Buying or renting property in Thailand
Foreign property law in Thailand is full of misconceptions. Condos: yes, freehold, up to 49% of any building. Land: no direct ownership. Lease: 30-year + renewal options. Thai company structure: legal but tightly scrutinized. Here is the full map plus the buying-process guides.
Pillar guides
Everything on buying, leasing, and protecting yourself in the Thai property market.
Buying property in Thailand
Condos vs land vs leasehold, foreign quota math, due diligence checklist, taxes on purchase.
Will writing in Thailand
Why your foreign will may not cover Thai assets. How to draft a complementary Thai will.
Jomtien property scene
Beachfront condos, retirement-friendly pricing, Russian-speaking expat density.
Wongamat beachfront luxury
High-rise condos, Norwegian / German / British retirement quarter.
Pratumnak Hill
Upscale hill between Pattaya and Jomtien. Sea-view condos, lower density.
Foreign real estate agents
Restricted-occupation reality, agency sponsorship paths, market data.
Three rules every foreign buyer needs to know
1. Condos: yes, you can own freehold. Up to 49% of any condo building can be foreign-owned (the "foreign quota"). Before signing, ask the developer or current owner for the Land Office's foreign-quota certificate. If the foreign quota is full, the unit you are buying might be available only via leasehold or Thai company structure — different game.
2. Land: foreigners cannot own land directly. Workarounds: (a) 30-year lease with two 30-year renewal options (legal but enforcement of renewals is weak in court); (b) Thai limited company holding the land with you as minority foreign shareholder + Thai majority partners (legal but scrutinized — you must have actual operations and Thai shareholders cannot be nominees); (c) Marry a Thai citizen and have them hold the land (sound on paper, vulnerable on divorce).
3. Foreign-currency funds rule. The money used to buy a Thai condo must arrive from abroad in foreign currency, be converted to baht by the receiving Thai bank, and result in a Foreign Exchange Transaction Form (FET form) for amounts over USD 50,000. This is needed for the title transfer. Plan the FX flow before you offer.
Costs at transfer
- Transfer fee: 2% of appraised value (often split 50/50 buyer/seller)
- Specific business tax: 3.3% (paid by seller if owned < 5 years)
- Stamp duty: 0.5% (only if SBT not applicable)
- Withholding tax: 1% of appraised value (paid by seller)
- Lawyer fee: ฿15-40k for due diligence + title transfer
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