Can Foreigners Buy Property in Thailand in 2026? Rules, Costs & Updated Guide
Thailand remains one of Southeast Asia’s most popular destinations for international buyers seeking a property that blends lifestyle appeal with long-term investment potential. The country offers warm weather, strong tourism, established expat communities, and a cost of living that remains competitive compared with major global cities. These fundamentals help sustain a steady flow of interest from global buyers, from the UK and Europe to the Middle East, Australia and across Asia, who see Thailand as both a lifestyle base and a viable investment market.
Yet despite this strong demand, Thailand’s foreign ownership rules are often misunderstood. Foreigners can buy property in Thailand, but the ownership options differ significantly between apartments and landed homes. Freehold condominium ownership is permitted; freehold land ownership is not. This simple but crucial distinction shapes the legal structures available to foreign buyers and determines how villas, houses and land plots must be held.
Understanding these rules is essential for making informed decisions, whether you’re exploring investment-led opportunities in Bangkok, lifestyle-led projects in Phuket, or mixed-use developments across Thailand’s resort destinations. Property buyers looking at yield performance will find the dynamics differ by region: Phuket continues to lead Thailand’s short-stay and villa-driven markets, particularly in Bang Tao, Cherng Talay, Layan and Patong, where year-round tourism supports strong occupancy. Bangkok, meanwhile, offers stable long-stay rental demand supported by corporate tenants and urban professionals.
This guide sets out clearly what foreigners can and cannot buy in Thailand in 2026. It explains freehold condominium ownership, how villa and land structures work, why Thailand is revisiting long-term lease reform, and what buyers should know about taxation, rentals, financing and residency.
The aim is to give foreign buyers a reliable, long-form reference point, whether they are considering Thailand for the first time or comparing it with regional alternatives such as Malaysia, Vietnam or Indonesia.
Key Facts at a Glance
- Foreigners can buy freehold condominiums in Thailand, provided the building’s 49% foreign quota has not been filled.
- Foreigners cannot own land freehold, including the land beneath villas, houses or townhouses.
- Villas and landed homes can still be purchased through building ownership + long-term land lease (typically 30 years, renewable by contract).
- Short-term and long-term rentals are permitted, subject to building bylaws and local regulations.
- Buying property does not grant residency; visas and ownership are handled separately under Thai law.
- All funds for freehold condominium purchases must enter Thailand from overseas and be recorded with a Foreign Exchange Transaction Form (FETF).
Understanding Foreign Property Ownership in Thailand
Foreign buyers can own property in Thailand through several legally distinct pathways. The most secure option is freehold condominium ownership, available within the 49% foreign quota. Outside this quota, foreigners may also purchase leasehold condominium units on long-term registered leases. For landed property, ownership applies only to the building, paired with a long-term land lease. The sections below break down how each structure works in practice.
Condo Ownership in Thailand: Freehold and Leasehold Options
Freehold condominium ownership is the most straightforward and secure pathway available to foreign buyers in Thailand. Unlike villas or landed homes, where ownership is split between the building and the land, condominiums offer a true freehold title registered directly in the foreign buyer’s name. This clarity has made the condo market the foundation of foreign property ownership in the country, particularly in Bangkok and Phuket, where new-build developments are designed with international purchasers in mind.
The legal basis is simple: foreigners are permitted to own up to 49% of the sellable area within any condominium building. This percentage is known as the foreign freehold quota, and once it is filled, all remaining units must be sold to Thai nationals or to Thai companies that operate legitimately. Developers of new, internationally marketed projects typically manage this quota proactively to ensure foreign buyers can secure freehold inventory without complication. In older buildings, especially in established Bangkok districts or high-demand pockets of Phuket, the quota may be fully allocated, one reason buyers often opt for earlier-stage developments where both choice and foreign allocation remain open.
Where the foreign freehold quota is fully allocated, developers may offer condominium units on a long-term registered lease (typically 30 years, renewable by contract). Leasehold condominiums do not grant the same ownership rights as freehold, but they still provide exclusive use, resale rights and long-term occupation. This structure is common in older buildings and in developments with high foreign demand.
A foreign buyer’s ownership is confirmed by a Chanote title deed, which registers the unit in their name at the Land Office. This deed grants full ownership rights: the right to sell, to rent long-term, to transfer to heirs, and to repatriate proceeds subject to standard documentation requirements. Condominiums therefore offer the same legal security and practical flexibility that international investors expect in more mature markets.
Every foreign freehold purchase follows one essential requirement: the purchase funds must enter Thailand in foreign currency. Local banks issue either a Foreign Exchange Transaction (FET) form or a condo-specific transfer certificate confirming that the funds were received from overseas. These documents must be presented at the Land Office during transfer. The process is consistent, well established and familiar to developers, banks and conveyancing specialists.
Condominiums also offer straightforward ongoing ownership. Building management, facilities and shared areas are funded through common area maintenance (CAM) fees, which are clearly defined in the contract and familiar to buyers used to service charges or strata fees in other countries. Due diligence is simpler too, given that condominium projects must meet defined standards under the Condominium Act, which regulates land title, development approvals and ownership registration.
Why Condos Are the Most Popular Choice for Foreign Buyers
The practical benefits of freehold condominium ownership explain why so many international buyers gravitate towards condo-led markets, especially in Bangkok and Phuket.
Bangkok’s appeal lies in its depth, infrastructure and resilient long-stay rental market. Modern developments across Sukhumvit, Rama 4, Phrom Phong and Sathorn continue to draw expatriate tenants, regional professionals and corporate renters. This supports stable, predictable occupancy. For investors prioritising consistency over seasonality, Bangkok remains one of Southeast Asia’s most established city markets.
Phuket, by contrast, appeals to lifestyle-led buyers and investors seeking access to the island’s thriving tourism economy. While the condo market is smaller than Bangkok’s, demand is concentrated in high-performing masterplan zones such as Bang Tao, Cherng Talay, Layan and Patong. These areas combine resort-style living with access to beaches, restaurants, retail and international schools, features that support year-round tourism and high rental occupancy. For buyers weighing the trade-offs between condos and villas in Phuket, our comparison of Phuket villas vs condos sets out the considerations in more detail.
Taken together, freehold condominiums offer a blend of security, rental appeal and lifestyle value. For first-time entrants to the Thai property market, or for investors who prefer simplicity over legal structuring, they remain the most reliable and widely adopted form of ownership.
Buying Villas in Thailand: What Foreign Buyers Can and Cannot Own
Foreigners Cannot Own Land Freehold
Although Thailand offers a direct path to freehold condominium ownership, the position is very different when it comes to land. Under Thai law, foreign individuals cannot own land on a freehold basis, regardless of property value, visa status or residency. This restriction covers all types of landed property, villas, detached homes, townhouses, shophouses and raw land plots, and is one of the most important distinctions for foreign buyers to understand before entering the market.
Foreigners Can Own the Villa Structure
A foreign buyer can own the building constructed on the land, such as the villa structure itself, but they cannot hold the land title beneath it. This separation between building ownership and land tenure is long-established and underpins how almost all villa developments in Thailand are structured for international ownership. Developers in Phuket and in other villa-led markets such as Koh Samui and Hua Hin, design projects with this framework in mind, offering building ownership paired with long-term land lease arrangements.
Long-Term Leasehold (The 30-Year Land Lease)
The most widely used mechanism is a registered land lease. Thai law allows a maximum lease term of 30 years, and leases can be renewed contractually for further periods. While these renewals are not guaranteed by statute, they are standard practice in villa developments intended for foreign purchasers. When properly drafted and registered at the Land Office, a lease provides exclusive use and occupation rights for its full term, creating a stable and predictable ownership structure. Our separate guide to villa leasehold in Thailand explains how these leases are registered, how building ownership works, and what buyers should expect during due diligence.
Thailand’s 99-Year Lease Proposal: What Buyers Should Know
Discussions about longer lease terms have also resurfaced in recent years. The widely publicised idea of a “99-year lease” was examined by a previous administration as part of a broader push to make Thailand more competitive with regional markets that offer longer tenure or more flexible ownership options. Although no legislative changes have been enacted, the topic remains active and is explored further in our analysis of Thailand’s 99-year leasehold proposal. Whether or not reform materialises, this policy discussion reflects Thailand’s ongoing effort to balance foreign investment with local ownership principles.
Nominee Companies Are Not Allowed
One area where caution is essential is the use of nominee companies. It is illegal for foreigners to use Thai nationals as nominees to hold land on their behalf, and enforcement has tightened considerably over the past decade. A Thai company may own land only if it operates as a genuine business with legitimate Thai ownership and meaningful commercial activity. For most lifestyle buyers or holiday-home purchasers, this structure is neither required nor appropriate.
The rule itself is simple: foreigners cannot own land freehold in Thailand, but they can own buildings and secure long-term, legally recognised rights over the land beneath them. Once this distinction is understood, the different pathways for villas and landed homes fall into place and can be approached with clarity and confidence.
Taxes and Fees: What Foreign Buyers Pay in Thailand
Understanding transaction costs is essential for building a realistic budget when buying property in Thailand. While taxes and fees are straightforward compared with many other markets, the amounts due depend on the type of transaction, the seller’s profile and whether the property is being transferred for the first time or resold.
Most fees are paid at the Land Office at the point of transfer. For new-build condominiums, developers may offer incentives that cover part of the transfer fee or legal costs, but buyers should still understand the underlying structure.
Below is a clear breakdown of the main taxes and fees foreign buyers will encounter.
Standard Taxes and Fees at Transfer
| Fee / Tax | Rate | Who Pays? | Applies To |
|---|---|---|---|
| Transfer Fee | 2% of the official appraised value | Buyer and seller (commonly split 50/50) | All property transfers (condo & landed) |
| Stamp Duty | 0.5% of the official appraised value | Seller (only applies when Specific Business Tax does not) | Used when SBT is not payable |
| Specific Business Tax (SBT) | 3% + 10% municipal surcharge (≈ 3.3%) | Seller | Resale property held < 5 years (except primary residence) |
| Withholding Tax (Individual Seller) | Progressive rate based on appraised value | Seller | Resale properties sold by individuals |
| Withholding Tax (Company Seller) | 1% of the official appraised value | Seller | Resale properties sold by companies |
| Legal / Conveyancing Fees | Typically THB 20,000–50,000 (GBP ~£440–£1,100 / USD ~$560–$1,400) | Buyer | Due diligence, contract review, title checks |
| Common Area Management (CAM) Fees | THB 40–80 per sqm per month | Owner | Condominiums and managed villa estates |
Annual Land & Building Tax: Thailand applies an annual Land and Building Tax of 0.02%–0.10% on the official assessed value of residential property. The exact rate depends on usage and valuation. For most foreign-owned condominiums and villas, this cost remains modest.
Thailand does not levy capital-gains tax on private individual property sales, as gains are treated within the withholding-tax framework. There is also no inheritance tax on residential property held by non-resident foreigners.
Key Notes Buyers Should Understand
Transfer fee vs stamp duty: Only one applies alongside SBT. If SBT is charged, stamp duty is not.
Appraised value: All taxes are calculated using the Land Department’s official appraised value, which is typically lower than market price.
Developer incentives: In new-build condo projects, developers may absorb part of the transfer fee as part of a promotion.
CAM fees matter for yield investors: Particularly in Phuket, CAM fees affect net yield performance.
Legal fees vary by complexity: Resales with long lease structures or multiple agreements may cost more.
Financing Property in Thailand: Options for Foreign Buyers
Financing options for foreign buyers in Thailand are more limited than in many Western markets, and most transactions are completed in cash or through developer instalment plans. While mortgages do exist, they are issued under strict conditions and are not widely available. Understanding what is and is not realistic helps set expectations early in the buying process.
Thai Bank Financing (Limited and Strict)
A small number of Thai banks offer mortgage products to foreign buyers, but approval rates are low and the criteria are narrow. Lenders generally require:
Proof of stable overseas income, often at a relatively high threshold
Strong credit history
A sizeable down payment
A property located in an approved development
Even where products are advertised publicly, they may apply only to certain nationalities or property segments. Processing times can be long, documentation requirements extensive, and, in practice, most foreign applicants do not meet the banks’ eligibility criteria. For this reason, Thai bank financing should be viewed as a possibility rather than an expectation.
Developer Financing (Common in New-Build Projects)
Developer financing is the most accessible form of structured payment available to foreign buyers. It is widely used in new-build condominiums and villa developments and typically takes one of two forms:
Milestone-based payments during construction, aligned with build progress
Post-completion instalment plans, offered in some higher-end or investor-focused projects
Payment schedules vary by developer but often start with a reservation fee, followed by a 20–30% down payment, with the remainder spread across construction phases. This structure is straightforward, does not require income verification, and is well suited to overseas buyers seeking a phased approach to capital deployment.
Foreign Mortgage Options from Select Developments
A small number of premium developments also offer foreign-buyer mortgage solutions through partnerships with international lenders or specialist financing providers. These programmes are not common across the market but can be attractive where they exist, offering longer repayment horizons and lower initial capital outlay.
For example, ABOV Patong in Phuket offers a foreign-friendly mortgage option designed specifically for international buyers. These schemes remain the exception rather than the rule, but they illustrate the increasing flexibility emerging within parts of Thailand’s premium property sector.
Cash Purchases (The Most Common Route Overall)
Despite the options above, most foreign buyers purchase property in Thailand using cash. This remains the simplest and most predictable route, avoiding the uncertainties of mortgage approvals and ensuring straightforward registration at the Land Department. Cash purchases also align with regional norms, as markets such as Malaysia, Vietnam and Indonesia similarly see high levels of cash transactions among international buyers.
Can Foreigners Rent Out Their Property in Thailand?
Foreigners are permitted to rent out property in Thailand, but the rules differ depending on the type of property, its location and whether the rental activity qualifies as short-term or long-term use. Understanding these distinctions is essential for investors evaluating yield, occupancy potential and compliance requirements.
Condominiums: The Most Straightforward Option
Condominium units are the simplest asset class for foreign owners to rent out. Foreigners may legally let out their condo on a long-term basis (typically defined as 30 days or more), and most buildings in Bangkok and Phuket allow this without restrictions, provided the condominium juristic person’s rules are respected.
Short-term rentals are also common in Phuket, where many condominium developments are designed with tourism use in mind and permit nightly stays within their bylaws. Some projects operate with hotel-style licensing or dedicated rental management, making short-stay operation straightforward for owners. Rules vary by building and district, however, and short-term letting is not automatically permitted in every condominium. Buyers should confirm the project’s rental policy and understand whether the building allows daily rentals, restricts stays to 30 days or more, or operates under a formal hotel licence.
Long-term rentals form the backbone of Bangkok’s expatriate and professional tenant market, where demand comes from corporate relocations and international schools. Investors assessing income potential in the capital can refer to our analysis of Bangkok property yields in 2026, which outlines the drivers of stable, year-round occupancy across central neighbourhoods.
Investors evaluating Phuket’s performance can refer to our guide to Phuket rental yields, which shows how income potential varies between condominiums and villas across Bang Tao, Cherng Talay, Kamala and other tourism-led districts.
Villas and Landed Homes: Location Matters
Villas can be rented out, but the rules vary depending on provincial zoning, licensing and the type of rental activity. In Phuket, the market for managed villas and serviced holiday homes is well established, particularly in Bang Tao, Cherng Talay, Layan and parts of Kamala. Many villa estates provide centralised rental management that complies with local requirements.
The distinction between long-term and short-term use is again important. Traditional long-stay rentals fall within standard leasing activity. Short-term holiday rentals, however, may fall under the Hotel Act depending on the nature of the operation, the number of units, and whether services are provided.
Practical Considerations for Investors
Regardless of property type, foreign landlords should be aware of the following:
Tax registration: Rental income generated in Thailand is taxable in Thailand.
Management services: Professional rental management is common in both Bangkok condos and Phuket villas, often improving occupancy and compliance.
Furniture packages: In short-stay markets such as Phuket, furnished units command stronger performance; developers often offer standardised packages for this reason.
Building rules: Individual condominium bylaws may restrict short-term use even when local regulations do not explicitly prohibit it.
Across both Bangkok and Phuket, rental demand remains strong but serves distinct markets: the capital caters to long-stay professionals, while Phuket’s performance is driven by tourism, lifestyle relocation and managed villa estates. Understanding which segment you wish to target helps identify suitable projects and avoids rental models that conflict with local rules or building policies.
Does Buying Property in Thailand Provide Residency?
Buying property in Thailand does not grant residency, long-term stay rights or any form of immigration status. Ownership and immigration are treated separately under Thai law, and property purchases are not tied to visa issuance in the way they are in some residency-by-investment jurisdictions.
Foreign buyers typically use one of several established visa pathways depending on their circumstances:
Thailand Privilege (formerly Thailand Elite): a membership-based long-term visa offering stay durations from five to twenty years, popular with lifestyle buyers and frequent visitors.
Long-Term Resident (LTR) Visa: aimed at remote professionals, high-income individuals and retirees who meet financial and qualification criteria.
Retirement Visa (Non-Immigrant O / O-A): available to those aged 50+, with financial requirements based on income or deposits held in Thailand.
Non-Immigrant B, O or ED Visas: for those working, joining family, or studying in Thailand.
None of these visas require purchasing a property, and owning a condominium or villa does not accelerate or simplify the immigration process. Property ownership can complement a long-term lifestyle in Thailand, but it should not be viewed as a pathway to residency in its own right.
Best Locations in Thailand for Foreign Property Buyers
Thailand offers a wide range of property markets, each with distinct profiles, buyer segments and investment drivers. Foreign purchasers tend to gravitate towards neighbourhoods with strong infrastructure, established communities and reliable rental demand, whether for long-term stays or short-term lifestyle use.
Bangkok
In the capital, foreign buyers focus primarily on the central Sukhumvit corridor, including Phrom Phong, Thonglor and Asoke, where international schools, transport links and amenities are concentrated. Rama 4 is an emerging growth axis supported by new mixed-use projects and improving connectivity, while Sathorn remains the city’s core business district with strong appeal for professional tenants.
Emerging suburban districts such as Krungthep Kreetha and Srinakarin have also gained traction, particularly among families seeking larger homes, international school access and newer low-density neighbourhoods. Improved transport links and ongoing development have pushed these areas into the spotlight as credible alternatives to central Bangkok.
Phuket
In Phuket, demand is strongest in the west-coast lifestyle hubs of Bang Tao, Cherng Talay, Layan, Surin and Kamala, where tourism infrastructure, beaches and dining clusters support both residential living and investment-led ownership. Patong continues to attract buyers seeking high tourism exposure and strong short-stay rental performance, while areas such as Rawai and Nai Harn appeal to longer-stay residents and families.
Pattaya, Hua Hin and Chiang Mai
These markets attract more regional buyers and retirees. Pattaya offers strong year-round occupancy driven by tourism and proximity to Bangkok. Hua Hin appeals to long-stay and holiday-home buyers seeking a quieter coastal lifestyle, while Chiang Mai’s appeal lies in its cultural setting, lower cost of living and established expat community.
Across all regions, suitability depends on buyer goals, whether yield-driven, lifestyle-led or a combination of both. Thailand’s diversity allows foreign purchasers to match their priorities with the most appropriate location.
Common Mistakes to Avoid When Buying Property in Thailand
Even though Thailand’s property laws are clear, foreign buyers often encounter avoidable issues when entering the market. Most relate to misunderstandings about ownership structures, registration requirements or rental regulations. Being aware of these points early helps ensure a smooth and compliant purchase.
Misunderstanding land ownership rules
The biggest misconception is assuming foreigners can hold freehold land. Foreigners may own buildings, but land must be held through a legally registered lease or other compliant structure.
Not registering the land lease
For villas, a lease that is not registered at the Land Office offers far weaker protection and cannot be enforced in the same way as a registered lease.
Relying on nominee companies
Using Thai nominees to hold land is illegal. Only genuine Thai-majority companies with real commercial activity are allowed to own land.
Assuming short-term rentals are always permitted
Short-stay use depends on building bylaws, licensing, and local district rules. Failing to confirm a project’s rental policy can create compliance issues.
Skipping due diligence on title and building permits
Title checks, environmental restrictions and building permit verification are essential, particularly when purchasing villas or resale units.
Not securing the required Foreign Exchange Transaction Form (FETF)
For freehold condominium ownership, funds must be remitted from overseas in foreign currency with an FETF. Missing this step can cause registration delays.
Overlooking long-term maintenance and CAM costs
CAM fees vary significantly between projects and should be factored into yield and holding cost calculations.
Understanding these risks early helps buyers approach the Thai market with clear expectations and a legally sound strategy.
Conclusion
Thailand remains one of Southeast Asia’s most accessible property markets for foreign buyers, offering clear condominium ownership rules, well-established villa structures and a wide choice of lifestyle and investment locations. Understanding the distinction between land and building ownership, the mechanics of leasehold, and the requirements around taxation, rentals and residency helps buyers approach the market with confidence.
Whether you’re exploring long-stay urban living in Bangkok or coastal investment opportunities in Phuket, reviewing real projects can help clarify which areas and property types best match your goals. You can browse our curated selection of Bangkok and Phuket developments to see how these principles apply in practice and to compare options across different neighbourhoods and price points.
Buying Property in Thailand: FAQs
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Yes. Foreigners can buy and own freehold condominium units in their own name, provided the development has not exceeded the 49% foreign-ownership quota. Foreigners cannot own land freehold, but they can own buildings constructed on land.
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Foreigners can own the villa structure but not the land it sits on. Most villa developments use a legally registered 30-year land lease with contractual renewal clauses. Building ownership is registered separately at the Land Office.
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The maximum lease term under Thai law is 30 years. Renewals for additional 30-year periods can be written into the contract but are not guaranteed by statute. Proper registration at the Land Office is essential.
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Yes. Condominiums can be rented long-term nationwide, and short-term rentals are common in Phuket where permitted by building bylaws. Villas can be rented out depending on zoning, licensing and the nature of the rental activity.
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No visa is required to purchase property. However, property ownership does not provide residency rights. Long-stay options include Thailand Privilege (Elite), the LTR Visa, retirement visas and Non-Immigrant categories.
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Yes. Key costs include a 2% transfer fee (often split), stamp duty, Specific Business Tax (when applicable), withholding tax on resales, legal fees and common-area fees. An annual Land & Building Tax of 0.02–0.10% also applies.
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Thailand does not levy capital-gains tax on private individual sales. Gains are treated within the withholding-tax framework instead.
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The Foreign Exchange Transaction Form (FETF) is issued when money is transferred into Thailand from overseas in foreign currency. Foreign buyers must present it at the Land Office to register a freehold condominium in their name.
