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
Thailand attracts thousands of foreign buyers each year with its tropical lifestyle, affordable costs, and welcoming culture.
However, what you can actually own in Thailand is more restricted than in most countries, so understanding the rules is essential before you start shopping.
In this guide, we cover everything from ownership limits and visa requirements to mortgage options and closing costs for foreigners buying property in Thailand in 2026.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Thailand.
Insights
- In 2024, foreign buyers completed over 14,500 condo transfers in Thailand, with Americans accounting for about 4% of that total, roughly 609 units.
- The 49% foreign ownership quota in Thai condominiums is calculated by total floor area, not by the number of units, which can cause unexpected availability issues.
- Thai banks like UOB Thailand and Bangkok Bank do lend to foreigners, but mortgage rates typically range from 5.5% to 9% in January 2026, which is higher than what Thai nationals pay.
- A temporary fee reduction to 0.01% for transfer and mortgage registration (normally 2% and 1%) applies only to Thai nationals and properties under 7 million baht until June 2026, meaning foreigners pay full fees.
- The Thai Supreme Court has struck down automatic lease renewal clauses, meaning "30+30+30 year" lease promises are not legally guaranteed beyond the first 30 years.
- Foreigners must prove their purchase funds came from abroad using a Foreign Exchange Transaction Form (FET), issued by a Thai bank for transfers over 50,000 USD or equivalent.
- The 40 million baht investment pathway that allows foreigners to own up to 1 rai (1,600 square meters) of land is rarely granted in practice and is not transferable to heirs.
- Annual property tax under Thailand's Land and Buildings Tax is very low for most foreign condo owners, often just a fraction of 1% of appraised value, far below Western standards.
- Using nominee shareholder structures to own land through a Thai company is illegal and under active enforcement scrutiny in 2025 and 2026.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
What can I legally buy and truly own as a foreigner in Thailand?
What property types can foreigners legally buy in Thailand right now?
In Thailand, foreigners can legally purchase and fully own condominium units in their own name under the Condominium Act, but they cannot directly own land, which means houses, townhouses, and villas are off the table for freehold ownership.
The most important condition for foreign condo buyers in Thailand is the 49% foreign ownership quota: in any registered condominium building, no more than 49% of the total floor area can be owned by non-Thai nationals.
To qualify for freehold condo ownership in Thailand, you must also prove that your purchase funds were transferred into the country from abroad in foreign currency, documented through a Foreign Exchange Transaction Form (FET) issued by a Thai bank.
If a building's foreign quota is already full, you can still acquire a unit, but only on a leasehold basis (typically up to 30 years), not as full freehold ownership.
Finally, please note that our pack about the property market in Thailand is specifically tailored to foreigners.
Can I own land in my own name in Thailand right now?
In Thailand, foreigners generally cannot own land in their own name, as the Land Code Act strictly prohibits direct land ownership by non-Thai nationals except in extremely rare circumstances.
The most common legal alternative for foreigners who want a house or villa in Thailand is a long-term registered lease, which can be set for up to 30 years at a time and registered at the Land Office.
There is a narrow exception allowing foreigners to own up to 1 rai (1,600 square meters) of land for residential purposes if they invest at least 40 million baht in qualifying Thai assets, but this pathway requires ministerial approval and is rarely granted in practice.
As of 2026, what other key foreign-ownership rules or limits should I know in Thailand?
As of January 2026, the most impactful rule for foreign condo buyers in Thailand is that your purchase funds must be transferred from abroad and converted to Thai baht by a licensed Thai bank, which then issues the required Foreign Exchange Transaction Form (FET) for Land Office registration.
The 49% foreign ownership quota in Thailand is calculated based on the total sellable floor area of all units in a building, not by the number of units, so you must obtain a written confirmation letter from the condominium's juristic person before you can register your ownership.
Thailand requires that any property lease over three years be registered with the Land Office to be legally enforceable, and foreigners buying leasehold properties should know that unregistered lease agreements offer very limited protection.
One notable regulatory development is that 99-year lease proposals were discussed again in 2025, but as of January 2026, no such law has been enacted, so the maximum registrable lease term remains 30 years.
If you're interested, we go much more into details about the foreign ownership rights in Thailand here.
What's the biggest ownership mistake foreigners make in Thailand right now?
The single biggest ownership mistake foreigners make in Thailand is assuming that "30+30+30 year" lease agreements give them 90 years of guaranteed land control, when in reality the Thai Supreme Court has ruled that automatic renewal clauses are not enforceable, leaving buyers with only the initial 30-year term.
If you rely on an unenforceable renewal promise, you could lose your right to the property after 30 years, with no legal recourse to extend or recover your investment.
Other classic pitfalls in Thailand include using illegal nominee shareholder structures to hold land through a Thai company, failing to verify that a building is actually registered as a condominium (not just marketed as one), and neglecting to confirm that the 49% foreign quota is available before paying a deposit.
We have made this infographic to give you a quick and clear snapshot of the property market in Thailand. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Thailand?
Do I need a specific visa to buy property in Thailand right now?
In Thailand, you do not need a specific visa to buy a condo, and foreigners on tourist visas can and do complete property purchases, since buying is treated as a civil transaction rather than a work activity.
The most common administrative requirement that can slow down foreign buyers in Thailand is the Foreign Exchange Transaction Form (FET), which requires you to have a Thai bank account to receive and convert your purchase funds from abroad.
You typically do not need a Thai tax ID before buying property in Thailand, but you will likely want one if you plan to rent out the property, file income taxes, or use certain banking services long-term.
A typical document set for a foreign condo buyer in Thailand includes your passport, the FET form from your Thai bank, a letter from the condominium's juristic person confirming foreign quota availability, and the signed sale and purchase agreement.
Does buying property help me get residency and citizenship in Thailand in 2026?
As of January 2026, buying property in Thailand does not automatically give you residency or a path to citizenship, as Thailand does not have a straightforward "golden visa" program where a property purchase qualifies you for permanent stay.
Thailand does offer the Long-Term Resident (LTR) visa through the Board of Investment, but it targets specific groups like wealthy global citizens, retirees, remote workers, and skilled professionals, and property ownership is not the qualifying factor.
Another option is the Thailand Privilege (formerly Elite) visa, which is a paid membership program that grants long-stay privileges for 5 to 20 years, but it is based on payment rather than property investment, with packages starting around 600,000 to 900,000 baht.
We give you all the details you need about the different pathways to get residency and citizenship in Thailand here.
Can I legally rent out property on my visa in Thailand right now?
In Thailand, owning and renting out a condo is generally treated as passive income, so your visa status typically does not block you from collecting rent, especially if you use a property management company to handle day-to-day operations.
You do not need to live in Thailand to rent out your property, and many foreign owners manage their rentals remotely through agents or building management services.
The key consideration for foreign landlords in Thailand is tax compliance: rental income is taxable under Thai personal income tax rules, and if your tenant is a company, they may be required to withhold tax at source before paying you.
We cover everything there is to know about buying and renting out in Thailand here.
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How does the buying process actually work step-by-step in Thailand?
What are the exact steps to buy property in Thailand right now?
The standard sequence to buy a condo in Thailand involves selecting a unit and confirming foreign quota availability, paying a booking deposit, conducting due diligence on the title and building, arranging your foreign fund transfer, signing a sale and purchase agreement, and finally completing the ownership transfer at the Land Office.
You do not have to be physically present for every step of the purchase in Thailand, as buyers can use a Power of Attorney (POA) to authorize a lawyer or representative to act on their behalf, though many prefer to attend the Land Office transfer day in person.
The deal becomes legally binding in Thailand when you sign the sale and purchase agreement and pay the agreed deposit, though full legal ownership is not official until the transfer is registered at the Land Office.
The typical timeline from accepted offer to final registration at the Land Office in Thailand is about 30 to 60 days for a straightforward resale condo, though off-plan purchases can take much longer depending on the construction schedule.
We have a document entirely dedicated to the whole buying process our pack about properties in Thailand.
Is it mandatory to get a lawyer or a notary to buy a property in Thailand right now?
In Thailand, using a lawyer or notary is not legally mandatory to buy a condo, since the Land Office registration is the official legal moment that transfers ownership, but hiring a lawyer is strongly recommended for anything involving land, leases, or complex contract terms.
The key difference in Thailand is that notaries are rarely involved in property transactions at all; instead, lawyers handle contract review, due diligence, and representation, while the Land Office handles the official registration that makes ownership valid.
If you hire a lawyer for a Thailand property purchase, make sure their scope includes verifying the title deed, confirming the foreign quota status, reviewing the sale agreement, and representing you at the Land Office transfer if you cannot attend.
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 checks should I run so I don't buy a problem property in Thailand?
How do I verify title and ownership history in Thailand right now?
The official authority to verify title and ownership history in Thailand is the Land Department (also called the Land Office), where all registered property titles and transfers are recorded.
The key title document you should request in Thailand is the Chanote (Nor Sor 4 Jor), which is the highest-grade title deed and confirms full legal ownership, including the exact boundaries and registered owner.
A realistic look-back period for ownership history checks in Thailand is 10 to 15 years, which helps reveal any disputes, frequent transfers, or irregularities that might signal problems.
A clear red flag that should stop or pause a purchase in Thailand is any registered encumbrance, unresolved lien, or ongoing legal dispute attached to the title, as these can delay or block your ownership registration.
You will find here the list of classic mistakes people make when buying a property in Thailand.
How do I confirm there are no liens in Thailand right now?
The standard way to confirm there are no liens or encumbrances on a property in Thailand is to conduct a title search at the local Land Office, where all registered mortgages, liens, and restrictions are recorded on the back of the title deed.
One common type of encumbrance foreign buyers should specifically ask about in Thailand is an existing mortgage from a Thai bank, which must be discharged before or at the time of transfer for you to receive a clean title.
The best written proof of lien status in Thailand is a certified copy of the title deed from the Land Office, which shows all registered encumbrances, along with a debt-free letter from the condominium's juristic person confirming no unpaid common fees.
How do I check zoning and permitted use in Thailand right now?
The authority to check zoning and permitted use for a property in Thailand is the local municipal office (Tessaban) or district office (Amphoe), along with the Department of Public Works and Town and Country Planning for larger zoning maps.
The key document that confirms zoning classification in Thailand is the official land-use plan (Pang Muang Ruam) or the building permit, which shows whether the property is zoned for residential, commercial, or mixed use.
A common zoning pitfall foreign buyers miss in Thailand is purchasing a unit marketed for residential use that is actually in a mixed-use or commercial zone, which can affect your ability to live there full-time or may come with restrictions on short-term rentals.
Buying real estate in Thailand can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Thailand, and on what terms?
Do banks lend to foreigners for homes in Thailand in 2026?
As of January 2026, yes, several Thai banks do lend to foreigners for condo purchases, though the options are more limited and the terms are stricter than what Thai nationals receive.
Foreign borrowers in Thailand most commonly see loan-to-value (LTV) ratios between 50% and 70%, meaning you will typically need to provide at least 30% to 50% of the purchase price as a down payment.
The most common eligibility requirement for foreigners seeking a mortgage in Thailand is proof of stable income, often requiring a work permit in Thailand, a Thai-based employment contract, or verifiable income from a foreign source.
You can also read our latest update about mortgage and interest rates in Thailand.
Which banks are most foreigner-friendly in Thailand in 2026?
As of January 2026, the three most foreigner-friendly banks for mortgages in Thailand are UOB Thailand, Bangkok Bank, and CIMB Thai, all of which have established programs or track records for lending to non-Thai buyers.
The feature that makes these banks more foreigner-friendly in Thailand is their willingness to accept foreign income documentation and their experience processing applications from buyers without Thai nationality or permanent residency.
Some of these banks do lend to non-residents (foreigners without a Thai work permit or visa), but the approval process is more complex and may require higher down payments, additional income verification, or a relationship with the bank.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Thailand.
What mortgage rates are foreigners offered in Thailand in 2026?
As of January 2026, foreign buyers in Thailand can expect mortgage interest rates in the range of 5.5% to 9% per year, with promotional rates at the lower end and standard reference-linked rates (MRR or HLR based) at the higher end.
The difference between fixed and variable rates in Thailand is that fixed rates are typically offered for an initial period of 1 to 3 years at a lower promotional rate, after which the loan reverts to a variable rate tied to the bank's reference rate, which can push effective rates above 7%.
We made this infographic to show you how property prices in Thailand compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Thailand?
What are the total closing costs as a percent in Thailand in 2026?
In Thailand in 2026, the typical total closing cost for a condo purchase ranges from about 3% to 7% of the property's appraised or declared value, depending on how fees are split between buyer and seller and whether the property is new or resale.
A realistic low-to-high closing cost range for most transactions in Thailand is 2.5% on the low end (when the seller covers most taxes) to over 6.5% on the high end (when the buyer absorbs a larger share or buys new-build with sinking fund contributions).
The specific fee categories that make up total closing costs in Thailand include the 2% transfer fee, either a 3.3% Specific Business Tax or a 0.5% stamp duty (not both), withholding tax on the seller's side, and sometimes legal fees or agent commissions.
The single biggest contributor to closing costs in Thailand is typically the transfer fee (2% of appraised value), which is often split 50/50 between buyer and seller, though this is negotiable in the sale agreement.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Thailand.
What annual property tax should I budget in Thailand in 2026?
As of January 2026, the annual property tax for a typical owner-occupied condo in Thailand is very low, often just a few hundred to a few thousand baht per year (roughly 10 to 100 USD or 9 to 90 EUR), and many owners pay even less due to exemptions for primary residences valued under 50 million baht.
Thailand's Land and Buildings Tax is assessed as a percentage of the property's appraised value, with residential rates starting at 0.02% and increasing progressively for higher-value properties, making it far lighter than property taxes in most Western countries.
How is rental income taxed for foreigners in Thailand in 2026?
As of January 2026, rental income earned by foreigners in Thailand is subject to personal income tax at progressive rates ranging from 0% to 35%, with the effective rate depending on your total taxable income and allowable deductions.
Foreign landlords in Thailand are generally required to file an annual tax return if they earn rental income, and if the tenant is a company or juristic person, they may withhold 5% of the rent at source and remit it to the Revenue Department on your behalf.
What insurance is common and how much in Thailand in 2026?
As of January 2026, the typical annual insurance premium for a standard condo policy in Thailand ranges from about 600 to 20,000 baht per year (roughly 17 to 570 USD or 16 to 530 EUR), depending on the property value and coverage level.
The most common type of property insurance coverage that condo owners carry in Thailand is fire and allied perils insurance, which covers damage from fire, lightning, explosions, and sometimes water damage or natural disasters.
The biggest factor that affects insurance premiums for the same property type in Thailand is the location, with properties in flood-prone areas or coastal regions like Phuket typically paying more than those in central Bangkok or inland cities.
Get the full checklist for your due diligence in Thailand
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Thailand, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Thailand Government Portal | Official Thai government information portal summarizing processes foreigners must follow. | We used it to confirm the 49% foreign quota rule and the juristic person letter requirement. We also aligned buyer steps with Land Office expectations. |
| Thai Fiscal Policy Office | Ministry of Finance agency hosting the translated Land and Buildings Tax statute. | We used it as the primary law text for annual property tax structure. We avoided relying on blog summaries for core tax concepts. |
| Bank of Thailand | Thailand's central bank and official source for national interest rate data. | We used it to anchor mortgage rate expectations to the late 2025 rate environment. We also sanity-checked bank promo rates against the broader regime. |
| Reuters | Highly reputable international wire service with strict editorial standards. | We used it to confirm the December 2025 policy rate cut and macro direction. We supported why mortgage pricing in early 2026 differs from 2023-2024. |
| UOB Thailand | Major bank's primary product page with stated effective rate ranges. | We cited it as a real market example of home loan pricing. We triangulated our estimate of foreigner mortgage rates. |
| CIMB Thai | Official bank rate sheet with explicit January 2026 effective date. | We used it as a dated, verifiable anchor for Thai reference rates. We kept mortgage rate ranges realistic for January 2026. |
| Bangkok Bank | Major Thai bank publishing its official lending rate schedule. | We used it to triangulate how Thai banks price loans off reference rates. We avoided single-bank assumptions. |
| Thai Revenue Department (PIT) | Thai tax authority and canonical reference for personal income tax. | We used it to ground the section on rental income being taxable. We avoided informal tax advice sources. |
| Thai Revenue Department (WHT) | Official description of withholding tax administration from Thai tax authority. | We used it to support how withholding works when payers must withhold and remit. We shaped the tenant vs company tenant nuance. |
| CBRE Thailand | Large, established real estate advisory firm citing formal processes. | We validated common Land Office documentation expectations including fund transfer proof. We cross-checked practical steps foreign buyers face. |
| Chandler MHM | Recognized law firm explaining Thai Supreme Court decisions and implications. | We supported the warning that 30+30 is not guaranteed 60 years. We identified the biggest leasehold trap foreigners fall into. |
| Nation Thailand | National newspaper attributing rules to the Land Department and Land Code. | We confirmed the 40 million baht investment pathway exists but is narrow. We used it as corroboration alongside legal commentary. |
| Forbes and Partners | Established property law firm with detailed 2025/2026 cost guides. | We used their cost breakdown for transfer fees and tax calculations. We anchored our closing cost percentage estimates. |
| Emerhub | Business advisory firm specializing in foreigner compliance in Thailand. | We validated the Condominium Act and leasehold frameworks. We confirmed FET form requirements for foreign buyers. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Thailand. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.