Thailand Property for Foreign Buyers 2026: A Comprehensive Legal Guide

Thailand offers a relatively accessible property market for non residents, but buyers must follow the rules. This 2026 guide covers ownership options, condo freehold quotas (49 percent), land restrictions, leasehold options, taxes and fees, and common mistakes to avoid. If the structure is correct, the purchase process is straightforward; missteps can be costly.

What foreigners can legally own in Thailand
- Foreigners may own condominium units freehold, subject to a 49 percent cap on foreign ownership within the building
- Land cannot be owned directly by individuals; alternative legal structures are used

How to buy a condo (step by step)
Step 1: Reservation
- Typical deposit is 100000 to 200000 THB
- Contract issued within 7 to 14 days
Step 2: Funds transfer
- Funds must be remitted from overseas in foreign currency
- Converted to Thai baht inside the country
- A Foreign Exchange Transaction form is required for ownership registration
Step 3: Land Office transfer
- At transfer, passport, FET form, and sales contract are required
- Ownership is registered with the land department
- Process typically takes 1 to 2 hours

Condo price ranges in 2026
- Bangkok CBD: 150000 to 250000 THB per sqm
- Pattaya: 65000 to 150000 THB per sqm
- Phuket: 120000 to 220000 THB per sqm
- Hua Hin: 55000 to 110000 THB per sqm
- Entry level foreign freehold condos start around 2.5 to 3 million THB depending on location

Leasehold property structures
- Foreigners can lease land for 30 years with renewal options
- Leasehold is common for Phuket villas and Koh Samui hillside properties
- Renewal clauses are contractual and not guaranteed by law

Thai company structures
- Some buyers consider Thai limited companies to hold land
- Requires compliance with local law including majority Thai ownership and genuine business activity
- Proper accounting is essential
- Using nominee shareholders illegally is risky and may lead to penalties
- Seek professional legal advice before considering this route

Thai land titles explained
- Chanote (Nor Sor 4) is the strongest title and is GPS surveyed
- Nor Sor 3 Gor is a good title and can be upgraded to Chanote
- Nor Sor 3 is an older form with less precise boundaries
- Full land title details can be obtained from reputable sources

Taxes and fees when buying
- Transfer fee is 2 percent of appraised value
- Withholding tax is the seller’s responsibility
- Specific business tax may apply in some cases
- In new developments, fees are often split 50/50 between buyer and developer
- Annual property tax remains relatively low

Rental income for foreign owners
- Foreign condo owners can lease long term
- Gross yields by city: Bangkok 4 to 6 percent, Pattaya 5 to 7 percent, Phuket 4 to 6 percent, Hua Hin 4 to 5 percent
- Short term rentals under 30 days may require licensing or special approvals

Common mistakes to avoid
- Sending funds without the required FET form
- Ignoring quota availability
- Buying leasehold without understanding renewal terms
- Using illegal nominee structures
- Failing to check developer finances

Who should consider buying in Thailand
- Investor focus on proximity to MRT or BTS, smaller unit sizes, and high demand rental zones
- Retiree priorities include healthcare access and lifestyle convenience
- Lifestyle buyers seek coastal properties with low density and privacy

Is foreign ownership in Thailand safe?
- Yes, when legal structures are followed, funds are transferred correctly, contracts are reviewed, and the developer is financially stable
- Thailand has a long precedent for foreign ownership in condo law

FAQ
- Can foreigners own land in Thailand? Direct ownership is not allowed, but leases or compliant company structures are possible
- Can foreigners own condos freehold? Yes, up to 49 percent of the building sellable area
- What is the minimum budget to buy property in Thailand? Entry level condos typically start around 2.5 to 3 million THB
- What documents are required? Passport, FET form, sales contract, and transfer documents at the Land Office
- Are rental yields strong? Typical gross yields range from 4 to 7 percent depending on city and unit type
- Is leasehold safe? A 30 year lease with renewal is legally valid but renewal depends on the contract