Buying
How to buy a condo in Thailand as a foreigner: step by step
A foreigner can buy a condo in Thailand outright, in their own name, and the process is simpler than it looks. We walk through the whole journey from choosing a unit to getting the keys: what happens at each step, which documents you need and where buyers most often go wrong.
In short
- A condo unit can be registered to a foreigner as full ownership within the Foreign Quota (49% of the building's floor area).
- To register the unit in a foreigner's name, the money must come from abroad, and this has to be proven with documents.
- Ownership is registered at the Land Office, after which you receive the title deed for the unit in your own name.
What a foreigner can buy
A foreigner can buy a unit in a registered condominium as full ownership in their own name (Freehold). There is only one restriction: foreigners combined may own no more than 49% of the total floor area of all units in the building. This share is called the Foreign Quota. Land, or a house with land, generally cannot be registered directly to a foreigner, apart from a few narrow legal exceptions: for those, a land lease (Leasehold) and other structures are used.
Read more about quotas in Condos, Foreign Quota and the 49/51 rule, and about villas and land leases in Freehold or Leasehold.
The purchase step by step
- Goal and budget
To live in, to rent out or to preserve capital. Your goal determines the district, the type of unit and whether to go for a new development or resale.
- Shortlist and viewings
We compare projects and view them in person or by video. We check the developer, the quota and all costs before you book.
- Booking
The unit is reserved with a small deposit (booking fee) paid to the developer's account or as agreed with the seller. Find out in advance whether the booking fee is refundable and in which cases.
- Contract
The sale and purchase agreement is usually signed 15–30 days after booking. It sets out the price, unit number, payment schedule, deadlines and who pays which costs.
- Payment
For a new development, in instalments on a schedule; for resale, usually in full at registration. For the Foreign Quota, the money is transferred from abroad and this is confirmed with documents.
- Handover inspection
For a new development, after the building is completed: inspection, a list of defects and their repair.
- Land Office registration
The transfer of ownership is registered at the Land Office. Fees and taxes are paid on that day.
- Keys and title deed
You receive the title deed for the unit in your own name (Or.Chor.2) and the keys.
Documents the buyer needs
- Passport.
- Proof that the purchase money came from abroad. We help with payment and with documenting the source of funds, depending on where your money is now.
- A letter from the building's juristic person confirming that the unit falls within the Foreign Quota and that there are no outstanding fees (prepared by the seller or developer).
- If a representative attends the registration: a power of attorney on the Land Office form.
Extra costs on top
At Land Office registration you pay a transfer fee of 2% of the appraised value, plus a tax: Specific Business Tax of 3.3% or stamp duty of 0.5%, depending on the seller and how long they have owned the unit. The contract decides who pays what. Worked examples in Taxes and fees when buying a condo.
How long it takes
A ready resale unit can be transferred within a few weeks: that is usually how long checking documents and transferring money takes. For a new development, the construction period sits between booking and keys, while the registration itself takes one day at the Land Office.
Do you need to come in person
Not necessarily: booking, contract and payment can all be done remotely, and a representative with a power of attorney can attend the registration. Still, we recommend coming at least once for viewings: the view from the window and the walk to the beach are best seen with your own eyes.
FAQ
Can a foreigner own a condo in Thailand?
Yes. A unit in a registered condominium can be registered to a foreigner as full ownership if it falls within the Foreign Quota: foreigners combined may own up to 49% of the building's unit floor area.
Do I need a visa or residence permit to buy?
No. A passport is enough to buy a condo in the Foreign Quota. A visa is only needed to live in Thailand.
How long after booking is the contract signed?
Usually 15–30 days after booking. During this time the documents and terms are checked.
Can I buy a condo without coming to Thailand?
Yes. Booking, contract and payment can be done remotely, and a representative with a power of attorney can attend the Land Office registration.
Sources
- Condominium Act B.E. 2522, section 19 bis: the 49% limit (Office of the Council of State opinion)
- Department of Lands: registration of rights and fees
- Bank of Thailand: exchange control regulations
- Avalon guide “Buying property in Thailand” (in Russian)
This article is for general information and is not legal or tax advice. Laws, fees and project terms change: before a deal we check the current conditions for the specific property.
