Buying property in Thailand as a foreigner

Foreigners may own condominium units outright (freehold) provided foreign ownership in the building does not exceed 49% of the total unit floor area — the "foreign quota". The purchase funds must be transferred into Thailand in foreign currency and the receiving bank issues a Foreign Exchange Transaction form, which the Land Office requires at transfer. Always confirm the remaining foreign quota with the juristic office before paying a deposit.

Foreigners cannot own land in their own name. The usual routes are a registered 30-year leasehold on the land (with the house itself owned in your name), a usufruct or superficies right, or purchase through a Thai spouse. Each has different protections — get independent legal advice before choosing.

A lease of more than three years must be registered at the Land Office to be enforceable; the legal maximum is 30 years. Renewal options are contractual promises, not registered rights, so their value depends on the landlord. Check that the lease survives a sale of the land and whether it can be transferred or inherited.

Buying land through a Thai limited company in which foreigners hold up to 49% is common but scrutinised: the company must be a genuine business with real Thai shareholders, and nominee arrangements are illegal. Consider the accounting and tax burden and take specialist advice.

Paid at the Land Office on the day of transfer, based on the official appraised value or the sale price. Who pays what is negotiable and should be written into the contract.

1. 1

   Reservation agreement and a small deposit.

2. 2

   Due diligence: title deed (Chanote), encumbrances, building permits, juristic debts.

3. 3

   Sale and purchase agreement, usually 10–30% deposit.

4. 4

   Transfer funds from abroad and obtain the FET form.

5. 5

   Transfer of ownership at the Land Office — keys and balance are exchanged the same day.