Buying Property in Thailand? Start With Confidence REAL E GURUS
Clear, practical information to help foreign buyers understand ownership, common costs, visas, and the questions to ask before making a decision.
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Contact UsCan Foreigners Buy Property in Thailand?
Select any topic below to expand its details. The condominium quota explanation is included inside the Freehold condominium units topic.
Freehold condominium unitsQualifying units within the foreign ownership quota.
How freehold condominium ownership works
Foreign individuals may own qualifying condominium units in their own name, provided the building remains within the foreign ownership limit and the transfer meets current legal and documentary requirements.
- Confirm the building’s current foreign quota before reserving a unit.
- Confirm the required evidence for funds brought into Thailand.
- Have the sale agreement, title, fees, and transfer documents independently reviewed.
Long-term leasesA registered right to use property for an agreed term.
Leasehold rights
A lease can provide a foreign buyer with a contractual right to occupy land or a property. The legal term, registration requirements, renewal language, succession, and termination conditions depend on the transaction.
Do not rely on an advertised renewal period without independent legal review of the actual contract and Land Office registration.
Certain investment structuresSpecial rights may exist for qualifying, approved investments.
Approved investment pathways
Some BOI-promoted activities or other qualifying investments may receive specific rights or benefits. These are approval-based pathways, not general property-purchase options.
Confirm eligibility directly with the relevant authority and a qualified Thai professional before committing funds.
BuildingsBuilding ownership may be separate from rights over the land.
Buildings and land rights
In some circumstances a person may own a building separately from the land beneath it. The land-use right, building evidence, permits, registration, and transfer structure must all be checked together.
A building purchase should never be treated as proof of land ownership.
LAND OWNERSHIP
Land Ownership and Registered Rights
Foreigners generally cannot own land directly. Expand each topic to understand commonly discussed legal rights and approval-based pathways.
Registered leaseholdA documented, registered right to use land or property.
Registered lease
The agreement should clearly state the parties, property, term, rent, permitted use, transfer or succession rights, termination, and registration responsibilities.
Superficies or usufructRegistered rights that may support use of land or ownership of structures.
Registered property rights
A superficies or usufruct may be relevant in some transactions. The suitable right depends on the client’s objectives and should be drafted and registered by qualified professionals.
Legitimate business ownershipOnly for a genuine, lawfully operated Thai business.
Company structures require caution
A legitimate Thai business may own property for genuine business purposes. Nominee shareholding arrangements used only to avoid foreign-ownership rules are not an acceptable solution.
BOI-promoted investmentSpecific rights may be available after formal approval.
Approval-based investment rights
Eligible promoted businesses may apply for rights and benefits under the relevant BOI process. Approval, permitted use, reporting, and continuing compliance must be confirmed.
COSTS TO EXPECT
Taxes & Fees for Foreign Buyers
The amount and responsible party depend on the property, seller, agreement, and current rules. Expand each cost for more information.
Transfer feeA registration charge assessed at the time of transfer.
Transfer fee
The applicable rate, valuation base, and who pays should be confirmed for the specific transaction at the Land Office and stated clearly in the sale agreement.
Withholding taxA seller-side tax calculation that varies by seller and holding circumstances.
Withholding tax
The method can differ for an individual and a company and may depend on the assessed value, holding period, and transaction facts. Obtain a transaction-specific calculation.
Stamp dutyMay apply when the receipt is not subject to specific business tax.
Stamp duty
The Revenue Department explains that stamp duty can apply to registered transfers or rights over immovable property, subject to exemptions and the transaction’s tax treatment.
Specific business taxMay apply to a sale regarded as commercial or for profit.
Specific business tax
Whether it applies depends on the seller and facts such as the holding period and use of the property. It should be verified before the transfer date.
Annual maintenance feesOngoing common-area or estate charges after purchase.
Recurring fees
Review the current rate, billing cycle, outstanding balances, planned increases, and services included before buying.
Sinking fundA reserve contribution commonly associated with condominium ownership.
Reserve fund
Confirm whether the contribution is one-time or recurring, the rate used, whether it has already been paid, and any planned special assessments.
VISAS
Visa Pathways for Property Buyers
Buying property does not automatically grant a visa. Select a visa type to expand or hide its details.
Long-term stay visasLong-stay routes have their own eligibility and documentary requirements.
Long-term stay
Property ownership does not itself grant a visa. Review the current long-stay categories, qualifying criteria, financial evidence, insurance, permitted activities, and renewal rules on the official Thai E-Visa website.
Retirement visasAge, financial, insurance, reporting, and renewal rules apply.
Retirement pathways
Retirement-related visa options are separate from a property purchase. Applicants should check the current criteria, permitted activities, re-entry requirements, and reporting obligations.
Thailand PrivilegeA membership-based long-stay program with separate fees and conditions.
Thailand Privilege
Membership packages, benefits, validity, fees, and eligibility can change. Confirm current terms through the official program and immigration guidance before applying.
Business visasFor qualifying business or employment activities.
Business and work
A business visa does not automatically authorize employment. The visa, work authorization, employer or company documentation, and permitted activities must be considered together.
Investment-related visasAvailable only when the applicant satisfies the relevant program rules.
Investment-related routes
Investment programs can have minimum investment, asset, income, professional, or business requirements. Confirm the current program and maintain evidence of continuing eligibility.