Foreigners can own a condo unit outright, in their own name, with a freehold title.

Foreign owners together can hold up to 49% of the saleable area of each building. The other 51% must be Thai owned.

The purchase money must come from abroad in foreign currency. For transfers of USD 50,000 or more the Thai bank issues a Foreign Exchange Transaction (FET) form, which the Land Office needs on transfer day.

Proposals to raise the foreign quota to 75% have been discussed but are not law. The 49% rule still applies.

Foreigners cannot own land in their own name. You can own the house itself, while the land is held on a registered lease.

A land lease can be registered at the Land Office for up to 30 years. Renewal options such as 30+30 are promises in the contract, not guaranteed by law.

Other registered rights: superficies (the right to own a building on someone else's land) and usufruct (the right to use the property and its income, for a set period or for life).

The 99-year lease proposal is still a draft. Today the registered limit remains 30 years.

Foreigners can lease land for up to 30 years, registered at the Land Office. A Thai company can own land only with genuine Thai shareholders. Using nominee shareholders is illegal and is actively prosecuted.

Before buying, check the title deed (a Chanote is the strongest title), road access, zoning and local building rules. Some land types, such as Sor Por Kor agricultural land, cannot be sold.

Investing at least 40 million baht can allow a foreigner to buy up to 1 rai of land for a home, with ministerial approval. It is rarely granted.

Foreigners can buy commercial condo units such as offices and shops within the 49% quota, and can lease shophouses, offices and land for up to 30 years.

To run a business you need a Thai company and a work permit. Under the Foreign Business Act foreigners usually hold up to 49% of the company, unless the business has BOI promotion or another exemption.

Freehold: you own the property permanently and can sell it or leave it to your heirs. For foreigners this applies to condo units.

Leasehold: you have the right to use the property for the registered term, up to 30 years. Check that the contract allows transfer to a buyer or your heirs.

Freehold transfer: transfer fee 2% of the appraised value (often split between buyer and seller), plus seller taxes: specific business tax 3.3% if owned under 5 years, otherwise stamp duty 0.5%, and withholding tax.

Registered lease: 1% registration fee plus 0.1% stamp duty on the total rent. The reduced 0.01% transfer fee offered in 2025–2026 was for Thai buyers only.

Check the developer's track record, construction permit and environmental approval (EIA), and that the payment schedule follows construction progress. Ownership is transferred at the Land Office when the building is complete. Have the sale and purchase agreement reviewed before you pay.

Rentals shorter than 30 days count as hotel business under the Hotel Act and need a licence, and many condo buildings ban short stays in their rules. We check what is allowed for each property before listing it.

Foreign guests must be reported to Immigration within 24 hours (TM30). Rental income from Thai property is taxable in Thailand.

Long-term leases of more than 3 years must be registered at the Land Office to be enforceable for the full term.

Buying property does not give you a visa on its own, but there are long-stay options for property owners and we help with the process. If you are married to a Thai national, land can be registered in your spouse's name only, and you sign a declaration that the funds are theirs.