Can Foreigners and Expats Buy Condos in Thailand (2025)

A Practical Buying Guide

Buying a condo in Thailand remains one of the most straightforward ways for foreigners to own property in the country, and it’s often much simpler than people expect. Yes, there are rules, but once you understand how the buying process in Thailand works, purchasing a condo can be a smooth, secure, and even enjoyable experience.

This property buying guide walks you through the key steps, including foreign ownership quotas, legal eligibility, money transfers, due diligence, ongoing fees, and how to safely complete the transfer at the Land Department. Our goal is to help you feel informed and confident. 

Browse current condos for sale in Thailand, and for ideas on where to buy, see our Best Bangkok neighbourhoods for condo buyers (2025). 

Step-by-Step: The Buying Process

1.   Check the Foreign Ownership Quota

Under the Condominium Act of Thailand, no more than 49% of the saleable floor area in a condominium building can be owned by foreigners. When a foreigner buys a condo within this quota, the ownership is registered as freehold, meaning your name appears on the Title Deed (Chanote) and you own the unit outright.

Confirm with the developer, juristic office, or Land Office whether the building still has foreign quota available. If the quota is already full, the unit cannot be registered under your name as freehold. In this case, you may either look for another unit with available foreign quota or consider a leasehold arrangement, where you hold long-term usage rights but not full ownership.

2.   Confirm Eligibility (Section 19 of the Condominium Act)

Any foreigner who is legally able to enter Thailand and remits the purchase funds from overseas may buy a condo in their own name. There is no requirement to hold residency, work permit or any specific visa.

Some buyers choose long-stay visas such as the LTR (Long-Term Resident) Visa for lifestyle convenience, longer permitted stays and simplified reporting. These visas do not provide additional ownership rights. 

3.   Transfer Funds Correctly – The FET Requirement

To register the condo in your name as a foreign freehold, the purchase funds must be transferred from an overseas bank account into Thailand in foreign currency. The receiving Thai bank will convert the funds to Thai Baht and issue a Foreign Exchange Transaction (FET) Form. This is the official proof required by the Lands Department.

• The sender's name on the remittance must exactly match the buyer's name on the purchase contract.

• If buying jointly, each foreign buyer must remit their own share of the purchase price under their own name.

• The FET must be at least equal to the value of the ownership share being registered; if it is short, the Land Office may not accept the freehold registration.

Why this matters:

The FET is not only essential for ownership registration, but it is also necessary if you later sell the property and want to transfer the proceeds back overseas. Keep the FET safely with your permanent property records.

4.   Conduct Full Due Diligence

Before signing the Sale and Purchase Agreement or transferring significant funds, most developers and sellers request a small reservation (booking) fee. Typically up to THB 100,000, depending on the project and price point. This temporarily takes the unit off the market. Think of it as: “hold this unit while I check everything.”

The reservation fee is not the final deposit, but it usually rolls into the deposit if you proceed. Refund conditions vary. Developers commonly refund if a legal issue is discovered, while private sellers may require clearer negotiation, so ensure the terms are documented. 

Consider engaging a local property lawyer to conduct due diligence. Key checks include: 

• Title Search: Confirm the seller’s legal ownership, that the property is free from liens, mortgages, or encumbrances, and that the title is Chanote (full freehold title).

• Foreign Ownership Quota: Confirm the building still has quota - especially for resale units, where quota status can change over time.

• Developer / Project Reputation: Review past projects, build quality and delivery history.

• Building Financial Status: Request juristic accounts to understand the maintenance fee structure and sinking fund status.

• Technical Inspection: For resale units, a professional inspection can reveal installation, structural, or maintenance issues not visible at viewing.

These steps help avoid surprises and ensure you are buying clear, transferable, and trouble-free ownership.

5.   Sign the Sale & Purchase Agreement (SPA)

Once due diligence is satisfactorily completed, the buyer and seller sign the SPA. This will outline the following:

• Exact details of the unit

• Full details of the parties

• Agreed purchase price, deposit and payment schedule. 

• Completion timelines and the transfer date of the condo at the Lands Office.

• Defect liability and handover conditions.

• Transfer taxes and fees as negotiated between the buyer and seller. (Commonly 50/50 for transfer fee, with the seller covering stamp duty or business tax and withholding tax.) 

• Warranties of the seller and buyer and matters relating to due diligence.

For off-plan projects, payments typically occur in scheduled instalments. It varies, but commonly 10% - 30% spread over the construction period, with the balance paid at condo transfer.

With resale units, the deposit on SPA signing is usually 10%-20%, with the remainder paid at the Land Office during transfer.

6.   Final Transfer at the Lands Department

On the agreed handover date stated in the SPA, the transfer of ownership is completed at the Lands Office. Many buyers choose to have their lawyer or agent attend on their behalf through a Power of Attorney, but you may also attend in person.

Bring / Prepare:

• Passport + photocopies

• FET Form(s) and remittance documents

• Signed Sale and Purchase Agreement (SPA)

• Payment evidence for any remaining balance

• Transfer fees and taxes are paid separately at the Land Office during the transfer process.

Once the transfer is complete, the Lands Office issues the updated Chanote Title Deed listing you as the new owner. This is the only document that proves ownership. For residence registration, the Tabien Baan, a Blue House Book (Thor.Ror.14) will be issued (note that foreigner names are not listed, only Thai nationals). Foreigners may optionally apply for a Yellow House Book (Thor.Ror.13), to assist with certain administrative tasks; however, it does not affect ownership rights. 

Ongoing Costs & Taxes to Expect

Ready to Explore?

So, yes,  foreigners can buy a condo in Bangkok, Pattaya, Hua Hin or anywhere in Thailand. The next step is comparing neighbourhoods and developments to see what fits your lifestyle and budget. You can start browsing condos for sale in Thailand and review our latest market insights to get a feel for pricing and trends. 

Are you wondering, ‘can foreigners buy property in Thailand’, perhaps a luxury villa, detached house or commercial property? Foreigners can own these through different structures, so take a look at all properties for sale at Lazudi. 

While this property buying guide outlines the core process, it’s wise to consult a qualified property lawyer for due diligence and contract review. For more details, here’s a helpful breakdown of taxes and transfer fees, and the Thai Embassy’s guidance on the FET money transfer process.