Foreigners buying property in Thailand: the complete guide

Last checked 8 October 2026 · 7 min read · English

Short answer: foreigners can own a condominium unit freehold in their own name, within each building's 49% foreign quota, but generally cannot own land. For a house, the lawful routes are registered rights such as a lease, superficies or sap-ing-sit, plus a few narrow statutory exceptions. This page gives the overview and links to a detailed guide for each topic.

The short answer, by property type

Condominium ownership

A condo is the cleanest freehold option for most foreign buyers. The quota is per building and measured by floor area, so check it before paying any deposit. Most overseas buyers own under Section 19(5) of the Condominium Act and must show qualifying funds of at least the purchase price. Read buying a condo in Bangkok as a foreigner.

How you pay matters as much as what you buy. Foreign currency from abroad, a non-resident baht account and a foreign-currency deposit account are the recognised routes; loans, mortgages and instalments are separate questions. Read how to transfer money and finance a condo purchase (FET), and budget with what it costs to buy a condo in Bangkok.

Land and houses

Foreigners generally cannot own land in Thailand, although limited statutory exceptions exist. Read our full guide to foreign land ownership and the legal ways to hold a house.

• Registered lease: up to 30 years per registration; price it on the registered term, not on promised renewals. Leasehold for foreigners
• Superficies: a registered right to own the building on someone else's land.
• Sap-ing-sit: a registered right of up to 30 years that can be sold, inherited and mortgaged. Sap-ing-sit guide Before paying, use the sap-ing-sit pre-payment checklist and check the registration fees.
• Statutory exceptions: Section 96 bis (a ฿40 million qualifying investment, up to one rai for a residence, with ministerial permission) and inheritance by a statutory heir under Section 93.

Thai companies, nominees, BOI and IEAT

A Thai company should not be used merely to get around foreign land-ownership restrictions. Officials look beyond 51/49 at who paid for the shares, who funds the land and who controls the company. Read can foreigners buy land through a Thai company?.

Separately, BOI-promoted businesses and approved industrial-estate (IEAT) operators may be permitted to own land for their approved business activity. These are business land rights, not a route to a private home. See the exceptions section of our land guide.

Inheritance and buying for children

For condos, the Condominium Act sets notification and disposal rules for some foreign heirs, while the Department of Lands has published an interpretation under which the heir of a Section 19(5) owner may step into the owner's position. For land, a foreign statutory heir needs ministerial permission and is subject to area limits. Outcomes depend on the facts, so make a will that covers your Thai property.

Children can generally hold property, but buying, mortgaging or selling on a minor's behalf is done through parents or a guardian, and some transactions need court approval. Which rules apply depends on the child's status and the transaction, so ask a lawyer before you sign. For family transfers, see can foreign parents transfer a Thai condo to their child?

Visas, taxes and fees

A qualifying condo can support some long-stay options, and wealthy buyers may count Thai property towards the LTR investment. See property and visas, which visa you need to buy and the LTR visa.

On a transfer, expect a 2% transfer fee, plus specific business tax or stamp duty and withholding tax depending on the seller; who pays is agreed in the contract. See buying costs.

Proposals to raise the condo foreign quota to 75% and to allow 99-year leases have been discussed, but had not been enacted as of the date above. Plan on the current rules.

Sources

• Department of Lands, People's Guide: foreigners and condominiums
• Royal Thai Government: land ownership by foreigners
• Tilleke & Gibbins: inheritance of condominium units by foreigners
• Prachachat: Department of Lands anti-nominee measures (May 2026)

Frequently asked questions

General educational information, not legal or tax advice. Thai property law and practice change, and every transaction depends on its facts. Confirm with the Department of Lands and an independent Thai lawyer before you commit. Sources checked on the date above.