Authored by the expert who managed and guided the team behind the Thailand Property Pack
Yes, the analysis of Phuket's property market is included in our pack
Phuket remains one of the most attractive property markets in Southeast Asia for foreigners, but the island's popularity also makes it a hotspot for scams and grey-area practices.
We constantly update this blog post to reflect the latest developments, legal changes, and scam patterns affecting foreign buyers in Phuket.
Our team has spent months researching local sources, legal frameworks, and real case studies to bring you insider knowledge that goes beyond generic advice.
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 Phuket.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
How risky is buying property in Phuket as a foreigner in 2026?
Can foreigners legally own properties in Phuket in 2026?
As of early 2026, foreigners can legally own condominium units freehold in Phuket, but they cannot own land directly under Thai law.
The main restriction is that foreign ownership in any condo building cannot exceed 49% of the total sellable floor area, and you must prove your purchase funds came from abroad through official banking channels.
For villas or houses with land, foreigners typically use leasehold agreements (up to 30 years, with negotiable renewals) or Thai company structures, though the latter carries significant legal risks if set up improperly with nominee shareholders.
These ownership structures mean that buying a condo freehold is the cleanest legal path for foreigners in Phuket, while villa purchases require more careful legal structuring to avoid future problems.
When purchasing a condo unit, you should note that a foreigner can own a "freehold" condominium, but only under certain conditions, like the foreign ownership quota rule and the money remittance process.
What buyer rights do foreigners actually have in Phuket in 2026?
As of early 2026, foreign condo buyers in Phuket have the same ownership rights as Thai nationals once the unit is properly registered at the Land Office, including the right to sell, lease, or mortgage the property.
If a seller breaches a contract in Phuket, you can pursue legal action through Thai courts, but the process is often slow, expensive, and unpredictable, which is why prevention through proper documentation is always better than litigation.
The most common mistake foreigners make is assuming that "renewal options" or "buyback guarantees" in villa leases are automatically enforceable, when in reality a 2025 Supreme Court decision confirmed that these side agreements are often not binding if not properly structured.
This means your real protection comes from what is actually registered at the Land Office, not from promises in side letters or verbal agreements from developers.
How strong is contract enforcement in Phuket right now?
Contract enforcement in Phuket is workable but significantly slower and less predictable than in countries like the UK, Australia, or Singapore, meaning you should design your transaction to avoid ever needing a courtroom.
The main weakness foreigners should know is that Thai civil cases can take years to resolve, legal costs add up quickly, and even winning a judgment does not guarantee you can collect, especially if your counterparty has restructured their assets.
This is why experienced buyers in Phuket focus on prevention: clean documentation, proper Land Office registration, verified counterparties, and a clear money trail from day one.
By the way, we detail all the documents you need and what they mean in our property pack covering Phuket.
Buying real estate in Phuket 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.
Which scams target foreign buyers in Phuket right now?
Are scams against foreigners common in Phuket right now?
Scams targeting foreign property buyers in Phuket are common enough that you should assume you will encounter at least some grey-area behavior, whether outright fraud or aggressive misrepresentation, during your property search.
The most frequently targeted transactions in Phuket are off-plan villa purchases and "guaranteed rental return" schemes, where developers promise high yields but lack the financial backing to deliver.
The profile of foreign buyer most commonly targeted is the first-time buyer who is emotionally attached to the "dream lifestyle," does not hire independent legal counsel, and makes quick decisions under sales pressure.
The single biggest warning sign in Phuket is urgency combined with requests to pay deposits into personal accounts or to skip Land Office verification "to speed things up."
What are the top three scams foreigners face in Phuket right now?
The top three scams in Phuket right now are: (1) villa "ownership" through nominee company structures that can be unwound by authorities, (2) off-plan projects that take deposits but never complete construction, and (3) properties sold with undisclosed mortgages, prior leases, or encumbrances.
The most common scam typically unfolds like this: a developer or agent shows you glossy renderings of a villa, offers a "limited time" discount, asks for a large reservation deposit into a company or personal account, then delays construction indefinitely while blaming permits, weather, or funding issues until your money is gone.
The single most effective protection for each scam is: for nominee structures, hire an independent lawyer to assess control rights before signing; for off-plan projects, verify land title and building permits before any payment; and for encumbrance surprises, always conduct a Land Office search through your own lawyer, not the seller's agent.
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.
How do I verify the seller and ownership in Phuket without getting fooled?
How do I confirm the seller is the real owner in Phuket?
The standard verification process in Phuket is to obtain a copy of the title deed and seller's identification, then have your independent lawyer conduct an in-person search at the local Land Office to confirm the seller's name matches the registered owner.
The official document you must check is the Chanote (Nor Sor 4 Jor), which is Thailand's highest form of land title, and the back of this document will show any registered encumbrances, mortgages, or prior rights that could affect your purchase.
The most common trick fake sellers use in Phuket, which is uncommon but does happen, is presenting forged or outdated copies of title deeds or claiming to be authorized representatives of companies without proper documentation, which is why you should never rely solely on documents provided by the seller.
Where do I check liens or mortgages on a property in Phuket?
The official registry where you check liens and mortgages in Phuket is the local Land Office (Krom Teedin), where your lawyer can request an official extract of the title deed showing all registered encumbrances.
When checking for liens in Phuket, you should specifically request information on registered mortgages, existing leases, servitudes or easements, rights of way, and any court judgments attached to the property.
The type of encumbrance most commonly missed by foreign buyers in Phuket is unregistered access rights or informal road-sharing arrangements, which can leave your property landlocked or dependent on a neighbor's goodwill even if the title looks clean.
It's one of the aspects we cover in our our pack about the real estate market in Phuket.
How do I spot forged documents in Phuket right now?
The most common type of forged document in Phuket property scams is fake or altered Chanote title deeds, though this is rare in straightforward transactions and more common in complex or pressured deals where buyers skip verification.
Red flags that may indicate forgery include inconsistent paper quality, missing or unclear Garuda watermarks, signatures in unusual ink colors, dates that do not match the document's apparent age, and any reluctance from the seller to allow Land Office verification.
The official verification method you should always use in Phuket is to bring the title deed or a copy to the local Land Office and request to compare it against their original records, which is a straightforward process your lawyer can handle within a few days.
Get the full checklist for your due diligence in Phuket
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Phuket?
What hidden costs surprise foreigners when buying a property in Phuket?
The three most common hidden costs foreigners overlook in Phuket are: (1) the sinking fund and common area fees for condos, which can range from 30,000 to 150,000 THB (850 to 4,300 USD / 800 to 4,000 EUR) upfront, (2) condo juristic person arrears inherited from the previous owner, and (3) for villas, ongoing estate management fees that can reach 50,000 to 200,000 THB (1,400 to 5,700 USD / 1,300 to 5,400 EUR) per year.
The hidden cost most often deliberately concealed by sellers or agents in Phuket, which sometimes happens, is the true state of the juristic person's finances for condos or the shared infrastructure obligations for villas, where maintenance backlogs can become your problem after purchase.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Phuket.
Are "cash under the table" requests common in Phuket right now?
Cash under the table requests in Phuket property transactions are not the norm but do occur, particularly in private resale deals where sellers propose declaring a lower sale price to reduce transfer taxes.
The typical reason sellers give for requesting undeclared cash payments in Phuket is to "save you money on fees," which frames tax evasion as a favor to the buyer rather than the illegal arrangement it actually is.
The legal risks foreigners face if they agree to undeclared payments in Phuket include potential tax evasion charges, difficulties proving the true purchase price if you need to resell or dispute the transaction, and complications when trying to remit funds out of Thailand since banks require proper documentation.
Are side agreements used to bypass rules in Phuket right now?
Side agreements to bypass official rules are common in Phuket, especially in villa transactions where developers use separate documents to promise lease extensions, rental guarantees, or buyback options that are not registered at the Land Office.
The most common type of side agreement in Phuket is the "30+30+30" lease promise, where a 30-year registered lease is accompanied by a separate letter claiming two additional 30-year extensions, even though a 2025 Supreme Court ruling confirmed these extensions are often unenforceable.
If authorities discover an improper side agreement in Phuket, consequences can include the agreement being voided entirely, potential penalties under the Foreign Business Act if nominee structures are involved, and in extreme cases, property forfeiture if the underlying arrangement is deemed illegal.
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.
Can I trust real estate agents in Phuket in 2026?
Are real estate agents regulated in Phuket in 2026?
As of early 2026, real estate agents in Phuket are not regulated in the way you might expect from countries like the UK, US, or Australia, meaning there is no government-issued license required to operate as a property agent in Thailand.
The closest thing to official certification in Phuket is membership in the Thai Real Estate Broker Association (TREBA), which requires training and adherence to an ethics framework, though membership is voluntary and not legally required.
To verify whether an agent has any professional standing in Phuket, you can check if they are listed as a TREBA member on the association's website, ask for references from past foreign clients, and confirm they operate through a registered company rather than informally.
Please note that we have a list of contacts for you in our property pack about Phuket.
What agent fee percentage is normal in Phuket in 2026?
As of early 2026, the normal agent commission in Phuket ranges from 3% to 5% of the sale price, with 3% being standard for most transactions and higher percentages appearing on luxury villas or difficult-to-sell inventory.
The typical range that covers most Phuket transactions is 3% to 5%, though you may see commissions creep toward 5% or higher on properties priced above 30 million THB (850,000 USD / 800,000 EUR) or in slow-moving market segments.
In Phuket, the seller typically pays the agent commission, which is usually built into the listing price, though in some new development purchases the developer covers the fee and buyers do not pay an additional agent cost.
Get the full checklist for your due diligence in Phuket
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Phuket?
What structural inspection is standard in Phuket right now?
The standard structural inspection in Phuket should include a thorough assessment of the building's foundation, walls, roof, plumbing, electrical systems, and specifically for the tropical climate, waterproofing, drainage, and humidity control measures.
A qualified inspector in Phuket should check waterproofing and roof integrity, signs of moisture ingress or mold, termite damage in wooden elements, corrosion from coastal salt air, pool structure and plumbing for villas, and retaining wall stability for hillside properties.
The type of professional qualified to perform structural inspections in Phuket is a licensed engineer or a specialized building inspection company with experience in tropical coastal construction, not just a general contractor or the developer's own team.
The most common structural issues inspections reveal in Phuket properties are waterproofing failures leading to mold, poor drainage causing flooding during monsoons, termite damage in older buildings, and corrosion of metal fixtures due to sea air exposure.
How do I confirm exact boundaries in Phuket?
The standard process for confirming property boundaries in Phuket is to first use the Department of Lands' LandsMaps online tool for a rough location check, then have a licensed surveyor physically verify boundary markers against the Chanote title deed.
The official document showing legal boundaries in Phuket is the Chanote (Nor Sor 4 Jor), which includes a survey map with plot dimensions, corner marker references, and GPS coordinates that can be verified on the ground.
The most common boundary dispute affecting foreign buyers in Phuket involves unclear or informal access roads, where a property looks perfect but legal road access depends on crossing a neighbor's land without proper registered easements.
The professional you should hire to physically verify boundaries in Phuket is a licensed surveyor who can locate the official concrete boundary markers, compare them to the title deed map, and confirm there are no encroachments or access issues.
What defects are commonly hidden in Phuket right now?
The top three defects sellers frequently conceal in Phuket, which is common in the resale market, are chronic moisture or mold issues hidden by fresh paint, termite damage in wooden structures covered by cosmetic repairs, and drainage problems that only appear during heavy monsoon rains.
The inspection technique that helps uncover hidden defects in Phuket is a combination of moisture meters for water damage detection, thermal imaging cameras for insulation and leak issues, and scheduling visits during the rainy season to observe how the property handles water.
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.
What insider lessons do foreigners share after buying in Phuket?
What do foreigners say they did wrong in Phuket right now?
The most common mistake foreigners say they made when buying property in Phuket is trusting the developer's or seller's lawyer instead of hiring their own independent legal counsel, which left them without objective advice during critical decision points.
The top three regrets foreigners most frequently mention after buying in Phuket are: (1) paying deposits before completing Land Office verification, (2) believing rental guarantee promises without checking the developer's financial backing, and (3) choosing ownership structures they did not fully understand.
The single piece of advice experienced foreign buyers most often give to newcomers in Phuket is to slow down, ignore the urgency tactics, and never transfer money until your own lawyer has verified everything at the Land Office.
The mistake that cost foreigners the most money or stress in Phuket is entering into villa company structures with nominee shareholders, which can result in losing control of the property entirely if the arrangement is challenged or if your Thai "partners" decide to assert their legal ownership.
What do locals do differently when buying in Phuket right now?
The key difference in how locals approach buying property in Phuket compared to foreigners is that locals treat Land Office verification as a standard first step rather than an afterthought, and they are deeply skeptical of any developer who resists this process.
The verification step locals routinely take that foreigners often skip in Phuket is checking the juristic person's financial statements and maintenance history for condos, or investigating the developer's completion track record by visiting their previous projects in person.
The local knowledge advantage that helps Thai buyers get better deals in Phuket is their network access to "off-market" properties through family or business connections, plus their ability to negotiate directly in Thai and understand when a seller is under financial pressure and willing to accept a lower price.
Don't buy the wrong property, in the wrong area of Phuket
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 Phuket, 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 |
|---|---|---|
| Bank of Thailand Property Index | Thailand's central bank publishing official, methodology-backed price data. | We used it to ground market trends in official statistics. We referenced the South region series as the closest proxy for Phuket pricing. |
| CBRE Thailand | Major global real estate consultancy with published Phuket research. | We used it to describe Phuket supply and demand conditions. We extracted data on market pressure and inventory levels. |
| C9 Hotelworks | Respected Thailand hospitality and real estate research firm. | We used it for Phuket condo and villa supply data. We identified high-inventory segments where scam risk is elevated. |
| World Justice Project | Internationally recognized rule-of-law dataset based on surveys. | We used it to assess contract enforcement reliability. We translated index scores into practical risk expectations for buyers. |
| Transparency International CPI | The most widely cited global corruption perception index. | We used it to explain why grey-area requests occur. We justified stricter documentation and payment discipline advice. |
| AustCham Thailand | Reputable chamber of commerce summarizing key legal developments. | We used it to flag 2025 Supreme Court lease ruling risks. We recommended safer lease structuring based on this precedent. |
| Thailand Law Library | Widely cited translated legal text used by practitioners. | We used it to explain the 49% foreign quota rule. We cross-referenced it with brokerage guidance for accuracy. |
| Department of Lands LandsMaps | Official government map service for land parcel lookup. | We used it to show how to cross-check parcel locations. We clarified that maps help but do not replace Land Office searches. |
| Forbes and Partners | Established legal and tax advisory firm with published Thailand guides. | We used it to calculate transfer cost ranges. We cross-checked their figures against Revenue Department baseline rates. |
| Thai Real Estate Broker Association | Industry association publishing ethics and training standards. | We used it to propose a trust filter for agents. We explained the difference between professionalized and regulated markets. |
| Thaiger | Credible local news outlet reporting on Phuket fraud cases. | We used it as evidence that high-value scams happen in Phuket. We tied recent cases to broader scam pattern analysis. |
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.