Buying property in Thailand as a foreigner — what the law allows
Thai property law is clear, but it is often explained badly. This guide sets out what a foreign buyer can and cannot own, so you can invest with confidence and avoid structures that put your money at risk.
At a glance
| Type of ownership | Foreigners? | Key conditions |
|---|---|---|
| Condominium unit (freehold) | Yes | Foreign ownership in the building must stay within 49% of the total unit area. Purchase money must come from abroad in foreign currency. |
| Lease of land or a house | Yes | Up to 30 years per term, registered at the Land Office. Renewal is a contract promise, not a guaranteed right. |
| A house built on leased land | Yes | You can own the building itself through a registered right of superficies, while the land stays Thai-owned. |
| Land (freehold) | No | Not allowed under the Land Code, apart from very narrow exceptions that need government approval. |
Condominiums: the usual route
A foreigner can own a condominium unit outright, in their own name, under the Condominium Act. The title deed for the unit is registered at the Land Office just as it is for a Thai owner.
- The 49% foreign quota. In each building, the total area of units owned by foreigners may not be more than 49% of the area of all units. Before you pay a deposit, ask the building’s juristic person (management office) to confirm that foreign quota is still available.
- Money from abroad. The purchase price must be transferred into Thailand from abroad in a foreign currency. Your Thai bank issues a foreign-exchange document for the transfer, which the Land Office asks for when the unit is registered in your name. Keep it safe — you will need it again if you sell and take the money out of Thailand.
- Units above the quota. If the foreign quota is full, the remaining units can only be bought by Thai nationals. A lease of such a unit is possible, but it is not ownership.
Leasehold: land, houses and villas
Under the Civil and Commercial Code, immovable property can be leased for up to 30 years per term. A lease longer than three years must be in writing and registered at the Land Office, or it can only be enforced for three years.
- Renewals. Contracts often promise renewals (for example “30 + 30 years”). These are promises between the parties. They are not registered as a right, and a court or a new owner may not treat them as binding. Price a lease on its first term.
- Owning the building. You can own a house that stands on leased land through a registered right of superficies. This separates ownership of the building from ownership of the land.
- Commercial leases. For certain commercial and industrial uses, the law allows longer leases of up to 50 years, under strict conditions. This does not usually apply to homes.
Why foreigners cannot own land
The Land Code does not allow foreigners to own land in Thailand. There are only narrow exceptions, for example:
- A foreigner who invests at least THB 40 million in approved investments for a set period may apply to the Minister of Interior for permission to own up to one rai (1,600 m²) for a home. Permission is discretionary and rarely used.
- Companies promoted by the Board of Investment (BOI) may be allowed to own land for their promoted business.
Our land plots, such as those in Nong Chok, are offered to Thai nationals and eligible Thai companies. Foreign investors can still take part through a registered lease or a legally structured project — we will explain the options and connect you with a licensed lawyer.
Companies and nominees: the risk to avoid
Using Thai “nominee” shareholders to hold land for a foreigner is a criminal offence. The land can be ordered to be sold, and both the foreigner and the nominees can be prosecuted under the Land Code and the Foreign Business Act.
A Thai company in which foreigners hold a minority of shares can own land — but only if the Thai shareholders are real investors with their own money and their own say. The Land Office checks this. We do not set up or recommend nominee structures.
Proposed changes are not law yet
The Thai government has discussed raising the foreign condominium quota to 75% in some areas and allowing leases of up to 99 years. At the time of writing these remain proposals only. Do not buy on the basis of a rule that has not been passed. We will update this page if the law changes.
Visas and living in Thailand
Owning a condominium does not by itself give you the right to live in Thailand. Long-stay options include:
- Long-Term Resident (LTR) visa — a 10-year visa with several categories, including wealthy global citizens who invest in Thai property, government bonds or businesses. Official information: ltr.boi.go.th.
- Thailand Privilege — a paid membership programme with a long-stay visa of 5 to 20 years. Official information: thailandprivilege.co.th.
Requirements and fees change, so always check the official websites.
Before you sign: a checklist
- Check the title deed and any registered rights at the Land Office.
- For a condo, get written confirmation that foreign quota is available.
- Use your own independent, licensed Thai lawyer — not the seller’s.
- Send the money from abroad in foreign currency and keep the bank’s foreign-exchange document.
- Register any lease longer than three years at the Land Office.
- Ask for a written breakdown of transfer fees and taxes and who pays each one.
Questions about your situation?
Our consultants explain the options in English, Thai or Arabic and work with licensed Thai lawyers.
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