Ownership guide for Thailand: how foreigners buy

What you need to know

1. Can a foreigner own land in Thailand?

   In Thailand foreign individuals generally cannot own land directly, so a foreigner's freehold home is in practice a condominium unit (Board of Investment, Quick guide to starting a business in Thailand 2026).

   Where this comes from

   • Board of Investment: Quick guide to starting a business in Thailand 2026, read 8 September 2026

2. How much of a condo building can foreigners own?

   In Thailand foreigners together may own at most 49% of the total floor area of all units in a condominium building, and the Land Office registers a foreign purchase only if existing foreign owners plus the buyer stay within that limit on the day (Condominium Act sections 19 bis and 19 quater).

   Where this comes from

   • Department of Lands: Condominium Act B.E. 2522 as amended, with ministerial regulations, read 26 October 2026

3. How must a foreigner pay for a Thai condo?

   In Thailand a foreigner may own a condominium unit freehold if the price is paid with foreign currency brought into the country or with money from a non-resident baht account or a foreign-currency deposit account (Condominium Act B.E. 2522, section 19(5)).

   Where this comes from

   • Department of Lands: Condominium Act B.E. 2522 as amended, with ministerial regulations, read 26 October 2026

4. Which bank paper shows the money came from abroad?

   In Thailand banks issue a Foreign Exchange Transaction (FET) form for incoming foreign-currency transfers of USD 50,000 or more, raised from USD 20,000 by Bank of Thailand Notice 45/2010; foreign condominium buyers use it as proof at the Land Office that the money came from abroad.

   Where this comes from

   • Bank of Thailand Notice 45/2010: FET form threshold USD 50,000, read 6 October 2026

5. Can a Thai bank loan pay for the condo?

   In Thailand a foreigner buying a condominium unit under the foreign quota must show that foreign currency of at least the unit price was brought in or drawn from a non-resident account (Condominium Act section 19 ter(5)), so the purchase cannot be paid with a Thai baht bank loan.

   Where this comes from

   • Department of Lands: Condominium Act B.E. 2522 as amended, with ministerial regulations, read 26 October 2026

6. What transfer fee does the Land Office charge?

   In Thailand the Land Office charges a transfer fee of 2% of the Treasury Department's appraised value of a condominium unit, not of the price, on a sale (Department of Lands fee schedule under the Condominium Act).

   Where this comes from

   • Department of Lands: Fees, taxes and duties, read 26 October 2026

7. Do foreign buyers get the 2026 lower transfer fee?

   From 1 July 2026 to 30 June 2027 Thailand cuts the transfer and mortgage registration fees to 0.01% only for Thai-national individuals buying a home or condominium unit whose price, appraised value and mortgage are each at most THB 7 million; foreign buyers pay the normal 2% and 1% (two Interior Ministry notices of 30 June 2026, Department of Lands).

   Where this comes from

   • Department of Lands (Phichit office): fee reduction to 0.01% for Thai-national individuals, 1 Jul 2026 - 30 Jun 2027, read 26 October 2026

8. What paper does the building manager give before a sale?

   The juristic person manager must issue a debt-free certificate (หนังสือรับรองการปลอดหนี้) within 15 days of a request once common fees are paid, and the Land Office cannot register a unit transfer without it (Condominium Act section 29).

   Where this comes from

   • Department of Lands, Condominium Act B.E. 2522 (Thai text), read 6 October 2026

9. Must a lease longer than three years be registered?

   A lease of immovable property for more than 3 years must be made in writing and registered with the Land Office officer (Civil and Commercial Code s.538); an unregistered written lease can be enforced between the parties for 3 years only.

   Where this comes from

   • Department of Lands: lease registration manual, chapter 235 (with LED handbook p. 66), read 4 November 2026

10. How do I sign Land Office papers from abroad?

    A power of attorney for a Land Office matter that is signed abroad must be legalised at a Thai embassy or consulate.

    Where this comes from

    • Royal Thai Embassy, Washington DC, land power of attorney, read 6 October 2026