Can you buy Bangkok property with crypto or USD?

Authored by the expert who managed and guided the team behind the Thailand Property Pack

Yes, the analysis of Bangkok's property market is included in our pack

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Bangkok. If you'd like to learn more about us, you can check our presentation page.

Fact-checked and reviewed by our local expert

✓✓✓

Chalinna Salvin 🇹🇭

Co-Founder, Best BKK Condos

Chalinna, a Thai local, is the co-founder of one of Thailand's top real estate agencies for foreigners. She's also an expert on all the districts in Bangkok and knows the city's top development projects inside out. When it comes to negotiating, she's got you covered and will make sure you get the best deal possible. We spoke with her and added her insights to this blog post to bring a personal touch to our analysis.

Can foreigners legally purchase Bangkok property using cryptocurrency or USD?

Foreigners can legally buy Bangkok property using USD through official bank transfers, while cryptocurrency payments operate in a legal gray area that requires conversion to Thai baht for final registration.

The Thai legal system recognizes foreign currency transactions for property purchases when properly documented through authorized Thai banks. USD transfers are fully compliant with Thai foreign exchange regulations when accompanied by the required Foreign Exchange Transaction (FET) form.

Cryptocurrency transactions are treated as private contracts between buyers and developers, but the Bank of Thailand and Securities Exchange Commission do not recognize crypto as legal tender. As of September 2025, crypto payments must be converted to Thai baht through SEC-approved exchanges like Bitkub or Zipmex before property ownership can be officially registered with the Land Department.

The conversion requirement ensures compliance with anti-money laundering regulations and provides proper documentation for tax purposes. Bangkok developers who accept crypto typically use it only for deposits, installment payments, or management fees, not for final title transfers.

Foreign buyers must demonstrate that their funds originated from abroad, regardless of whether the initial payment was made in USD, crypto, or other foreign currencies.

Which Bangkok property types allow foreign buyers to pay with foreign currency?

Condominium units are the primary property type that foreign buyers can purchase outright using foreign currency payments in Bangkok.

Foreign individuals can own up to 49% of the total floor area in any condominium building, making condos the most accessible property investment option for international buyers. These purchases require foreign currency remittance from abroad, whether in USD, crypto (converted to baht), or other acceptable foreign currencies.

Land ownership remains prohibited for foreign individuals, but foreigners can acquire land through Thai company structures where they hold minority stakes. House purchases typically require similar company structure arrangements, as the land component cannot be directly owned by foreigners.

Commercial properties, including office buildings and retail spaces, can be purchased by foreigners through properly structured Thai companies, with foreign currency payments following the same conversion and documentation requirements as residential properties.

It's something we develop in our Thailand property pack.

Do Bangkok developers accept direct crypto payments or require conversion first?

Select Bangkok developers accept direct cryptocurrency payments for deposits and installments, but all transactions must be converted to Thai baht before final ownership registration.

Which specific cryptocurrencies are commonly used in Bangkok property transactions?

Bitcoin (BTC), Ethereum (ETH), and major stablecoins like USDT and USDC are the most commonly accepted cryptocurrencies for Bangkok property deals.

1. Bitcoin (BTC) - The most widely accepted cryptocurrency among Bangkok developers, particularly for high-value transactions above 10 million baht
2. Ethereum (ETH) - Second most popular choice, especially for tech-forward developments in areas like Sukhumvit and Sathorn
3. Tether (USDT) - Preferred stablecoin due to its USD peg, reducing volatility concerns for both buyers and developers
4. USD Coin (USDC) - Growing acceptance among developers who prefer regulated stablecoins with transparent backing
5. Binance Coin (BNB) - Limited acceptance, primarily through specific developer partnerships with crypto exchanges

Developers typically avoid accepting smaller altcoins or meme cryptocurrencies due to volatility risks and limited liquidity on Thai exchanges. The choice of accepted cryptocurrencies often depends on the developer's partnerships with local crypto exchanges and their risk tolerance for price fluctuations.

How does the Bank of Thailand regulate crypto payments for real estate?

The Bank of Thailand treats cryptocurrency payments for real estate as barter transactions rather than currency exchanges, requiring conversion to Thai baht through authorized channels for legal compliance.

As of September 2025, the BOT and Securities Exchange Commission strongly discourage using cryptocurrency as direct payment for real estate transactions. Crypto is not recognized as legal tender in Thailand, but private contractual arrangements between buyers and sellers remain permissible under strict anti-money laundering supervision.

All cryptocurrency transactions exceeding 50,000 baht in value must be reported to the Anti-Money Laundering Office (AMLO) through authorized crypto exchanges. Buyers must demonstrate the legitimate source of their cryptocurrency holdings and comply with Know Your Customer (KYC) requirements.

The regulatory framework requires that final property registration with the Land Department be supported by Thai baht transactions with proper banking documentation. This means crypto payments must be sold through SEC-approved exchanges like Bitkub, Zipmex, or Satang Pro before being transferred to Thai banks for property purchase completion.

Failure to follow proper conversion procedures can result in transaction rejection by the Land Department and potential legal complications for both buyers and sellers.

Don't lose money on your property in Bangkok

100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.

Download Now

What is the official exchange rate policy for USD property purchases in Bangkok?

The official exchange rate for USD property purchases is determined by the authorized Thai bank handling the currency conversion, typically using the bank's telegraphic transfer buying rate on the transaction date.

Thai banks must issue a Foreign Exchange Transaction (FET) form documenting the incoming USD transfer, the applied exchange rate, and the converted baht amount. This documentation is mandatory for property registration with the Land Department and must be completed within 30 days of the currency transfer.

Major Thai banks like Bangkok Bank, Kasikornbank, and SCB use slightly different exchange rates, typically 0.25-0.50 baht below the mid-market rate to account for processing fees and currency risk. The rate difference can impact purchase costs by 15,000-30,000 baht on a $100,000 property transaction.

Exchange rates are locked at the time of the bank wire transfer receipt, not when the initial transfer was sent from overseas. This timing difference can create unexpected costs or savings depending on currency fluctuations during the 1-3 day international transfer period.

Buyers cannot negotiate exchange rates with Thai banks, as rates are set according to Bank of Thailand guidelines and individual bank policies.

Are there additional fees when paying in USD or crypto instead of Thai baht?

Yes, USD and cryptocurrency payments incur additional conversion fees and documentation costs beyond standard Thai baht property transactions.

• USD Transfer Fees - International wire transfer fees range from $15-50 plus recipient bank charges of 200-500 baht per transaction
• Currency Exchange Spread - Thai banks typically apply 0.25-0.50 baht per USD spread, costing approximately 2,500-5,000 baht per $100,000 transferred
• FET Form Processing - Banks charge 200-1,000 baht for Foreign Exchange Transaction documentation required for property registration
• Crypto Exchange Fees - Thai crypto exchanges charge 0.25-1% trading fees plus withdrawal fees of 10-50 baht when converting to Thai baht
• Additional Documentation - Legal firms may charge 5,000-15,000 baht extra for handling foreign currency compliance and anti-money laundering documentation

Standard property transaction costs remain the same regardless of payment currency: 2% transfer fee, up to 3.3% business tax (for properties held less than 5 years), 0.5% stamp duty, and applicable withholding taxes. These fees are calculated on the registered property value in Thai baht after currency conversion.

Thailand offers a capital gains tax exemption for crypto-to-baht conversions through authorized exchanges from 2025-2029, potentially saving buyers significant tax costs on cryptocurrency appreciation.

Can you legally register ownership if the purchase was made in crypto or USD?

Legal ownership registration requires conversion of crypto or USD to Thai baht with proper documentation through authorized Thai financial institutions.

The Land Department only accepts property registration applications supported by Thai baht transactions documented through authorized Thai banks. Foreign currency transactions must be converted and evidenced by official Foreign Exchange Transaction (FET) forms or equivalent bank certifications.

Cryptocurrency payments require additional steps: the crypto must first be sold through SEC-approved Thai exchanges, converted to baht, transferred to Thai banks, and documented with proper anti-money laundering compliance records. This process typically takes 3-7 business days and must be completed before the ownership transfer appointment.

Properties purchased directly in cryptocurrency without proper conversion and documentation will be rejected for title registration. The Land Department requires clear audit trails showing funds originated from abroad and were legally converted through authorized channels.

Buyers who attempt to circumvent conversion requirements risk losing both their property deposit and legal standing in ownership disputes.

What are the minimum transfer requirements under the Thai Condominium Act?

Foreign buyers must transfer a minimum of $50,000 USD equivalent from abroad to qualify for condominium ownership under the Thai Condominium Act.

This minimum threshold applies to the total foreign currency remittance, whether transferred as a single payment or multiple installments over the purchase period. The $50,000 requirement ensures foreign buyers meet the substantial investment criteria established by Thai law for foreign condominium ownership rights.

For cryptocurrency purchases, the $50,000 minimum must be calculated based on the USD equivalent value at the time of conversion through authorized Thai exchanges. Exchange rate fluctuations can impact whether crypto holdings meet the minimum requirement, particularly for volatile cryptocurrencies like Bitcoin or Ethereum.

Transfers below $50,000 may still be processed by Thai banks but will not qualify for the FET certificate required for foreign condominium ownership. These smaller amounts can be used for deposits or fees but cannot support final ownership registration.

The minimum requirement applies per property purchase, not per buyer, meaning multiple small transfers for different properties each need to meet the $50,000 threshold independently.

It's something we develop in our Thailand property pack.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Thailand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Do Thai banks provide escrow or financing for crypto or USD purchases?

Thai banks generally do not offer escrow services or mortgage financing for direct cryptocurrency or USD property purchases by foreign buyers.

Traditional Thai mortgage products are designed for Thai baht transactions and typically require borrowers to have Thai income sources or long-term residency status. Foreign buyers using crypto or USD payments usually need to arrange full cash purchases or secure financing from overseas lenders.

Some international banks with Thai operations, such as HSBC Thailand or Citibank Thailand, may provide limited financing options for high-net-worth clients, but these arrangements require extensive documentation and typically higher down payment requirements of 40-50% compared to standard Thai mortgages.

Escrow services for foreign currency transactions are primarily handled by law firms or specialized real estate agencies rather than banks. These services cost 0.5-1% of the transaction value and provide security for both buyers and sellers during the currency conversion and registration process.

Cryptocurrency transactions face additional complexity as most escrow providers require funds to be converted to fiat currency before establishing escrow accounts, negating the direct crypto payment benefit.

How do Bangkok developers market to buyers wanting foreign currency or crypto payments?

Bangkok developers increasingly target international and tech-savvy buyers through specialized marketing campaigns highlighting cryptocurrency and foreign currency payment flexibility.

1. Digital Marketing Campaigns - Developers use targeted social media advertising on platforms like LinkedIn and Telegram to reach cryptocurrency investors and international buyers
2. Crypto Exchange Partnerships - Collaborations with Thai exchanges like Bitkub and Zipmex provide seamless payment processing and marketing co-promotion
3. International Property Exhibitions - Participation in global real estate shows in Singapore, Hong Kong, and Dubai to attract foreign currency buyers
4. Specialized Sales Teams - Dedicated international sales staff trained in cryptocurrency processes and foreign exchange requirements
5. Technical Integration - QR code payment systems and blockchain-based payment tracking for cryptocurrency transactions

High-end developers like MQDC and Sansiri prominently feature crypto payment options in their project brochures and websites, often highlighting the technological innovation aspect to appeal to early crypto adopters. These marketing materials typically emphasize the convenience and international accessibility of crypto payments while ensuring compliance with Thai regulations.

Developer partnerships with fintech companies enable streamlined payment processes that handle conversion, compliance, and documentation automatically, reducing friction for international buyers unfamiliar with Thai property purchase procedures.

What practical risks should foreign buyers consider when choosing crypto or USD over baht?

Foreign buyers face significant exchange rate volatility, regulatory uncertainty, documentation complexity, and limited legal recourse when using crypto or USD instead of Thai baht for Bangkok property purchases.

• Exchange Rate Volatility - Cryptocurrency prices can fluctuate 5-15% daily, potentially increasing property costs by millions of baht between contract signing and final payment
• Regulatory Changes - Thai cryptocurrency regulations evolve rapidly, with potential policy changes that could complicate or prohibit crypto property transactions
• Documentation Errors - Complex conversion and compliance requirements increase the risk of paperwork mistakes that could delay or invalidate property registration
• Limited Legal Recourse - Disputes involving cryptocurrency transactions face unclear legal precedents and may be more difficult to resolve through Thai courts
• Transaction Delays - Crypto conversion and compliance verification can add 7-14 days to property closing timelines, potentially causing contract deadline issues

Additional risks include potential crypto exchange failures, wallet security concerns, and the possibility of funds being frozen during anti-money laundering investigations. USD transactions, while more stable, still face exchange rate risk and potential delays in international wire transfers.

Buyers should maintain contingency funds of 5-10% above the agreed property price to account for currency fluctuations and unexpected fees during the conversion process.

It's something we develop in our Thailand property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. 1tab.co - Thailand Real Estate Guide
2. Frank Legal Tax - Cryptocurrency Property Investments
3. Nestopa - Property Purchase with Cryptocurrency
4. Belaws - Real Estate and Cryptocurrencies
5. MQDC - The Strand Thonglor Crypto Payment
6. Thailand Law Online - FET Form Requirements
7. Siam Legal - Foreign Currency Requirements
8. Bangkok Post - Sansiri Cryptocurrency Payments
9. Hawook - Crypto Property Purchase Guide
10. TRCC - Thailand Regulatory Stance on Crypto