For foreign buyers
Buying property in Thailand as a foreigner
The essentials in plain English: what you can own, how Thai land units work, and each step from choosing a unit to receiving the title deed.
What can a foreigner own?
Yes — freehold, in your own name, as long as the unit is within the building's foreign quota. Foreigners together may own up to 49% of the total unit floor area in a building (Condominium Act, Section 19 bis).
Generally no — a foreigner cannot hold a land title in their own name (Land Code, Section 86).
You can own the house itself, registered separately from the land, while holding the land on a registered long-term lease or superficies right. We recommend an independent Thai lawyer review the documents for every house purchase.
Freehold vs leasehold
| Freehold | Leasehold | |
|---|---|---|
| What you hold | Ownership, registered in your name on the title deed | A registered right to use the property for a fixed term |
| How long | Permanent — you can sell it, gift it or pass it on | Up to 30 years per registration. Each renewal must be registered again; a "30 + 30" renewal clause is a promise between the original parties, not a guarantee. |
| Registration | Transfer registered at the Land Office | Leases over 3 years must be in writing and registered at the Land Office — otherwise they can only be enforced for 3 years |
| Government fees | 2% transfer fee on the appraised value, plus taxes (see costs below) | 1% of the total rent for the whole term, plus 0.1% stamp duty |
| Common for foreigners | Condominium units within the foreign quota | Houses and land |
Thai land and area units
Thai listings measure land in square wah, ngan and rai, and floor area in square metres.
| 1 square wah (ตารางวา, sq.wah) | 4 m² |
|---|---|
| 1 ngan (งาน) | 100 sq.wah = 400 m² |
| 1 rai (ไร่) | 4 ngan = 400 sq.wah = 1,600 m² |
On our site, condos show their area in m². Houses show two figures: land size in sq.wah and usable (built) area in m². Example: a 60 sq.wah plot is 240 m² of land (about 2,583 sq ft).
Unit converter — type in any box
Buying a condo — step by step
- Choose a unit within the foreign quotaUse the "Foreign quota" filter on our listings. We confirm the building's remaining quota with the juristic person before you commit.
- Reserve and sign the sale agreementThe reservation terms, payment schedule and transfer date are set out in the agreement.
- Send the purchase money from abroadTransfer the funds in foreign currency from overseas, in your own name, stating that the purpose is to buy this condominium unit. For amounts of USD 50,000 or more, the receiving Thai bank issues a Foreign Exchange Transaction (FET) form; for smaller amounts, a bank credit advice or letter is used. The Land Office will not register the transfer without it.
- Paperwork from the buildingThe condominium juristic person issues a debt-free letter (common fees paid up — it is only valid for a short time, so it is requested close to the transfer date) and a letter confirming the unit is within the foreign quota.
- Transfer day at the Land OfficeBring your passport and the FET form or bank letter. Fees and taxes are paid at the Land Office on the day.
- The title deed is in your nameThe condominium unit title deed is registered in your name — you are now the owner.
Costs to budget for
At transfer (paid at the Land Office)
- Transfer fee: 2% of the government appraised value
- Specific business tax: 3.3% if the seller has owned the unit for less than 5 years — otherwise stamp duty of 0.5%
- Withholding income tax on the seller, calculated under Revenue Department rules
- If you take a Thai mortgage: mortgage registration fee of 1% of the loan amount
Who pays which item is agreed between buyer and seller in the contract — a common arrangement is to split the transfer fee, with the seller paying the business tax or stamp duty and the withholding tax. Temporary fee reductions announced in Thailand apply to Thai nationals only, not to foreign buyers. We give you a full breakdown before you commit.
Building costs
- Common area fee: charged monthly (or yearly) per m², at the rate set by the building's juristic person
- Sinking fund: a one-time payment at transfer, also set by the juristic person
Good to know
- Buying property does not by itself give you a visa or residency. Immigration rules change, so check current long-stay options with the Immigration Bureau.
- We never arrange nominee structures. Having a Thai person or company hold land on behalf of a foreigner is illegal in Thailand.
- For leasehold contracts and houses, we recommend an independent Thai lawyer to review the title and documents.
- Questions any time? Ask EVA, our online assistant, in English or Chinese.
Ready to look?
General information only, not legal advice. Rules and rates can change — last reviewed September 2026.