Can a foreigner own property in Thailand outright?

Yes for a condominium, freehold and in their own name, as long as the building stays within the 49% foreign-ownership quota. Land and houses are different: foreigners generally cannot own those directly.

Can foreigners buy a house or land in Thailand?

Not the land. Foreigners cannot own freehold land, so a landed house is usually held on a long lease or through a Thai company. A condo is the only common way to own Thai property outright in your own name.

Do I need to live in Thailand to buy property there?

No. You do not need residency or a work permit. You mainly need to transfer the purchase funds from abroad in foreign currency and get the FET form for the title transfer.

What taxes do foreigners pay when buying a condo in Bangkok?

A 2% transfer fee, often shared with the seller, plus the building's sinking-fund and common-area fees. If you resell within five years there is a 3.3% Specific Business Tax and a withholding tax.

Can foreigners get a mortgage in Thailand?

It is difficult. Most Thai banks do not lend to non-residents, so foreign buyers usually pay cash or arrange financing abroad. A few lenders offer limited foreign-currency loans.

Updated July 17, 2026 · 4 min read

Can Foreigners Buy Property in Thailand? 2026 Rules, Costs and Tax

EN ไทย

Yes, with one important caveat about what kind of property. A foreigner can legally own a condominium in Thailand outright, freehold, in their own name, as long as foreign owners hold no more than 49% of the floor area in that building. This is called the foreign quota. Foreigners generally cannot own land, so a house and its plot are off-limits to direct ownership. That is why a condo is the main route for foreign property investors in Bangkok and across Thailand.

Can a foreigner buy a house or land in Thailand?

Not the land itself. Foreigners cannot own freehold land in Thailand, so a landed house is normally held through a long lease of up to 30 years or a Thai company, both of which carry more cost and risk than owning a condo. For most foreign buyers a condominium is the cleanest, safest way to own Thai property outright in their own name.

The 49% foreign quota

Thai law lets foreigners own up to 49% of the saleable floor area of any condominium building. Popular buildings sometimes reach that cap, so a unit may only be offered on Thai quota, which a foreigner cannot register freehold. Always confirm the unit is in the foreign quota before you commit.

How to pay: the FET rule

To register freehold foreign ownership, the purchase money must be transferred into Thailand from abroad in foreign currency and converted to baht. The receiving bank issues a Foreign Exchange Transaction (FET) form. The Land Office needs this form to transfer the title into your name, so keep it safe.

Taxes and fees to budget for

Transfer fee: 2% of the appraised value, often split 50/50 with the seller.
Sinking fund and common-area fee: a one-off payment plus a monthly charge to the building.
On resale within five years: Specific Business Tax of 3.3%, plus withholding tax. Factor these in when you work out your net return.

What yield can a foreign owner expect?

The same as any owner: roughly 4% to 8% gross, and 1.5 to 2.5 points lower net after fees, vacancy and management. Foreign ownership does not change the rent; the unit, the building and the price do. A compact unit near a BTS or MRT station in a foreign-quota building is the classic buy-to-rent play.

CondoReturn shows the real return on every Bangkok condo, so you can shortlist units by return first, then check quota and paperwork with your lawyer.

Frequently asked questions

Can a foreigner own property in Thailand outright?: Yes for a condominium, freehold and in their own name, as long as the building stays within the 49% foreign-ownership quota. Land and houses are different: foreigners generally cannot own those directly.
Can foreigners buy a house or land in Thailand?: Not the land. Foreigners cannot own freehold land, so a landed house is usually held on a long lease or through a Thai company. A condo is the only common way to own Thai property outright in your own name.
Do I need to live in Thailand to buy property there?: No. You do not need residency or a work permit. You mainly need to transfer the purchase funds from abroad in foreign currency and get the FET form for the title transfer.
What taxes do foreigners pay when buying a condo in Bangkok?: A 2% transfer fee, often shared with the seller, plus the building's sinking-fund and common-area fees. If you resell within five years there is a 3.3% Specific Business Tax and a withholding tax.
Can foreigners get a mortgage in Thailand?: It is difficult. Most Thai banks do not lend to non-residents, so foreign buyers usually pay cash or arrange financing abroad. A few lenders offer limited foreign-currency loans.