Foreigners Buying Condos in Thailand: The Actual Rules
Condos are the ONE property type foreigners can own freehold outright. But the rules have teeth: a national quota and strict money-origin proof. Here's how it really works.
Rule #1: The 49% foreign quota
A condominium building can sell only 49% of its saleable floor area to foreign freehold owners. Popular buildings sell out their quota — always ask the juristic person for current quota availability BEFORE falling in love with a unit.
Rule #2: Funds must come from abroad
The full purchase price must be transferred into Thailand in foreign currency, and your receiving bank must issue a Foreign Exchange Transaction Form (FET/Thor Tor 3) per transfer. No FET = Land Department won't register the transfer in your name. Practical notes:
- The transfer memo must literally state the purpose ("for purchasing condominium unit")
- Funds routed through Thai accounts you hold from Thai-source income don't qualify for this purpose
- Remittance-tax interaction is real: large inbound transfers by tax residents need planning — see the Remittance Checker
Taxes & fees at transfer (roughly 3–6% total)
| Item | Rate | Usually paid by |
|---|---|---|
| Transfer fee | 2% of assessed value | Negotiated (often split) |
| Withholding tax | ~1% (varies; withholding not final for individuals) | Seller |
| Business tax | 3.3% if seller held <5 years | Seller |
| Stamp duty | 0.5% if business tax exempt | Seller |
The process timeline
- Find unit + verify quota availability + verify title (condo = cleanest title type, but check the building's license)
- Sales contract + deposit (typically 5–10%)
- Transfer funds from abroad → collect each FET form
- Land Department appointment: original documents, passport, FET forms, funds evidence
- Name registered on chanote/unit title — done in a day at the office
🚩 Things that burn foreigners
- "You'll own it through a company" — nominee company structures are illegal and increasingly prosecuted; avoid entirely
- Pre-sale off-plan without escrow protection — use the Condominium Escrow Act-protected projects or established developers only
- Buying in your partner's name — you legally own nothing; no amount of trust paperwork changes ownership law
- Ignoring building sinking-fund health — old buildings with empty repair funds = future special assessments
Rules as of August 2026 under the Condominium Act. Use a licensed lawyer for any actual purchase — this page is orientation, not legal advice.