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A condominium unit is the one type of property a foreigner can own outright in Thailand, in their own name. Buying one is straightforward when you understand the rules — and expensive when you don’t. This guide explains the foreign quota, how to bring your money in, what the purchase costs, the checks to make before you pay a deposit, and what has changed in 2026.
The 49% foreign quota is unchanged. Proposals to raise the foreign share to 75% and to allow 99-year leases have been discussed, but as of mid-2026 neither has become law. The 49% limit and the 30-year maximum lease term still apply.
The reduced transfer fees are mainly for Thai buyers. The government has extended the cut in transfer and mortgage registration fees (from 2% and 1% to 0.01%) until June 30, 2027. It applies to Thai-citizen buyers of homes and condos priced at no more than THB 7 million, so foreign buyers should budget for the standard 2% transfer fee.
Yes. Under the Condominium Act B.E. 2522 (1979), certain foreigners may own condominium units freehold. The usual route for foreign buyers is Section 19(5): bringing the purchase money into Thailand in foreign currency. Thai permanent residents and some other groups fall under separate categories. Each unit has its own title deed, registered at the Land Office in the owner’s name, which records the unit’s area — common areas and the building’s structure are not part of it.
Section 19 bis of the Condominium Act limits foreign ownership in any condominium building to 49% of the total area of all the units — it is measured by floor area, not by the number of units. Once the foreign share of a building reaches 49%, the Land Office will not register a further unit in a foreigner’s name until space in the quota becomes available.
To buy under the foreign quota, you must show that the purchase money came from abroad. The Act requires foreign currency brought into Thailand — or withdrawn from a non-resident baht account or a foreign-currency account — of no less than the price of the unit.
See our guide to transferring money for a property purchase.
These are paid at the Land Office on the transfer date. Who pays which item is a matter for the sale contract, so agree it in writing.
| Cost | Rate | Usually paid by |
|---|---|---|
| Transfer fee | 2% of the official appraised value | Often split between buyer and seller (negotiable) |
| Specific business tax | 3.3% of the appraised value or the price, whichever is higher — mainly where the seller sells within five years of acquiring | Seller |
| Stamp duty | 0.5% — payable where specific business tax is not | Seller |
| Withholding tax | Individual sellers: progressive rate on the appraised value; company sellers: 1% | Seller |
Read more about property transfer taxes in Thailand.
Our property due diligence service covers these checks before you commit.
The legal rules are the same everywhere in Thailand, but the practical questions differ. In Bangkok, units close to the BTS and MRT lines command higher prices and are getting smaller as land costs rise. Check flood risk, and make sure you can cover common-area fees if the unit is empty between tenants. Decide early whether you are buying to live in, to rent out or for retirement, because that changes what makes a good unit. For the coast, see our guide to buying a condo in Pattaya.
Couples where one partner is Thai should take advice on how the unit will be registered and how it will be treated as marital property — a prenuptial agreement can help. Holding a condo through a Thai company raises separate legal and tax issues, and is not a substitute for buying within the foreign quota.
See all our property services in Thailand.
Yes, freehold, provided the unit falls within the building’s 49% foreign quota and the purchase money is brought in from abroad as the Condominium Act requires.
No. It is 49% of the total area of all units in the building.
Only from a non-resident baht account or a foreign-currency account, as the Act allows. Money from an ordinary Thai savings account does not qualify for the foreign quota.
A 2% transfer fee, plus either 3.3% specific business tax or 0.5% stamp duty, and withholding tax — usually split by agreement between buyer and seller.
No. As of 2026, the proposal has not become law; the limit remains 49%.
A condo is usually the largest purchase our clients make in Thailand. For advice before you sign or pay anything, contact our property team. Our office is on the 22nd floor of the Interchange 21 Building, 399 Sukhumvit Road, Bangkok, and you can call us on +66 2 611 2881.
About the author
This article was written by Valentin Declercq, CEO of G.A.M. Legal Alliance, who holds a Master’s degree in Law (LLM) from the Université libre de Bruxelles (ULB) in Belgium. G.A.M. Legal Alliance, founded in 2011, is based in Bangkok and provides individuals with expert legal support for issues related to immigration, litigation, property purchases and many other areas.
Last updated: October 2026. This article provides general information about Thai law and does not constitute legal advice. For advice on your situation, please contact us.
