Can foreigners buy real estate in Thailand?

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.

Can foreigners legally own land or property in Thailand, and what are the exact restrictions compared to Thai nationals?

Foreigners are generally prohibited from owning land directly in Thailand under the Land Code Act.

Thai nationals can purchase and own land without any restrictions, while foreigners face significant limitations. The only exception for foreigners is through the Board of Investment (BOI) for investments exceeding 40 million THB (approximately $1.1 million USD), but these approvals are extremely rare and come with strict conditions.

Foreigners can own buildings and structures on land but not the land itself. This means you can own a villa or house but must lease the land underneath it. Leasehold agreements can be structured for up to 30 years with potential renewal options, though renewals are not guaranteed by law.

As of June 2025, the Thai government maintains these restrictions to preserve land ownership for Thai citizens, and recent legislative discussions have not indicated any significant changes to these fundamental rules.

What types of real estate can foreigners buy in Thailand—like condos, villas, or commercial property—and under what conditions?

Foreigners can own condominium units outright on a freehold basis, provided specific conditions are met.

For condominiums, the key restriction is the 49% foreign ownership quota per building. This means that no more than 49% of the total floor area in any condominium building can be owned by foreigners. You must also fund the purchase with foreign currency transferred into Thailand and obtain a Foreign Exchange Transaction Form (FETF) as proof.

For houses and villas, foreigners can own the building structure but not the land. The most common approach is a 30-year leasehold agreement with the landowner. Some buyers use Thai company structures to control land, but this requires careful legal structuring to avoid nominee arrangements, which are illegal.

Commercial property follows similar rules—foreigners cannot own commercial land directly but can lease it or use legitimate company structures. However, these arrangements face increased scrutiny from authorities to ensure compliance with foreign business laws.

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

Do foreigners need to have a specific visa or residency status to purchase property, and does it impact the type of ownership they can have?

No specific visa or residency status is required for foreigners to purchase property in Thailand.

You can buy a condominium or enter into leasehold agreements regardless of your visa status—whether you're on a tourist visa, work permit, or long-term visa. Property ownership is treated separately from immigration status under Thai law.

However, owning property does not grant you any residency rights or visa privileges. Property ownership cannot be used as a basis for obtaining long-term visas or permanent residency in Thailand.

That said, significant property investments can support applications for certain long-term visas like the Long-Term Resident (LTR) visa or Thailand Elite visa programs, but the property investment itself is just one factor among many requirements.

Is it necessary to be physically present in Thailand to complete the purchase of a property, or can it be done remotely?

Physical presence is not required to complete a property purchase in Thailand.

You can complete the entire transaction remotely by appointing a legal representative through a notarized Power of Attorney. This representative can sign documents, transfer funds, and complete the registration process at the Land Department on your behalf.

The Power of Attorney must be properly notarized in your home country and then legalized or apostilled according to international treaty requirements. Some buyers choose to be present for the final transfer at the Land Department for peace of mind, but it's not legally necessary.

Remote purchases are particularly common for condominium transactions, as these involve less complexity than land-related transfers. However, conducting thorough due diligence becomes even more critical when you're not physically present to inspect the property yourself.

What are the key steps and documents required for a foreigner to buy property in Thailand from start to finish?

Step	Key Actions	Required Documents
1. Due Diligence	Title search, legal checks, property inspection	Title deed (Chanote), building permits, ownership history
2. Reservation	Sign reservation agreement, pay deposit (10-30%)	Passport, reservation agreement, deposit receipt
3. Fund Transfer	Transfer foreign currency to Thailand	Foreign Exchange Transaction Form (FETF)
4. Sales Agreement	Review and sign Sales & Purchase Agreement	SPA, passport, FETF, legal review documents
5. Land Office Transfer	Complete ownership transfer registration	All previous documents plus transfer forms
6. Final Payment	Pay balance, receive keys and possession	Payment receipts, utility transfers, key handover
7. Post-Purchase	Register utilities, insurance, maintenance	Ownership certificate, insurance policies

Is hiring a local lawyer or property consultant mandatory or strongly advised, and what role do they play in the process?

Hiring a local lawyer is not legally mandatory but is strongly advised for all foreign property purchases in Thailand.

A qualified Thai lawyer conducts essential due diligence, including title deed verification, ownership history checks, and ensuring the property is free from encumbrances or legal disputes. They also review all contracts before signing and ensure compliance with Thai property laws.

During the purchase process, lawyers handle complex paperwork, coordinate with the Land Department, and protect your interests during negotiations. For condominium purchases, they verify the foreign ownership quota hasn't been exceeded and ensure proper FETF documentation.

Property consultants complement lawyers by providing market insights, property valuations, and ongoing management services. However, only licensed Thai lawyers can provide legal representation and advice on property law matters.

Legal fees typically range from 30,000 to 100,000 THB depending on the property value and complexity, which is a small investment compared to potential losses from legal issues.

What are the taxes, transfer fees, ongoing costs, and resale taxes that foreigners should expect when buying and later selling Thai property?

Property transaction costs in Thailand are the same for foreigners and Thai nationals.

Transfer fees are 2% of the registered property value, while stamp duty is 0.5% if the transaction is exempt from business tax. Withholding tax varies: 1% of the appraised value for company sellers, or progressive rates for individual sellers based on holding period.

Business tax of 3.3% applies if the property is sold within 5 years of purchase. For leasehold properties, registration costs 1% of the total lease value. Annual land and building tax ranges from 0.02% to 0.1% for residential properties.

Ongoing costs include monthly maintenance fees for condominiums (typically 30-80 THB per square meter), utilities, insurance, and property management if you're renting out the property. These costs should be factored into your investment calculations, especially for rental yield projections.

When selling, you'll pay similar transfer costs plus capital gains tax if applicable. It's something we develop in our Thailand property pack.

Can foreigners get a mortgage in Thailand, and if so, what are the current interest rates, required documents, and practical tips to increase approval chances?

Mortgages for foreigners are available but challenging to obtain from Thai banks.

Most Thai banks offer loans primarily for condominium purchases with loan-to-value ratios between 40-80% and terms up to 10 years. Interest rates for foreigners are typically higher than domestic rates, ranging from 4-7% annually as of mid-2025, depending on the bank and your financial profile.

Required documents include passport with valid visa, proof of income (employment letter, tax returns, bank statements), credit history from your home country, and sometimes a Thai spouse or permanent residency status. International banks with Thai branches may offer better terms for their existing customers.

To increase approval chances, maintain a strong credit profile, prepare all documentation in advance, consider making a larger down payment, and work with a mortgage broker familiar with foreign applications. Some developers also offer financing arrangements that may be more accessible than traditional bank mortgages.

Alternative financing options include home country mortgages secured against other assets or developer financing programs, which some foreign buyers find more practical than Thai bank loans.

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.

Where are the most popular locations for foreigners to invest or settle—like Bangkok, Chiang Mai, Phuket, Pattaya—and why are these areas attractive?

Bangkok remains the top choice for foreign property investment due to its status as Thailand's economic and business hub.

1. **Bangkok** offers excellent infrastructure, international schools, world-class hospitals, and strong rental demand from expatriate professionals. Areas like Sukhumvit, Silom, and Sathorn provide easy access to BTS/MRT systems and international amenities.2. **Phuket** attracts investors seeking vacation homes and rental income from tourism. The island offers beautiful beaches, international airport connectivity, and strong short-term rental potential, especially in areas like Kata, Karon, and Bang Tao.3. **Pattaya** provides coastal living within driving distance of Bangkok, making it popular for weekend homes and retirement properties. The area has an established expatriate community and lower property prices than Phuket.4. **Chiang Mai** appeals to digital nomads, retirees, and those seeking lower living costs with cultural richness. The city offers good healthcare, reasonable property prices, and a growing expatriate community.5. **Hua Hin** has emerged as a royal resort town popular with retirees and weekend home buyers from Bangkok, offering a quieter coastal alternative to Pattaya.

Which cities or regions in Thailand currently offer the best rental yields, tourism potential, or capital growth prospects based on the latest data?

Location	Rental Yield Range	Investment Strengths
Bangkok (CBD)	4-6% annually	Stable demand, business hub, infrastructure development
Phuket	6-8% annually	Tourism growth, short-term rental potential, international appeal
Pattaya	5-7% annually	Affordable entry, established expat market, EEC development
Chiang Mai	4-6% annually	Digital nomad influx, lower prices, cultural appeal
Hua Hin	3-5% annually	Royal patronage, retirement destination, weekend market
Koh Samui	6-9% annually	Luxury tourism, villa rental market, limited supply
Rayong (EEC Zone)	5-7% annually	Industrial development, government investment, emerging market

How do property prices vary between major cities and tourist hubs, and what's the current price-per-square-meter breakdown in each area?

Property prices in Thailand vary significantly based on location, property type, and proximity to amenities.

Bangkok commands the highest prices, with luxury condominiums in central business districts like Sukhumvit and Silom ranging from 120,000 to 300,000 THB per square meter as of mid-2025. Mid-range properties in good locations typically cost 80,000 to 150,000 THB per square meter.

Phuket properties range from 80,000 to 200,000 THB per square meter, with beachfront and resort-style properties commanding premium prices. Pattaya offers more affordable options at 60,000 to 150,000 THB per square meter, particularly attractive for budget-conscious investors.

Chiang Mai presents the most affordable major city option, with properties ranging from 40,000 to 90,000 THB per square meter in desirable areas. Hua Hin falls in the middle range at 70,000 to 140,000 THB per square meter.

These prices reflect current market conditions and can vary significantly based on specific location, building age, amenities, and market conditions. Premium locations with sea views, BTS access, or luxury amenities can command substantially higher prices.

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

What are the most common mistakes or legal pitfalls foreigners make when buying property in Thailand, and how can they avoid them?

The most critical mistake is attempting to circumvent land ownership laws through illegal nominee structures.

1. **Using Nominee Arrangements**: Setting up sham Thai companies where foreigners secretly control the shares is illegal and can result in property forfeiture and criminal charges. Always use legitimate legal structures with proper legal advice.2. **Skipping Due Diligence**: Failing to verify title deeds, ownership history, or existing encumbrances can lead to legal disputes. Always conduct thorough title searches and property inspections before committing.3. **Ignoring Foreign Ownership Quotas**: Attempting to buy condominiums in buildings where the 49% foreign quota is already filled results in ownership complications. Verify quota availability before making deposits.4. **Inadequate Legal Representation**: Not using qualified Thai lawyers or relying on agent recommendations without independent verification leads to contract issues and legal vulnerabilities.5. **Misunderstanding Lease Terms**: Assuming leasehold renewals are guaranteed or misunderstanding lease conditions can create future problems. Ensure lease terms are clearly defined and legally enforceable.6. **Underestimating Total Costs**: Forgetting about transfer taxes, ongoing maintenance, and other fees can strain budgets. Calculate total acquisition and holding costs before purchasing.7. **Assuming Property Grants Residency**: Believing property ownership provides visa or residency rights creates immigration problems. Understand that property ownership and immigration status are separate matters.

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 Law Online - Real Estate Ownership Guide
2. Acclime Thailand - Foreign Land Ownership Rules
3. ASEAN Briefing - Land Ownership Rules
4. Siam Legal - Buying Land in Thailand
5. PropertyScout - Property Ownership for Foreigners
6. Benoit & Partners - Real Estate Investment
7. Belaws - Buying Property in Thailand
8. Thai Embassy - Property Buying Guide
9. Wise - Buying Property in Thailand
10. Tranio - Thailand Property Taxes