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
Buying property in Phuket as a foreigner comes with a unique set of rules that differ significantly from what you might expect in Western countries.
This guide breaks down everything you need to know about foreign ownership laws, visa requirements, the buying process, mortgages, and ongoing costs in Phuket as of January 2026.
We keep this article constantly updated so you always have the latest information on housing prices and regulations in Phuket.
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.
Insights
- The 49% foreign quota in Phuket condos means popular beachside buildings in Patong, Kata, and Bang Tao often have waiting lists, so checking quota availability before negotiating price saves both time and disappointment.
- Foreigners buying condos in Phuket must prove their purchase funds were remitted from abroad in foreign currency, which requires coordination with Thai banks weeks before the Land Office transfer date.
- Thailand's temporary 0.01% transfer fee policy (valid through 2026) can reduce closing costs by roughly 2% for properties under 7 million baht, making this a strategic window for budget-conscious buyers.
- Short-term rentals under 30 days in Phuket can trigger Hotel Act licensing requirements, so buyers planning Airbnb income should treat this as a legal compliance issue rather than just a marketing decision.
- Mortgage rates for foreigners in Phuket typically range from 6.5% to 8.5% in January 2026, with most foreign borrowers landing around 7.25% due to documentation and currency risk premiums.
- The biggest ownership mistake foreigners make in Phuket is using Thai nominee company structures for villas, which can unravel during disputes, sales, banking changes, or inheritance situations.
- Annual property tax for owner-occupied homes in Phuket is remarkably low at around 0.02% of assessed value, meaning a 10 million baht condo costs roughly 2,000 baht per year in property tax.
- Thailand Privilege (Elite) visa memberships remain the most common long-stay solution for Phuket property buyers since purchasing real estate alone does not create a direct path to residency or citizenship.
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 Phuket?
What property types can foreigners legally buy in Phuket right now?
Foreigners in Phuket can legally buy condominiums as freehold property in their own name, and they can also purchase villas, townhouses, or landed houses, though the underlying land must typically be held through a leasehold structure rather than outright ownership.
The single most important limitation is Thailand's Land Code, which restricts foreign individuals from owning land directly, so any purchase involving land (like a pool villa in Kamala or a townhouse in Rawai) will usually involve a 30-year lease agreement rather than true freehold title.
For condos specifically, the building must have foreign ownership quota available (up to 49% of total saleable area can be foreign-owned), and buyers will need to prove their purchase funds were remitted from abroad in foreign currency to complete the freehold registration at the Land Office.
What makes Phuket unique is that the foreign-buyer mainstream concentrates heavily around beachside condo buildings in areas like Patong, Kata, Karon, Surin, and Bang Tao, while villa purchases in the same corridors are structured as long-term leases, often marketed as "30+30+30" years though renewals are not automatic.
Finally, please note that our pack about the property market in Phuket is specifically tailored to foreigners.
Can I own land in my own name in Phuket right now?
In almost all practical Phuket scenarios, foreigners cannot own land in their personal name because Thailand's Land Code specifically restricts foreign individual land ownership, which is why villas and townhouses are typically not held as personal freehold by foreign buyers.
The clearly legal alternative that foreigners commonly use is a registered leasehold, typically structured as a 30-year lease with the option (though not guarantee) to renew, which gives you legal rights to use and occupy the land without triggering the ownership restrictions.
Some developers market company structures or "nominee" arrangements, but these carry real legal risks, so if you want guaranteed personal ownership in Phuket, a freehold condo remains the safest and most straightforward route.
By the way, we cover everything there is to know about the land buying process in Phuket here.
As of 2026, what other key foreign-ownership rules or limits should I know in Phuket?
As of January 2026, the rules that most often affect foreign purchases in Phuket are the requirement to remit purchase funds from abroad in foreign currency for condo freehold registration, and the need to provide specific bank documentation proving this transfer to the Land Office.
For condos, Thailand applies a 49% foreign quota rule, meaning only up to 49% of a building's total saleable area can be owned freehold by foreigners, and once this quota is full, you may only be offered leasehold or Thai-structured alternatives.
There is no single approval or registration requirement beyond the Land Office transfer itself, but your conveyancing lawyer will coordinate with your bank to prepare the foreign remittance paperwork that the Land Office requires before registering foreign freehold ownership.
As for recent regulatory changes, Thailand's temporary easing of loan-to-value rules (running from May 2025 to June 2026) and the reduced 0.01% transfer fee program for properties under 7 million baht are the most relevant policy shifts affecting Phuket buyers in 2026.
What's the biggest ownership mistake foreigners make in Phuket right now?
The biggest ownership mistake foreigners make in Phuket is setting up a Thai nominee company structure to "own" villa land, where the company looks Thai on paper but is effectively controlled by the foreign buyer, which can unravel badly during a sale, dispute, banking issue, or inheritance situation.
If this structure gets challenged, either by authorities cracking down on nominee arrangements or through a falling out with the Thai nominee shareholders, you could lose control of the property entirely or face years of legal complications trying to sort it out.
Other classic pitfalls specific to Phuket include assuming short-term Airbnb rentals are hassle-free (they can trigger Hotel Act licensing issues), not verifying the foreign quota before negotiating price on a condo, and buying off-plan without confirming building permits and EIA approvals are actually in place.
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 Phuket?
Do I need a specific visa to buy property in Phuket right now?
You do not need a special visa just to buy property in Phuket, and yes, people commonly purchase while on a tourist entry or other lawful stay because the ownership registration at the Land Office is not gated by visa type the way employment is.
The most common administrative hurdle unrelated to the property itself is simply being legally present in Thailand to sign documents in person, though you can use a properly executed power of attorney if you cannot attend the transfer.
You typically do not need a Thai tax ID before completing the purchase transfer itself, but you will likely need one if you plan to earn rental income, file Thai tax returns, or set up ongoing local arrangements like utility accounts and property management contracts.
A typical document set for a foreign buyer includes your passport, proof of foreign fund remittance (bank forms showing the transfer), the sale contract, and any required translations, all of which your lawyer will coordinate with the Land Office before transfer day.
Does buying property help me get residency and citizenship in Phuket in 2026?
As of January 2026, buying a home in Phuket is not, by itself, a direct "golden visa" route to residency or citizenship in Thailand, so you should not expect property ownership alone to unlock long-term stay rights.
Thailand does offer the Long-Term Resident (LTR) visa through the Board of Investment, but eligibility requires meeting specific criteria like being a wealthy global citizen, work-from-Thailand professional, or highly skilled worker, not simply purchasing real estate.
The most common pathway foreigners actually use for extended stays in Phuket is the Thailand Privilege (formerly Elite) visa, which is a paid membership program offering 5 to 20 years of stay rights, separate from any property purchase.
We give you all the details you need about the different pathways to get residency and citizenship in Phuket here.
Can I legally rent out property on my visa in Phuket right now?
Your visa status does not directly determine whether you can rent out property in Phuket, but if you personally operate a rental business while physically present in Thailand, that could raise work-permit questions, which is why most foreign owners keep their role passive or use a professional property manager.
You do not need to live in Thailand to rent out your Phuket property, and many foreign owners manage their rentals entirely from abroad through local agents who handle tenant relations, maintenance, and payments on their behalf.
The most important detail for Phuket specifically is that short-term rentals (under 30 days) can trigger Hotel Act licensing requirements and may conflict with condo juristic person rules, so if you plan to do Airbnb-style rentals, treat it as a legal compliance issue, not just a marketing decision.
We cover everything there is to know about buying and renting out in Phuket here.
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How does the buying process actually work step-by-step in Phuket?
What are the exact steps to buy property in Phuket right now?
The standard sequence to buy property in Phuket starts with choosing your legal route (freehold condo or leasehold villa), then reserving with a booking deposit, conducting due diligence on title and permits, signing the sale contract, preparing your transfer documents including foreign remittance proof, and finally completing registration at the Land Office.
You typically need to be physically present at the Land Office for the final transfer, though you can use a properly executed power of attorney if you cannot attend in person, which many overseas buyers do when they have a trusted lawyer handling the transaction.
The step that makes the deal legally binding for both parties in Phuket is the signing of the sale and purchase agreement, which locks in the price, terms, and timeline, though actual ownership only transfers when registration is completed at the Land Office.
A typical end-to-end timeline from accepted offer to final registration in Phuket ranges from 30 to 90 days, depending on how quickly due diligence is completed, whether financing is involved, and how fast the Land Office processes the transfer.
We have a document entirely dedicated to the whole buying process our pack about properties in Phuket.
Is it mandatory to get a lawyer or a notary to buy a property in Phuket right now?
Using a lawyer is not strictly mandatory to buy property in Phuket, but it is strongly recommended because you are often dealing with foreign quota constraints on condos or lease structures on villas where small contract differences can significantly affect your actual rights.
Thailand does not run property purchases through notaries the way some European countries do, so the Land Office registration is the central proof of ownership, and notarization is mainly relevant if you need to execute a power of attorney or sign documents from overseas.
One key item to include in your lawyer's scope is a full title and encumbrance check at the Land Office, plus review of any condo juristic person rules that might restrict your use or rental plans, so you understand exactly what you are buying before signing anything.
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 Phuket?
How do I verify title and ownership history in Phuket right now?
The official registry you should use to verify title and ownership history in Phuket is the local Land Office (Phuket Land Department), where all registered property rights, owners, and encumbrances are recorded.
The key title document to request is the Chanote (Nor Sor 4 Jor), which is the strongest form of land title in Thailand and confirms exact boundaries and registered ownership, or for condos, the unit title deed issued under the Condominium Act.
A realistic look-back period for ownership history checks in Phuket is typically 10 to 20 years, which helps identify any pattern of frequent sales, disputes, or unusual transfers that might signal problems.
One clear red flag that should stop or pause a purchase is discovering unresolved co-owners, inheritance claims, or court attachments on the title, any of which could leave you fighting for your rights after you have already paid.
You will find here the list of classic mistakes people make when buying a property in Phuket.
How do I confirm there are no liens in Phuket right now?
The standard way to confirm there are no liens or encumbrances on a Phuket property is to request an official title search or extract from the Land Office, which will show any registered mortgages, servitudes, court orders, or other claims against the property.
One common type of lien to specifically ask about in Phuket is a bank mortgage, since many properties are financed and the mortgage must be fully released before clear title can transfer to you.
The best form of written proof is the official Land Office encumbrance certificate or title extract showing the property is free and clear, which your lawyer should obtain and review before you pay the balance and attend the transfer.
How do I check zoning and permitted use in Phuket right now?
The authority to check zoning and permitted use for a Phuket property is the local Phuket Town Planning office (under the Department of Public Works and Town & Country Planning), which maintains the official zoning maps and land-use classifications for the island.
The document or map reference that confirms zoning classification is the town planning map (Pang Muang), which shows whether your plot falls into residential, commercial, conservation, or other designated zones.
To confirm whether your intended use is permitted, you should request a written statement or check with the local municipality or town planning office that specifically confirms residential, commercial, or rental use is allowed for that parcel.
One common zoning pitfall foreigners miss in Phuket is buying a hillside or coastal property without realizing it falls into an environmental protection zone that restricts building height, density, or even prevents certain types of construction altogether.
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.
Can I get a mortgage as a foreigner in Phuket, and on what terms?
Do banks lend to foreigners for homes in Phuket in 2026?
As of January 2026, yes, some Thai banks do lend to foreigners for homes in Phuket, though options are more limited than for Thai nationals and condo purchases are generally easier to finance than villas or landed properties.
The realistic loan-to-value (LTV) range for foreign borrowers in Phuket typically falls between 50% and 70%, depending on your income documentation, employment status, and whether the property is a foreign freehold condo (the cleanest collateral structure).
The single most common eligibility requirement is having documented income in Thailand or a strong overseas income profile, as banks are cautious about lending to non-residents without local employment or verifiable cash flow.
You can also read our latest update about mortgage and interest rates in Thailand.
Which banks are most foreigner-friendly in Phuket in 2026?
As of January 2026, the banks most commonly cited as foreigner-friendly for mortgages in Phuket include Bangkok Bank, Kasikorn Bank (KBank), and Siam Commercial Bank (SCB), all of which have experience handling foreign documentation and condo collateral.
What makes these banks more foreigner-friendly is their willingness to process English-language documentation, their familiarity with foreign remittance requirements, and their established track record financing condo purchases for non-Thai buyers.
The main mortgage product type they offer to foreigners in Phuket is typically a variable-rate home loan tied to the bank's Minimum Retail Rate (MRR), with terms ranging from 10 to 20 years depending on the borrower's age and profile.
These banks can lend to non-residents, but approval is more difficult without local income or employment, so buyers living abroad often need stronger documentation, larger down payments, or co-signers to qualify.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Phuket.
What mortgage rates are foreigners offered in Phuket in 2026?
As of January 2026, the typical mortgage interest rate range for foreigners in Phuket is 6.5% to 8.5% effective annual rate, with most foreign borrowers clustering around 7.25% unless they have exceptional income documentation or local employment.
Variable-rate mortgages (the standard product) are typically priced at MRR plus a spread, while fixed-rate options, if available at all, usually carry a premium of 0.5% to 1.0% for the initial fixed period, after which they convert to variable rates.
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 Phuket?
What are the total closing costs as a percent in Phuket in 2026?
For properties that qualify for Thailand's temporary 0.01% transfer fee program (generally those priced at 7 million baht or under), your all-in closing costs as a buyer in Phuket in 2026 will typically run around 3.5% of the purchase price.
As of January 2026, on a 5 million baht condo (roughly 145,000 USD or 135,000 EUR), that translates to approximately 175,000 baht (about 5,000 USD or 4,700 EUR) in total closing costs including legal fees, sinking fund, and administrative charges.
If your property does not qualify for the reduced fees, or the deal is structured differently, the realistic range for closing costs in Phuket is 3.5% to 6% of purchase price, depending on how government fees and taxes are negotiated between buyer and seller.
The specific fee categories that make up closing costs in Phuket include legal and due diligence fees (around 1%), condo sinking fund and transfer fees to the juristic person (0.5% to 1.5%), government transfer and registration fees (variable), and miscellaneous items like translations and bank charges (0.1% to 0.3%).
The single biggest contributor when the stimulus program does not apply is typically the transfer fee and specific business tax or withholding tax at the Land Office, which together can add 2% to 3% that buyers often negotiate to split with the seller.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Phuket.
What annual property tax should I budget in Phuket in 2026?
As of January 2026, the typical annual property tax for an owner-occupied home in Phuket is around 0.02% of the assessed value, so for a condo assessed at 10 million baht (roughly 290,000 USD or 270,000 EUR), you would pay approximately 2,000 baht per year (about 58 USD or 54 EUR).
Thailand's land and building tax is assessed as a percentage of the official appraised value, with residential properties taxed at lower rates than commercial or vacant land, and owner-occupied homes often benefiting from exemptions or reduced rates.
How is rental income taxed for foreigners in Phuket in 2026?
As of January 2026, the typical effective tax rate on foreigner rental income in Phuket depends on your total Thai assessable income, but with the standard 30% expense deduction, you are taxed on roughly 70% of gross rent at progressive rates that can reach up to 35% at the highest income brackets.
The basic filing requirement is that foreign owners earning rental income in Thailand must file an annual personal income tax return with the Thai Revenue Department, and in some cases, tenants or property managers may withhold a portion of rent as advance tax.
If your home country has a tax treaty with Thailand, you may be able to claim foreign tax credits or reduced withholding rates, which can prevent double taxation on the same rental income, though you will need to check the specific treaty terms and consult a tax advisor.
What insurance is common and how much in Phuket in 2026?
As of January 2026, annual insurance premiums for a standard condo contents and liability policy in Phuket typically range from 5,000 to 12,000 baht (roughly 145 to 350 USD or 135 to 325 EUR), while villa structure and contents coverage often runs between 20,000 and 50,000 baht (about 580 to 1,450 USD or 540 to 1,350 EUR) depending on insured value and perils covered.
The most common type of property insurance coverage in Phuket is a combined policy covering fire, natural perils (including flood and storm), and third-party liability, with condo owners typically adding contents coverage since the building structure is usually insured at the juristic level.
The biggest factor that makes premiums higher or lower in Phuket is location and flood/storm exposure, since properties in low-lying areas or near the coast often face higher rates due to weather-related risk.
Get the full checklist for your due diligence in Phuket
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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 |
|---|---|---|
| Thailand Government Portal | Official Thai government portal summarizing rules for the public. | We used it to anchor the foreigners-can-buy-condos rule and the 49% foreign quota concept. We cross-checked the quota idea against the Condominium Act translation. |
| Condominium Act B.E. 2522 | Legal text translation produced for Thailand's OCS Law for ASEAN project. | We used it to ground what condominium unit ownership legally means in Thailand. We used it to support the idea that condo ownership is the core foreign freehold pathway. |
| Land Code B.E. 2497 | Foundational Thai land law translation under the OCS project. | We used it to anchor the reality that land ownership is restricted for foreigners. We used it to frame legal alternatives like lease-based rights. |
| Hotel Act B.E. 2547 (DOPA) | Published by Thailand's Department of Provincial Administration. | We used it to ground the key short-stay rule that triggers licensing requirements. We used it to explain why Phuket's short-term rental market is legally sensitive. |
| Tilleke & Gibbins | Top-tier Thai law firm summarizing legal changes. | We used it to interpret how the Hotel Act framework is applied in practice. We used it to add nuance around licensing categories and enforcement risk. |
| Thailand BOI LTR Visa | Official Board of Investment site for the LTR program. | We used it to confirm LTR categories and that eligibility is not simply buy-a-home-get-a-visa. We used it to explain what residency routes are real in 2026. |
| Thailand Privilege (Elite) | Official operator for the Privilege/Elite visa program. | We used it to describe the mainstream pay-for-membership residency path people actually use. We used it to separate visa options from property ownership rules. |
| Official Thai e-Visa Portal | Thailand's official e-visa application portal. | We used it as the source of truth for where visas are processed. We used it to avoid relying on agency websites. |
| Reuters (Policy Rate) | Globally recognized wire service with strict sourcing standards. | We used it to anchor the macro rate environment as of January 2026. We used it to inform mortgage-rate estimates alongside bank published reference rates. |
| Reuters (LTV Easing) | Reputable outlet covering time-sensitive policy items. | We used it to explain why loan-to-value could be more flexible during this window. We means-tested it against what banks actually advertise. |
| SCB Home Loan Rates | Primary source: a major Thai bank publishing its own rates. | We used it to anchor the realistic rate floor and ceiling borrowers see advertised. We used it to estimate foreigner pricing premiums conservatively. |
| Knight Frank Research | Global real estate consultancy with published research methodology. | We used it to corroborate the existence and threshold of the 0.01% transfer fee policy. We used it to translate policy into buyer cost implications. |
| Bangkok Post (Fees) | Leading national newspaper citing government measures. | We used it to support the claim that fees were reduced for a period including January 2026. We cross-checked this with research notes and market reports. |
| PwC Thai Tax Booklet | Big 4 firm publication widely used as reference summary. | We used it to cross-check rental income taxation mechanics and residency concepts. We used it to keep the tax section consistent with Revenue Code framing. |
| AXA Thailand | Major insurer publishing product details and coverage limits. | We used it to anchor what insurance products cover and typical coverage limits. We used it alongside comparison marketplaces to estimate realistic premiums. |
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.