By the Selling Bangkok Team · Last updated: 31 October 2026
It's one of the first questions overseas buyers ask us: can foreigners get a mortgage in Thailand? The honest answer is that a loan from a Thai bank is usually out of reach unless you live and work in Thailand. But that doesn't mean you have to pay for a Bangkok condo in one go. Overseas buyers fund their purchases in several well-established ways.
This guide explains why Thai banks rarely lend to non-residents, then walks through the realistic options: offshore bank loans, non-bank lenders, borrowing at home and paying cash. We only quote figures the lenders publish themselves, with links.
Key takeaways
- Thai banks generally lend to foreigners who live and work in Thailand, with a work permit and Thai income.
- Offshore lenders such as UOB Singapore, and non-bank lenders such as MBK Guarantee, publish condo loan products for foreigners, each with its own limits.
- Many buyers borrow in their home country or pay cash. Either way, the purchase money must arrive from abroad in foreign currency.
- Get a lender's answer before you pay a reservation fee.
1. Can foreigners get a mortgage in Thailand?
Generally only if you live and work in Thailand. Thai banks lend mainly against Thai income they can verify, so a buyer living abroad on overseas income is unlikely to qualify for a local home loan. Foreigners who don't qualify typically use offshore lenders, specialist non-bank lenders, home-country borrowing or cash.
The Thai government's own guide to borrowing lists the documents a bank asks a foreigner for when lending on a condo: a passport and visa, a work permit, a salary certificate, payslips, six months of bank statements and tax returns, plus a credit bureau check and income of at least three times the monthly loan repayment (thailand.go.th, "Can foreigners borrow money in Thailand?"). Law firm Siam Legal describes similar criteria, including a work permit or Thai residence permit and a letter of employment (Siam Legal, "Financing a Property in Thailand").
The same government page notes that loans for foreigners are for condominium units; there are no financial-institution loans for foreigners to buy houses or land. That fits the ownership rules: as a foreigner, a condo is the main way to own property in your own name (can foreigners buy property in Thailand?).
There's a second reason local loans are awkward for overseas buyers. To register a unit in foreign freehold, most buyers must show that the purchase money came into Thailand from abroad in foreign currency (Condominium Act s.19(5) and s.19/3(5), Siam Legal translation). The building also needs room in its foreign quota (how the foreign quota works). So whatever route you use, plan how the money will arrive and be documented.
2. Option 1: Offshore bank loans for Thai condos
Some banks outside Thailand lend to foreigners against a freehold condo in Thailand. The best-documented example is UOB Singapore's International Property Loan, which finances freehold condos in Bangkok, Phuket and selected cities in Singapore dollars.
UOB Singapore International Property Loan
According to UOB's International Property Loans page (checked 31 October 2026), for Thailand:
- Property: freehold condominiums only, for your own stay or investment.
- Location: Bangkok, Phuket and selected popular cities.
- Currency: Singapore dollars (SGD) only for Thai properties.
- Loan size: up to 70% of the purchase price or valuation, whichever is lower.
- Tenor: up to 30 years.
- Who can apply: foreigners as well as Singaporeans and Singapore permanent residents, aged 21 to 65 at application. A UOB Singapore account is needed to service the loan.
UOB states that final terms may differ and approval is subject to its credit assessment. Fees listed on the page include valuation, legal, processing and mortgage fees, plus fire insurance.
Other banks
Older guides also mention Bangkok Bank's Singapore branch, which began offering offshore loans on Thai property around 2005 (Siam Legal). Reports conflict on whether it still does, and we couldn't find a current product page, so check directly with the bank before counting on it.
Currency risk
If you borrow in SGD (or another currency) to buy an asset priced in baht, exchange-rate moves can change what you effectively pay over the life of the loan. That matters less if you earn in the same currency you borrow in.
3. Option 2: Non-bank lenders in Thailand
A small number of Thai non-bank lenders offer condo loans to foreigners without a Thai work permit. MBK Guarantee is one: it lends in Thai baht, up to 50% of valuation, for up to 10 years, secured on the condo.
From MBK Guarantee's Condo Loan terms and Condo Loan page (checked 31 October 2026):
- Eligibility: no work permit or permanent visa required; non-permanent residents and income in any currency accepted. Its FAQ says there's no nationality restriction.
- Loan size: up to 50% of valuation, minimum THB 1 million.
- Currency and term: Thai baht, from 1 to 10 years, with a maximum borrower age of 70 at the end of the contract.
- Interest: Kasikornbank's MLR + 3.4% a year (1% higher without direct debit).
- Fees: a front-end fee of 1.5% of the loan size, a Land Department mortgage fee of 1% of the loan, stamp duty, appraisal and other costs listed on its site.
- Collateral: a condo in Bangkok and its surroundings or key resort provinces. The documents it asks for include the condominium title.
Because the loan is secured on a registered condo title, it's generally suited to a completed unit or to refinancing. Ask the lender how the purchase money will be documented for your foreign freehold registration.
4. Option 3: Borrow in your home country
Many overseas buyers raise the money at home, for example by refinancing or releasing equity on a property they already own, then transfer it to Thailand. Your home lender sets the rules, so ask it directly.
Your home bank already knows your income and property (Crown Continental, "Mortgages and finance for Thailand property", updated October 2026). Some lenders allow you to raise money for an overseas purchase; others cap or decline it. Before you commit, check:
- whether your lender allows the funds to be used for property abroad;
- the costs of refinancing, including any early repayment charges on your current loan;
- that the new debt is secured on your home, not on the Bangkok condo.
Once the money is in your own account abroad, you send it to Thailand like a cash buyer.
5. Option 4: Pay cash, with the right paperwork
Many foreign buyers simply pay cash. The key is to send foreign currency from abroad and keep the bank's evidence for every transfer.
- Send foreign currency, not baht. The conversion into baht should happen at a Thai bank (ThaiLawOnline, "The FET form in Thailand").
- FET form for USD 50,000 and above. Your Thai bank issues a Foreign Exchange Transaction (FET) form for transfers of USD 50,000 and above. Below that, keep the credit advice and ask for a confirmation letter (thailand.go.th).
- Get the details right: you as the sender, and a clear purpose such as "purchase of condominium", with the project name and unit number.
- Keep every document. Together, your transfers must cover at least the price of the unit (Condominium Act s.19/3(5)).
For step-by-step help with remote purchases, see buying Bangkok property from overseas. Budget too for transfer-day fees and taxes, covered in additional costs to budget for when buying in Bangkok.
6. Condo financing options compared
| Route | Currency | Best suited to | Main limits |
|---|---|---|---|
| Thai bank home loan | Baht | Foreigners living and working in Thailand | Work permit and Thai income usually required |
| Offshore bank (e.g. UOB Singapore) | SGD | Freehold condos in eligible cities | Up to 70% of price or valuation; credit approval; currency risk |
| Non-bank lender (e.g. MBK Guarantee) | Baht | Completed units or refinancing | Up to 50% of valuation; up to 10 years; fees |
| Home-country borrowing | Your home currency | Owners of property at home | Your lender's rules; secured on your home |
| Cash | Foreign currency | Any purchase | Keep an FET form or credit advice for each transfer |
Sources as linked above. Lender terms checked 31 October 2026 and subject to change.
7. Before you reserve: a practical checklist
- Get the lender's answer first. Loans are subject to approval, so ask before you pay a reservation fee.
- Have the money ready for transfer. Allow time for funds to arrive from abroad before the unit is registered in your name.
- Plan the currency. Decide when and how you'll convert, especially if you borrow in a different currency from the one you earn in.
- Keep a paper trail. An FET form or credit advice for every payment, kept until transfer day and beyond.
- Read the contract. A lawyer is optional for new units bought direct from the developer and recommended for resales (ThaiLawOnline).
Frequently asked questions
Can a non-resident foreigner get a mortgage from a Thai bank?
It's uncommon. Thai banks generally ask for a work permit, Thai payslips and a credit check (thailand.go.th). Non-residents usually look at offshore or non-bank lenders, home-country borrowing or cash.
Can foreigners get a loan to buy a house or land in Thailand?
The Thai government's guide says there are no loans from financial institutions for foreigners to buy houses or land (thailand.go.th). Foreigners generally can't own land, which is why condos are the usual route.
Does borrowed money still need an FET form?
To register a unit in foreign freehold, the purchase money generally has to come from abroad in foreign currency, whoever lent it. Ask your lender, and us, how the funds will be documented before you commit.
Do foreigners get Thailand's reduced 0.01% transfer and mortgage fee?
No. That reduced fee applies to qualifying homes bought by Thai individuals (ThaiLawOnline). Foreign buyers pay the standard fees.
Does Selling Bangkok arrange loans?
We're not a lender and don't give financial advice. We can help you shortlist suitable new condos for your budget and answer your questions about buying as a foreigner.
Find a condo that fits your funding plan
Tell us your budget and timing, and we'll shortlist new condos that fit. Three developments we're currently offering with foreign freehold available, subject to quota:
- WIDEN by Sansiri: pet-friendly residences on Nang Linchi Road, Sathon, completing 2028, from ฿9,200,000.
- SHUSH Ratchathewi by Sansiri: loft residences 140 m from BTS Ratchathewi, completing 2027, from ฿10,125,000.
- Vay Rama 9 by Sansiri: a ready-to-move-in low-rise in Rama 9, from ฿2,990,000.
Still working out your budget? Our Bangkok condo prices guide shows what a 1-bedroom costs in each area, and our investment guide for foreigners covers yields and risks.
Contact us or tap the WhatsApp button on this page.
General information, not financial or legal advice. Lender terms as published on 31 October 2026; they change, and all loans are subject to the lender's approval. Confirm your own situation with your bank, lender and, where needed, a Thai lawyer before you commit.