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 remains one of the most attractive places in Southeast Asia for foreigners to live, but buying property here requires knowing exactly which paths are safe and which can get you into serious trouble.
This guide breaks down the real risks, the common scams, and the practical steps you need to take to avoid becoming another cautionary tale in Bangkok, Phuket, or Chiang Mai.
We constantly update this blog post to reflect the latest enforcement trends and market realities in Thailand.
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.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
How risky is buying property in Thailand as a foreigner in 2026?
Can foreigners legally own properties in Thailand in 2026?
As of early 2026, foreigners can legally own condominium units in their own name in Thailand, but they generally cannot own land or houses directly. The main restriction is the foreign ownership quota, which limits foreigners to owning no more than 49% of the total sellable area in any registered condominium building in Thailand. If direct ownership is restricted, such as for villas or houses, the most common legal structure foreigners use in Thailand is a properly registered long-term leasehold, typically structured for 30 years with contractual renewal options.
It is worth noting that using nominee Thai shareholders to hold land through a company is illegal and has become an active enforcement target in Thailand since 2024. Foreigners who want to buy landed property in Thailand must choose between leasehold arrangements or structures like superficies, which grants the right to own buildings on leased land.
What buyer rights do foreigners actually have in Thailand in 2026?
As of early 2026, foreigners who properly purchase a condominium freehold in Thailand have the same ownership rights as Thai nationals for that unit, including the right to sell, lease, or inherit the property. If a seller breaches a contract in Thailand, foreigners can pursue legal remedies through Thai courts, though the process typically takes around 400 days and can cost roughly 15 to 20% of the claim value to resolve. The most common buyer right that foreigners mistakenly assume they have in Thailand is automatic lease renewal for 30+30+30 year arrangements, when in reality renewals are contractual promises that require fresh negotiation and are not guaranteed property rights.
How strong is contract enforcement in Thailand right now?
Contract enforcement in Thailand is workable but slow compared to markets like Singapore or Hong Kong, with commercial disputes in Bangkok courts typically taking about 420 days to resolve and costing roughly 17% of the claim value according to standardized benchmarks. The main weakness foreigners should be aware of in Thailand is that unregistered agreements, such as side letters or informal lease extensions, often carry little weight in disputes because Thai courts and the Land Office prioritize registered documents over informal promises.
By the way, we detail all the documents you need and what they mean in our property pack covering Thailand.
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.
Which scams target foreign buyers in Thailand right now?
Are scams against foreigners common in Thailand right now?
Real estate scams targeting foreigners in Thailand are common enough that you should assume you will encounter attempts, especially in tourist-heavy markets like Phuket, Pattaya, Koh Samui, and Bangkok's expat corridors. The type of property transaction most frequently targeted by scammers in Thailand is off-plan purchases and villa deals where foreigners are pushed into nominee company structures or unclear ownership arrangements. The profile of foreign buyer most commonly targeted in Thailand is someone who is emotionally attached to a dream property, unfamiliar with Thai legal requirements, and pressured to pay deposits quickly without independent legal review.
The single biggest warning sign that a deal may be a scam in Thailand is when someone tells you "everyone does it this way" to justify a nominee structure, a side agreement, or paying large deposits before proper due diligence.
What are the top three scams foreigners face in Thailand right now?
The top three scams that foreigners most commonly face when buying property in Thailand are the nominee company land trap (where you are told to set up a Thai company with fake Thai shareholders to buy land), condo quota misrepresentation (where you pay for a "freehold" unit only to discover the building's foreign quota is already full), and off-plan developer delivery fraud (where contracts allow massive spec downgrades, size reductions, or indefinite delays with no real buyer protection).
The most common scam in Thailand, the nominee company trap, typically unfolds when an agent or lawyer tells you that setting up a Thai company is "standard practice," finds Thai shareholders who sign papers without contributing real capital, and registers land in the company's name while giving you a false sense of control through side agreements.
The single most effective way to protect yourself from each of these three scams in Thailand is to hire an independent lawyer (not one recommended by the agent) who will verify the condo's foreign quota at the Land Office, refuse to participate in nominee arrangements, and review every contract clause before you pay any deposit.
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 Thailand without getting fooled?
How do I confirm the seller is the real owner in Thailand?
The standard verification process to confirm the seller is the real owner in Thailand involves conducting a title search at the Land Office to match the seller's name and ID with the registered owner on the official title deed. The official document foreigners should check to verify ownership in Thailand is the Chanote (Nor Sor 4 Jor) title deed or the condo unit title, which can be verified directly at the local Land Office rather than trusting a paper copy provided by the seller or agent.
The most common trick fake sellers use to appear legitimate in Thailand is presenting convincing photocopies of title deeds while claiming the "original is with the bank" or pressuring you to transfer deposit money before you can verify ownership at the Land Office, and this happens often enough that every buyer should insist on verification before paying anything substantial.
Where do I check liens or mortgages on a property in Thailand?
The official registry where you check liens or mortgages on a property in Thailand is the Land Office that holds the title deed records for that specific property, as mortgages and other encumbrances are recorded directly on or against the title. When checking for liens in Thailand, you should request a full search that shows any registered mortgages, leases, usufruct rights, or servitudes attached to the property, and you should verify the seller's plan to discharge any mortgage at or before the transfer.
The type of lien or encumbrance most commonly missed by foreign buyers in Thailand is a pre-existing lease registered on the property or an uncleared mortgage where the seller promises to "clear it later" but fails to do so, leaving the buyer with a property they cannot fully control.
It's one of the aspects we cover in our our pack about the real estate market in Thailand.
How do I spot forged documents in Thailand right now?
The most common type of forged document used in property scams in Thailand is a fake or altered title deed (Chanote), and while sophisticated forgeries are relatively rare, they happen often enough in high-value deals that you should never rely solely on visual inspection of paper documents. Specific red flags that indicate a document may be forged in Thailand include mismatched fonts, inconsistent official stamps, spelling errors in names that do not match ID documents, and any resistance from the seller to allow you to verify the document at the Land Office.
The official verification method you should use to authenticate documents in Thailand is to take the title reference to the Land Office directly and request a search, because the registry record is what matters legally, not any paper copy someone hands you.
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 "grey-area" practices should I watch for in Thailand?
What hidden costs surprise foreigners when buying a property in Thailand?
The three most common hidden costs that foreigners overlook in Thailand are transfer taxes and fees (typically 5 to 7% of property value, or about 250,000 to 350,000 THB on a 5 million THB property, equivalent to roughly 7,000 to 10,000 USD or 6,500 to 9,000 EUR), condo sinking fund contributions (which can be 500 to 1,000 THB per square meter upfront, or about 25,000 to 50,000 THB for a 50 sqm unit), and ongoing monthly maintenance fees (typically 40 to 80 THB per square meter, adding up to 2,000 to 4,000 THB monthly for a typical unit).
The hidden cost most often deliberately concealed by sellers or agents in Thailand is the full extent of transfer taxes when the seller has owned the property for less than five years, which triggers a 3.3% Specific Business Tax that sellers sometimes try to pass on to buyers at the last minute, and this happens commonly enough that you should always clarify tax responsibility in writing before signing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Thailand.
Are "cash under the table" requests common in Thailand right now?
Requests for undeclared cash payments in Thailand property transactions still happen, but they are higher-risk in early 2026 than they were a few years ago due to stricter anti-money laundering enforcement. The typical reason sellers give for requesting undeclared cash payments in Thailand is to reduce the official declared price and thereby lower transfer taxes, or to avoid documentation that would reveal the true source of funds.
The legal risks foreigners face if they agree to an undeclared cash payment in Thailand include having no legal recourse if the deal goes wrong (since your actual payment is not documented), potential AML investigations that can freeze your assets, and the seller being able to claim you paid less than you actually did in any future dispute.
Are side agreements used to bypass rules in Thailand right now?
Side agreements are commonly used in Thailand property transactions to bypass foreign ownership restrictions, manage condo quota issues, or adjust the declared price for tax purposes. The most common type of side agreement used to circumvent regulations in Thailand is a side letter or private contract that claims to give a foreigner "control" over a Thai company that owns land, or that promises automatic lease renewal rights that are not registered at the Land Office.
The legal consequences foreigners face if a side agreement is discovered by authorities in Thailand include having the side agreement deemed unenforceable, losing your claimed rights to the property, and potentially facing penalties if the arrangement is classified as part of an illegal nominee structure or tax evasion scheme.
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 Thailand in 2026?
Are real estate agents regulated in Thailand in 2026?
As of early 2026, real estate agents in Thailand are not required to hold any government license or pass any standardized examination to operate, which means the industry has very low barriers to entry and significant quality variation. There is no official license or certification that a legitimate real estate agent must have in Thailand, unlike countries such as the United States or Australia where agents must be registered with a regulatory body.
Since there is no licensing requirement, foreigners cannot verify whether an agent is "properly licensed" in Thailand because no such system exists. Instead, you should check an agent's track record through referrals, verify their affiliation with established brokerages, and never rely on agent assurances alone for legal or title matters.
Please note that we have a list of contacts for you in our property pack about Thailand.
What agent fee percentage is normal in Thailand in 2026?
As of early 2026, the normal agent fee for residential property sales in Thailand is around 3% of the sale price, though in popular tourist destinations like Phuket, Koh Samui, and Pattaya, the standard commission is often 5%. The typical range of agent fee percentages that covers most transactions in Thailand is 3% to 5%, with the exact rate depending on the location, property type, and what services the agent provides.
In Thailand, the seller typically pays the agent commission, which means buyers generally do not have to pay a separate agent fee unless they specifically hire a buyer's agent under a separate arrangement.
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 due diligence actually prevents disasters in Thailand?
What structural inspection is standard in Thailand right now?
Thailand does not have a single universal structural inspection standard like some Western markets, so buyers must arrange and pay for independent inspections themselves rather than relying on any mandatory process. A qualified inspector in Thailand should check the foundation, load-bearing walls, roof condition, waterproofing, electrical systems, plumbing, and signs of termite damage or water intrusion.
The type of professional qualified to perform structural inspections in Thailand is a licensed engineer or a specialist building inspection company, which you should hire independently rather than using anyone recommended by the seller or developer. The most common structural issues that inspections reveal in properties in Thailand, especially in humid coastal areas like Phuket and Samui, are water damage behind walls, poor waterproofing in bathrooms and balconies, termite infestation in wooden structures, and air conditioning drainage problems.
How do I confirm exact boundaries in Thailand?
The standard process for confirming exact property boundaries in Thailand involves obtaining a Chanote (Nor Sor 4 Jor) title deed, which is the only title type that includes GPS-surveyed coordinates and provides the highest boundary certainty. The official document that shows the legal boundaries of a property in Thailand is the Chanote title deed, and you should verify the boundary markers physically match the registered survey before signing any contract.
The most common boundary dispute that affects foreign buyers in Thailand involves properties with lower-grade titles (such as Nor Sor 3 or Sor Kor 1) where boundaries are less precisely defined, or cases where physical fences and walls do not match the registered plot lines. The professional you should hire to physically verify boundaries on the ground in Thailand is a licensed surveyor, who can compare the physical markers with the Land Office records and identify any encroachments or discrepancies.
What defects are commonly hidden in Thailand right now?
The top three defects that sellers commonly conceal from buyers in Thailand are water intrusion and mold damage hidden behind fresh paint (very common in coastal and high-humidity areas), poor waterproofing in bathrooms and balconies that leads to leaks into lower floors (common), and termite damage in houses and villas that is covered up with cosmetic repairs (common in wooden or older structures).
The inspection technique or tool that helps uncover hidden defects in Thailand is a combination of moisture meters to detect water damage behind walls, thermal imaging cameras to identify insulation gaps or hidden leaks, and careful inspection of areas where paint looks freshest or where there is a strong smell of new materials covering older surfaces.
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 Thailand?
What do foreigners say they did wrong in Thailand right now?
The most common mistake foreigners say they made when buying property in Thailand is trusting what an agent or seller told them about ownership structures, quota availability, or "standard practice" without getting independent legal verification first.
The top three regrets foreigners most frequently mention after buying in Thailand are paying a reservation deposit before a lawyer reviewed the contract, getting pushed into a nominee company structure for a villa that later became an enforcement risk, and not checking the condo's foreign ownership quota at the Land Office before committing money.
The single piece of advice experienced foreign buyers most often give to newcomers in Thailand is to hire your own independent lawyer before you sign anything or pay any money, because the cost of legal advice is tiny compared to the cost of getting trapped in an illegal structure or losing a deposit.
The mistake foreigners say cost them the most money or caused the most stress in Thailand is entering a nominee company arrangement for land ownership, which became a serious liability once enforcement increased in 2024 and 2025, leaving some buyers facing potential loss of their property and legal complications.
What do locals do differently when buying in Thailand right now?
The key difference in how locals approach buying property compared to foreigners in Thailand is that Thai buyers treat the Land Office as the absolute center of any transaction and routinely verify title and encumbrances through official channels rather than trusting copies or agent statements.
The verification step locals routinely take that foreigners often skip in Thailand is demanding Thai-language documentation that matches exactly what is registered at the Land Office, and refusing to sign any English-only informal paperwork without corresponding official Thai documents.
The local knowledge or network advantage that helps Thais get better deals in Thailand is their understanding of juristic-person politics in condos. Thai buyers ask detailed questions about the condo management committee, sinking fund balance, planned special assessments, and any ongoing disputes, while foreigners often focus only on the unit itself and get surprised by building-level costs later.
Don't buy the wrong property, in the wrong area of Thailand
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 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 Department of Lands | This is the Thai government body that runs the land and condo registry. | We use it as the anchor for what ownership means in Thailand. We also use it to frame how title and encumbrance checks work in practice. |
| Siam Legal Thailand Law Library | It's a long-running Thai legal publisher providing structured access to core statutes. | We use it to anchor what foreigners can legally own under the Condominium Act. We also use it to avoid relying on forum lore about ownership rules. |
| FAOLEX Land Code Translation | FAO's legal database hosts official law translations in a stable, citable repository. | We use it to establish the baseline that foreigners generally cannot own land in Thailand. We also use it to explain why common workarounds are risky. |
| The Nation Thailand | It's a major national outlet reporting specific enforcement statistics from officials. | We use it to quantify that nominee cases are actively being prosecuted. We also use it to connect scam risk to real enforcement trends in 2024 and 2025. |
| Bangkok Post | It's a major national newspaper reporting on official enforcement actions. | We use it to support that nominee enforcement is an active, current issue. We also use it to explain why Thai company structures are getting riskier. |
| World Justice Project | WJP is a major international rule-of-law dataset based on surveys. | We use it to describe institutional strength beyond anecdotal claims. We also use it to triangulate practical dispute risk for foreigners. |
| RE/MAX Thailand | RE/MAX is a major global brokerage with direct statements about Thai market reality. | We use it to explain why agent quality varies so widely in Thailand. We also use it to justify why buyers need independent legal review. |
| Anti-Money Laundering Office Thailand | It's Thailand's AML authority that sets and implements anti-money laundering controls. | We use it to explain why you will be asked for fund-source documents. We also use it to frame why cash deals are increasingly traceable and risky. |
| CBRE Thailand | CBRE is a globally recognized real estate firm with reputational accountability. | We use it to explain why Chanote is the gold standard for title deeds. We also use it to ground the title discussion in an institutional voice. |
| Thai Property Lawyers | They are practitioners who document condo structures and ongoing cost realities. | We use it to explain juristic-person fees and management dynamics. We also use it to highlight building-level costs that foreigners often miss. |
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.