One of the most common questions from international buyers is whether foreigners can legally own property in Thailand. The short answer is yes — with some important conditions every buyer should understand.
Condominium Ownership
The most straightforward route for foreign buyers is purchasing a condominium unit. Under the Thai Condominium Act, foreigners can own a condo unit outright in freehold — full legal ownership registered in your name at the Land Department.
The key condition is the foreign ownership quota: foreign freehold ownership is capped at 49% of a condominium building’s total saleable floor area (Condominium Act B.E. 2522, s.19 bis). The remaining 51% must be owned by Thai nationals or Thai-registered companies. Quota availability varies from building to building, so always confirm it with the developer or juristic person before you reserve.
What Foreigners Cannot Own
Foreigners are generally not permitted to own land freehold in Thailand. Standalone houses, villas, and townhouses on titled land are not directly purchasable by foreign individuals. A registered lease of up to 30 years is the usual legal route; promises to renew beyond the registered term may not be enforceable. Company structures are only legitimate when the company is genuinely Thai-owned and controlled, as nominee shareholding is illegal (Lex Nova Partners, 2026). These carry additional complexity and should be approached with proper legal advice.
The Foreign Exchange Transaction (FET) Certificate
To register foreign ownership of a condominium, funds must be transferred into Thailand in a foreign currency and converted to Thai Baht by a Thai bank. The bank issues a Foreign Exchange Transaction (FET) certificate (also called a Thor Tor 3 form), which is required at the Land Department transfer. Each payment should be transferred from abroad in foreign currency to maintain a clean FET trail.
Key Takeaways
- Foreigners CAN own condominium units freehold in Thailand
- Foreign ownership is capped at 49% of a condominium building’s total saleable floor area
- Funds must be transferred from abroad in foreign currency to obtain an FET form
- Land ownership is not directly available to foreign individuals
- Legal advice is recommended for any non-condominium purchase
Thinking of buying as an investment? Our Bangkok property investment guide for foreigners covers yields, risks and the costs of owning.
All developments listed on Selling Bangkok are condominium projects eligible for foreign freehold ownership. Contact our team to learn more.