit appreciates 7% per year between launch and handover (3-year build), the lower the upfront commitment the higher the IRR on your equity. 20/40/40 has a substantially better IRR than 50/0/50 (rare but offered) on the same headline price.
Which to negotiate
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Most off-plan launches are non-negotiable on phasing for marketing reasons. But on Phase 1 / VIP launches with developer hunger for momentum, we sometimes secure better phasing for clients · 20/40/40 instead of standard 30/30/40, capturing 50-100bps of additional IRR.
Tell us your capital deployment preference and we structure to it during purchase negotiation.