How overseas buyers buy property in Thailand

What to know first

• Condominiums: 49% foreign-ownership quota per building, freehold — enforcement digitised and tightened through 2026, targeting nominee-ownership structures specifically
• Villas and land: foreign ownership prohibited under the Land Code — the standard route is a registered 30-year leasehold with a renewal option
• All freehold condo purchase funds must be remitted from overseas and recorded on a Foreign Exchange Transaction Form (FETF)
• A specific building's remaining foreign quota should always be checked before reserving — popular buildings can fill their 49% allocation ahead of full sell-out

The general process

1. Confirm what foreigners may own in Thailand and in which areas.
2. Set your budget in THB, including taxes, fees and currency costs.
3. Shortlist areas and check the developer or seller.
4. Appoint an independent local lawyer before paying anything substantial.
5. Reserve, sign the contract, and pay through the approved channel.
6. Complete registration, and take tax advice in both countries on any rent or sale.

The exact steps and order differ by country and by project.

Financing for foreign buyers

Maximum loan to value

Very limited for non-resident foreigners — Thai banks generally do not lend to foreign buyers without local income or residency

Notes

Foreign buyers overwhelmingly purchase in cash. A handful of international/Thai banks offer foreigner-specific mortgage products at higher rates and lower LTV than domestic lending — confirm current availability directly

Residency through property

Programme

No property-linked golden-visa-style residency program — the Long-Term Resident (LTR) visa exists but is tied to income/investment criteria, not property purchase specifically

Taxes and running costs

Income tax on rent

Flat 15% withholding tax on gross rental income for non-residents, generally satisfying the Thai tax obligation

Capital gains tax

No standalone capital gains tax layer — gains are captured within the transfer/withholding system; a Specific Business Tax of 3.3% of appraised/sale value (whichever is higher) applies if sold within 5 years of acquisition

Transfer tax or fees

Standard transfer, mortgage registration and stamp/business tax fees apply at the Land Department — confirm the current split directly, as several fees can apply depending on holding period

Annual property costs

Condo common-area/CAM fees vary by building; confirm current rate with the specific project