How to buy property in Thailand — step-by-step guide for foreigners

Foreigners can legally own condominium units in Thailand freehold under the Condominium Act, provided foreign ownership in the building does not exceed 49% of the total saleable area. Land cannot be owned freehold by foreigners; landed property is typically accessed through registered leases or other legal structures reviewed by a lawyer.

The purchase process usually follows six steps: define budget and location, shortlist projects or resale units, reserve the unit with a reservation agreement and fee, sign the sale and purchase agreement after legal review, remit funds from abroad, and complete the ownership transfer at the Land Department.

Purchase funds must be transferred into Thailand in foreign currency. The receiving Thai bank issues evidence of the inward remittance (commonly the Foreign Exchange Transaction form for qualifying amounts), which the Land Department requires to register foreign condominium ownership.

Due diligence should cover the title deed (chanote) at the Land Department, any mortgages or encumbrances on the title, the developer's licence and project permits for off-plan purchases, the building's remaining foreign quota, and the condominium juristic person's financial health including sinking fund status.

Transfer-day costs at the Land Department include a transfer fee calculated on the official appraised value, plus withholding tax and either specific business tax or stamp duty depending on the seller's situation. Cost allocation between buyer and seller is negotiable and should be fixed in the contract.

This guide describes the general process only and is not legal advice. Engage an independent Thai property lawyer before signing any binding document, and verify every project-level fact on the project page or with the developer's sales office.