Can foreigners buy property in Thailand in 2026?

The Condominium Act permits foreign freehold ownership when total foreign-owned saleable floor area in the registered project does not exceed 49%. The quota is measured by floor area, not number of units.

Obtain a current written quota certificate from the condominium juristic person (the building's legal management body) before making an unconditional payment. A developer or agent's verbal promise does not reserve legal quota at transfer.

The buyer normally remits qualifying purchase money into Thailand from abroad in foreign currency and obtains a Foreign Exchange Transaction form, or FET form (the bank's evidence of the overseas property funds). Confirm the transfer wording and evidence with the receiving Thai bank before sending money.

Most foreign individuals cannot directly own Thai land. Buying a building does not automatically transfer lawful ownership of the land beneath it.

A registered lease may provide use for up to 30 years. Renewal promises need careful review because a promised future renewal is not the same as a present registered right.

Usufruct and superficies can provide specific use or building rights in suitable cases. Their effect, duration, inheritance, finance, and enforcement must be reviewed against the buyer and title.

Do not use nominee Thai shareholders to disguise foreign land ownership. A company must have a genuine lawful business and ownership structure; a paper arrangement created only to bypass restrictions can create criminal and title risk.

Use an independent Thai property lawyer who does not represent the seller, agent, or developer. Obtain a current Land Office search and verify owner, title type, mortgages, court orders, easements, leases, access, and registered rights.

For a condo, check quota, common fees, sinking fund, building accounts, rules, insurance, disputes, defects, and transfer charges. For an off-plan purchase, review permits, land encumbrances, developer authority, construction milestones, refund protection, and completion terms.

In Phuket, Samui, Pattaya, Chiang Mai, and Bangkok, physical inspection should include flood or slope exposure, water, structure, access, air conditioning, and unauthorised alterations.