Can Foreigners Buy a Condo in Thailand? (2026 Guide)

Yes — foreigners can own Bangkok condos freehold, within limits. Here is exactly how the 49% quota, freehold vs leasehold, money transfer, and taxes work.

The 49% rule, in plain terms

Thailand's Condominium Act lets non-Thais collectively own up to 49% of the total unit area of a condominium building. If a building still has room under that quota, a foreigner can buy a unit freehold — outright, in their own name, registered at the Land Office. Once a building hits 49%, the remaining Thai-owned units can only be taken by foreigners on a leasehold basis.

Land and houses

Foreigners generally cannot own land in Thailand. A villa or landed house is usually structured as a registered lease (a maximum of 30 years per term) or through a Thai company — the latter carries real legal exposure and needs qualified advice. For most overseas buyers, a condo is the only clean route to direct freehold ownership.

Moving the money (FET)

To register foreign freehold, the purchase funds must arrive in Thailand in foreign currency and be converted to baht by the receiving bank, which issues a Foreign Exchange Transaction (FET) certificate. The Land Office requires this document at transfer — so never bring the money in as baht.

Taxes and transfer costs

  • Transfer fee: 2% of the appraised value.
  • Specific Business Tax: 3.3% if the seller owned the unit under 5 years; otherwise 0.5% stamp duty.
  • Withholding tax: progressive for an individual seller, 1% for a company.
  • Who pays each of these is negotiable between buyer and seller.

Buying process, step by step

  1. Reserve the unit and sign a reservation agreement.
  2. Confirm the building's remaining foreign quota in writing.
  3. Due diligence: title deed, encumbrances, juristic-person debts.
  4. Remit funds from abroad and collect the FET certificate.
  5. Transfer ownership at the Land Office and pay fees.
How to check the foreign quota — and what to do if it is full →What a Thai Condo Really Costs a Foreign Buyer: Transfer Fees, Taxes and Annual Charges →

Freehold · Leasehold · Foreign quota

Frequently asked questions

Can foreigners buy a condo in Thailand?▾

Yes. Foreigners can own a condominium unit freehold in their own name, provided the building has not exceeded its 49% foreign-ownership quota and the purchase funds are remitted into Thailand from abroad in foreign currency.

How do I verify a condo building's foreign quota before buying?▾

Ask the juristic person (the building's management office) for a written foreign-quota letter stating the current foreign-owned share of saleable floor area, and have it confirmed at the Land Department on transfer day — the Land Office will refuse to register a foreign freehold once the 49% is used up. RealData shows the last-scraped foreign-quota status on a condo page wherever a portal reports it; treat that as a lead, not as the legal check.

What happens if a condo's 49% foreign quota is already full?▾

A foreigner cannot take freehold title in that building. The options are a registered 30-year leasehold (renewable by contract, not by law), waiting for a foreign-owned unit to come up for resale (the quota transfers with the unit), or choosing another building. A Thai company set up purely to hold the unit is treated as a nominee arrangement and carries legal risk.

What is the 49% foreign quota?▾

Under the Condominium Act B.E. 2522, foreigners may collectively own up to 49% of the total saleable floor area of any condominium. The remaining 51% must be held by Thai nationals or Thai-majority entities.

Can a foreigner own land or a house in Thailand?▾

Generally no. Foreigners cannot own land outright. Houses and villas are typically secured via a registered leasehold (up to 30 years) or, less commonly, through a Thai company structure — which carries legal risk and should be reviewed by a lawyer.

What taxes and fees apply when buying a condo?▾

At transfer expect a 2% transfer fee on the appraised value, plus either 3.3% specific business tax (if the seller sells within 5 years) or 0.5% stamp duty, and a withholding tax. Who pays what is negotiable between buyer and seller.

How do I transfer the money correctly?▾

Funds must enter Thailand in foreign currency and be converted to baht by the receiving Thai bank, which issues a Foreign Exchange Transaction (FET) certificate. The Land Department requires this proof to register foreign freehold ownership.

This guide is general information, not legal advice. Next: the Bangkok condo investment guide with live yield data