Property Ownership
Everything foreigners need to know about owning property in Thailand.
Key Rule
Ownership Options
Condominium (Freehold)
คอนโดมิเนียม (กรรมสิทธิ์)
Foreigners can own condos outright up to 49% of building's total area.
Benefits:
Restrictions:
- Foreign quota must be available
- Funds transferred from abroad
Land (Direct)
ที่ดิน (โดยตรง)
Foreigners cannot directly own land in Thailand under most circumstances.
Restrictions:
- Prohibited for foreigners
- Limited exceptions (BOI)
House via Thai Company
บ้านผ่านบริษัทไทย
Company with majority Thai ownership holds the land; you control the company.
Benefits:
Restrictions:
- Requires Thai shareholders
- Annual compliance
- Gray area legally
Leasehold
สิทธิการเช่า
Long-term lease (30 years, renewable) registered at Land Department.
Benefits:
Restrictions:
- Not full ownership
- Renewal not guaranteed
- Bank loans difficult
Thai Spouse Ownership
คู่สมรสไทยเป็นเจ้าของ
Thai spouse owns the land; foreigner can co-sign usufruct rights.
Benefits:
Restrictions:
- Requires marriage
- Limited foreigner rights
- Divorce implications
Buying Process (Condo)
Choose Property Type
Determine if you want a condo (freehold) or house (leasehold/company).
Due Diligence
Hire a lawyer to verify title deed, check for encumbrances, verify seller.
Reservation
Pay reservation fee (typically 50,000-200,000 THB) to hold property.
Contract
Sign purchase contract and pay deposit (usually 10-30%).
Transfer Funds
For condos: transfer funds from abroad via FET (Foreign Exchange Transaction).
Title Transfer
Complete transfer at Land Department, pay remaining balance and fees.
FET Requirement
Costs Breakdown
* Transfer costs are typically split 50/50 between buyer and seller
Pro Tips
- Always hire an independent lawyer - never use the seller's or agent's lawyer
- Verify foreign quota before buying a condo - some buildings are already full
- Keep your FET form safe - you'll need it when you sell
- Be cautious with company structures for land ownership - laws are unclear and subject to change
Quick Reference
Condos
Freehold OK (49% quota)
House/Land
No direct ownership
Leasehold
30 years (renewable)
Land Department
Banglamung Land Office
Mon-Fri: 8:30-16:30
Tel: 038-222-365
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