Can Foreigners Buy Property in Thailand? Condominium Quota, Land Rules and Leases

Foreigners generally cannot own land in Thailand, but they can own condominium units freehold under the Condominium Act, provided foreign ownership in the building stays within the foreign quota, generally 49% of the total unit area, and the purchase money is brought into Thailand in foreign currency and documented by the receiving bank. Houses on land are usually held through a registered lease, with the building owned separately. Using a Thai company with nominee shareholders to hold land is unlawful. Property ownership does not by itself grant a visa.

Written by the Thai Legal & Immigration legal team · Last reviewed 2026-11-03 · Editorial policy

Freehold condominium ownership

The Condominium Act allows foreigners to hold condominium units in their own name, as long as total foreign ownership in the building does not exceed the foreign quota, generally 49% of the total unit area. The juristic person of the building can confirm how much of the quota remains before you commit.

Bringing in and documenting the funds

Purchase money must be transferred into Thailand in foreign currency. The receiving Thai bank issues a document confirming the foreign exchange transaction, which the Land Office asks for at transfer of ownership. Keep the remittance purpose and the buyer's name consistent with the sale contract.

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Land, houses and leases

Land ownership by foreigners is restricted under the Land Code, with narrow exceptions. A common lawful structure is a registered lease of the land, typically up to 30 years, with the house owned separately. Promises of automatic renewals are often unenforceable against later owners, so read the lease terms carefully.

Companies and nominees

A Thai company may own land, but a company set up with Thai nominee shareholders to hide foreign control breaches the Foreign Business Act and the Land Code. Authorities have increased scrutiny of such structures, and the consequences can include losing the property.

Before you sign

Run a title deed search at the Land Office and confirm the seller's right to sell.
Check the foreign quota and any outstanding common-area fees with the building.
Confirm who pays transfer fees and taxes in the contract.
Keep the foreign-exchange document and receipts; you may need them when selling and sending money abroad.

How we help

We review the sale contract, conduct the title and quota checks, coordinate the foreign-exchange paperwork with your bank and attend the Land Office transfer. We advise on lawful structures only and do not set up nominee arrangements. The Land Office decides registration.

Related services

Frequently asked

Does buying a condo give me a visa?

No. Owning property does not grant a visa or extension of stay.

Can I buy a condo with money already in a Thai account?

Freehold foreign ownership normally requires funds brought in from abroad in foreign currency and documented by the bank. Ask before you transfer.

Can my Thai spouse own land?

A Thai national can own land. The foreign spouse may be asked to confirm the funds are the Thai spouse's own or that they claim no ownership.

Sources & references

Department of Lands — checked 2026-11-03
Bank of Thailand — checked 2026-11-03
Department of Business Development — checked 2026-11-03

General information only, not legal advice. Immigration decisions rest with the Thai authorities.