Can you buy a house in Thailand without citizenship?

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

Everything you need to know before buying real estate is included in our Thailand Property 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 Thailand. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Thai real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Bangkok, Chiang Mai, and Phuket. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Fact-checked and reviewed by our local expert

✓✓✓

Attaya Suriyawonghae 🇹🇭

Real Estate Broker, Zest Real Estate

As a Thai Real Estate Broker based in Phuket, Attaya possesses deep knowledge of the Thai market. Her insider perspective and local connections provide invaluable insights for property investors who want to make their dream come true in the Land of Smiles. Speaking with her allowed us to go back to the blog post, improve a few elements, and include her personal insights for a richer experience.

What types of properties can foreigners legally buy without Thai citizenship?

Foreigners can legally own condominium units outright through freehold ownership, provided that foreign ownership does not exceed 49% of the total floor area in any single building.

You cannot directly own land as a non-citizen, but you can own the building structure itself when constructed on leased land. This arrangement allows foreigners to own houses, villas, and townhouses while leasing the underlying land through 30-year renewable agreements.

Recent policy discussions suggest the foreign ownership quota for condominiums may increase to 75% in select projects, but as of June 2025, the 49% rule remains the standard across Thailand. Only condominium ownership provides true freehold security for foreign buyers in the Thai property market.

Single-family homes, commercial buildings, and mixed-use properties remain accessible through leasehold structures, though these require more complex legal arrangements than straightforward condo purchases.

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

Can non-citizens own land directly or only buildings like condos?

Non-citizens cannot own land directly in Thailand under normal circumstances.

The only legal exception exists under Section 96 bis of the Land Code, which requires a minimum investment of 40 million THB (approximately $1.1 million USD) in Thai assets and approval from the Minister of Interior. This exception is rarely granted and involves extensive bureaucratic processes that make it impractical for most foreign buyers.

For condominiums, you own the unit itself but not the land beneath the building. The condo management holds the land title, and your ownership extends only to your specific unit plus a proportional share of common areas like lobbies, pools, and parking facilities.

When purchasing houses or villas, foreigners can own the physical structure but must lease the land through legal agreements. These arrangements typically span 30 years with renewal options, though renewal is not guaranteed and depends on negotiation with landowners.

Direct land ownership restrictions apply to all property types, including agricultural land, residential plots, and commercial real estate throughout Thailand.

What legal workarounds do foreigners commonly use to control land?

The most widely accepted and legally secure workaround is the 30-year leasehold agreement, which allows foreigners to control land use while the Thai national retains ownership.

Some foreigners establish Thai limited companies with 51% Thai ownership to purchase land, but this method carries significant legal risks. Thai authorities increasingly scrutinize these arrangements, and companies deemed to exist solely for land ownership by foreigners can face dissolution and property confiscation.

Another approach involves owning the building structure separately from the land through registered superficies rights, allowing foreigners to own houses, pools, and other improvements while leasing the underlying land.

Marriage to a Thai national does not automatically grant land ownership rights to the foreign spouse. The Thai spouse can purchase land, but the foreign partner must sign documents disclaiming any ownership interest, and divorce can complicate property rights.

Usufruct agreements provide another option, granting foreigners lifetime rights to use and profit from land without ownership, though these arrangements terminate upon the holder's death and cannot be inherited.

What visa or residency status is required to buy and maintain property?

No specific visa or residency status is required to purchase condominium property in Thailand as a foreigner.

However, you must maintain legal status to remain in Thailand if you plan to reside in your property. Tourist visas, education visas, work permits, and retirement visas all allow property ownership, but the property purchase itself does not grant residency rights.

The Long-Term Residency (LTR) visa offers up to 10 years of residency for foreigners who invest a minimum of $500,000 USD in Thai property, providing a pathway to extended legal residence. Investment visas require at least 10 million THB in property, fixed deposits, or government bonds for qualification.

Thailand Elite visas provide long-term stay privileges ranging from 5 to 20 years but do not grant land ownership rights or special property purchase benefits beyond extended residency.

Property ownership and visa status remain separate legal matters, meaning you can own a condo while living abroad and visiting periodically, or maintain various visa types while owning property for investment purposes.

Do you need to be physically present to complete the purchase process?

Physical presence in Thailand is not mandatory to complete property purchases, as you can appoint a Power of Attorney to handle transactions at the Land Office.

Your appointed representative can sign documents, transfer funds, and register ownership on your behalf, provided you grant proper legal authorization through a Power of Attorney document that must be notarized and authenticated by Thai consular services.

However, being physically present is strongly recommended for conducting due diligence, inspecting the property, meeting with developers or sellers, and ensuring all documentation is properly executed. Remote purchases increase the risk of fraud or misrepresentation.

The fund transfer requirement for condo purchases must still be completed by you personally, as Thai banks require the foreign exchange transaction (FET) form to show funds originated from your overseas account.

Many foreign buyers choose to handle initial negotiations and due diligence remotely, then travel to Thailand for final contract signing and property transfer to maintain control over the most critical transaction stages.

What are the step-by-step procedures and documents required for foreign buyers?

The condo purchase process begins with due diligence to verify the title deed, check the foreign ownership quota, and confirm the developer's reputation and project approvals.

Step	Required Documents	Timeline
Due Diligence & Reservation	Passport, reservation agreement	1-2 weeks
Purchase Contract Signing	Sale agreement, passport copy, visa page	1-2 days
Fund Transfer from Overseas	Bank transfer receipt, FET form	3-5 business days
Title Transfer at Land Office	All documents plus transfer fees	1 day
Blue Book Registration	Ownership certificate, ID documents	Same day
Utility Setup & Registration	Blue book, ownership papers	1-2 weeks
Condo Juristic Person Registration	Ownership certificate, contact details	1-2 days

You must transfer the full purchase price from an overseas bank account in foreign currency, obtaining a Foreign Exchange Transaction (FET) form as proof of foreign funds. Thai banks will not accept domestic transfers or cash payments for foreign condo purchases.

Additional documents include marriage or divorce certificates if applicable, and a Power of Attorney if you're not personally present for the transaction. All foreign documents require translation into Thai and authentication by Thai consular services.

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

Is hiring a Thai lawyer mandatory or just recommended for foreign buyers?

Hiring a Thai lawyer is not legally mandatory but is strongly recommended due to Thailand's unregulated property market and complex legal requirements.

A qualified property lawyer conducts due diligence on title deeds, verifies developer credentials, checks for liens or encumbrances, and ensures compliance with foreign ownership quotas in condo buildings.

Legal fees typically range from 50,000 to 150,000 THB depending on property value and transaction complexity, representing a small percentage of purchase price but providing significant protection against costly mistakes.

Lawyers also review purchase contracts, negotiate terms, handle documentation translation, and guide you through Land Office procedures, which can be confusing for first-time foreign buyers.

Without legal representation, foreign buyers risk purchasing properties with unclear titles, exceeding foreign ownership quotas, or entering disadvantageous lease agreements that could result in property loss or significant financial penalties.

Are foreigners eligible for mortgages and what are the terms?

Foreigners can obtain mortgages in Thailand, but options are limited to select banks and typically apply only to condominium purchases in prime locations.

UOB (United Overseas Bank) and ICBC (Industrial and Commercial Bank of China) are the primary lenders offering foreign mortgages, with loan-to-value ratios typically capped at 60-70% compared to 80-90% for Thai nationals.

Interest rates for foreign borrowers range from 4.7% to 7.6% per annum, significantly higher than rates offered to Thai residents, and terms usually span 15-20 years rather than the 30-year terms available to locals.

Eligibility requirements include minimum annual income of $80,000-$100,000 USD, stable employment history, work permit or long-term visa, and property purchases in approved developments typically located in Bangkok, Phuket, or Pattaya.

Documentation requirements include proof of overseas income, credit history from your home country, employment contracts, tax returns, and property valuation reports, with processing times extending 6-8 weeks for approval.

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.

What are the typical taxes, legal fees, and ongoing costs for foreigners?

Transfer fees amount to 2% of the government-appraised property value, typically shared between buyer and seller or paid entirely by the buyer depending on negotiation.

Business tax of 3.3% applies if the seller owned the property for less than 5 years, while stamp duty of 0.5% applies when business tax doesn't. Withholding tax rates vary from 1% for companies to progressive rates for individuals based on property value.

Legal fees range from 50,000 to 150,000 THB for standard transactions, while property inspections cost 15,000 to 30,000 THB depending on property size and complexity.

Ongoing costs include monthly maintenance fees for condominiums ranging from 30-80 THB per square meter, annual land and building tax of 0.1-0.7% of appraised value, utilities, insurance, and common area fees.

Foreigners pay identical tax rates as Thai nationals for all property-related fees and taxes, with no additional surcharges or foreign buyer taxes imposed by the government.

Which regions are most popular with foreign buyers and what are current market trends?

Bangkok remains the top destination for foreign property investment, particularly in the Sukhumvit and Sathorn districts where luxury condominiums command premium prices and generate strong rental yields.

Phuket attracts vacation home buyers and rental income investors, with beachfront properties in Patong, Kata, and Kamala showing consistent demand from European and Chinese buyers seeking lifestyle properties.

Chiang Mai has become increasingly popular with retirees and digital nomads due to lower living costs, cultural attractions, and growing expat communities, particularly in the Nimman and Old City areas.

Pattaya, Hua Hin, and Koh Samui continue attracting foreign buyers seeking beachfront lifestyle properties and vacation rental investments, with Pattaya offering the most affordable entry points for coastal property ownership.

Emerging markets include Chiang Rai and Rayong, where lower property prices and government infrastructure development create growth potential, though these areas currently offer limited rental income opportunities compared to established destinations.

As of mid-2025, foreign demand increasingly focuses on eco-friendly developments, smart home technology, and properties near BTS/MRT lines in Bangkok, reflecting changing lifestyle preferences and environmental consciousness.

How do property prices compare across Thai cities and what are the market forecasts?

Bangkok property prices range from 100,000 to 300,000 THB per square meter in central districts like Sukhumvit and Sathorn, while outer areas like Lat Phrao and Ramkhamhaeng offer condos from 60,000 to 120,000 THB per square meter.

Phuket beachfront condominiums command 150,000 to 400,000 THB per square meter, with off-beach properties available from 80,000 to 180,000 THB per square meter depending on proximity to beaches and amenities.

Chiang Mai offers the most affordable major city prices, with quality condominiums ranging from 40,000 to 100,000 THB per square meter, making it attractive for budget-conscious foreign buyers seeking lifestyle properties.

Pattaya prices span 70,000 to 250,000 THB per square meter, while Hua Hin ranges from 60,000 to 200,000 THB per square meter, both offering beach access at lower prices than Phuket.

Market forecasts for 2025-2026 predict moderate price growth of 3-5% annually in Bangkok and Phuket, while emerging markets like Chiang Rai and Rayong may see 5-8% growth as infrastructure development attracts new buyers.

Currency fluctuations significantly impact foreign buyer affordability, with THB strength against USD and EUR potentially moderating demand, while Chinese buyer activity depends on capital controls and travel restrictions.

What are the classic mistakes foreigners make when buying property without citizenship?

1. **Attempting illegal land ownership through nominee company structures**, which can result in property confiscation and legal penalties when authorities discover the arrangement.2. **Failing to verify foreign ownership quotas in condominium buildings**, leading to purchases that cannot be legally completed or registered in foreign names.3. **Not conducting proper due diligence on title deeds**, resulting in purchases of properties with unclear ownership, outstanding debts, or legal disputes.4. **Ignoring the overseas fund transfer requirement**, attempting to use domestic Thai bank transfers or cash payments that invalidate foreign ownership rights.5. **Purchasing without legal representation**, missing critical contract terms, hidden fees, or legal obligations that create future financial liabilities.6. **Overlooking ongoing costs and tax obligations**, underestimating the total cost of ownership including maintenance fees, property taxes, and utility expenses.7. **Rushing into leasehold agreements without understanding renewal terms**, signing contracts with unfavorable renewal conditions or no guarantee of lease extension.8. **Choosing properties in oversupplied markets**, particularly new developments without considering resale potential or rental demand in the specific location.

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. Thailand Business News - Thai Cabinet Approves New Property Policy for Foreigners
2. BambooRoutes - Thailand Real Estate for Foreigners
3. Benoit & Associates - Foreigner Buying Condo in Thailand
4. Thailand Law Online - Ownership and Buying Real Estate in Thailand
5. Acclime Thailand - Foreign Land Ownership Guide
6. Wise - Buying Property in Thailand Guide
7. Siam Legal - Thailand Property for Foreigners
8. Belaws - Buying Property in Thailand