Buy Property in Thailand as a Foreigner — Due Diligence

Where foreigners lose money

01
Land in a Thai friend's name.

As a rule, foreigners cannot own land. Acquiring land in breach of the law, or holding it on behalf of a foreigner, carries up to 2 years in prison, a fine of up to 20,000 THB, or both. The Department of Lands can force the sale of such a plot.

Source: Land Code, ss. 86, 96, 111, 113 (Department of Lands)
02
The money came in the wrong way.

Unless you hold permanent residence or BOI status, a unit is registered in your name only if you brought foreign currency into Thailand, or withdrew the money from a non-resident baht account or a foreign currency account, for at least the unit price. This ground in the law names no other source of funds.

Source: Condominium Act B.E. 2522, ss. 19 and 19 ter (Department of Lands)
03
An unregistered lease.

A land lease for more than 3 years that is not registered at the Land Office is enforceable for 3 years only. The maximum lease term is 30 years.

Source: Civil and Commercial Code, ss. 538 and 540 (ThaiLawOnline)
04
The wrong land document.

Ownership is shown by a Chanote title deed (โฉนดที่ดิน). Nor Sor 3 and Nor Sor 3 Gor (น.ส.3, น.ส.3 ก.) are certificates of use, and Sor Kor 1 (ส.ค.1) is only a notice of possession, not a title.

Source: Land Code, s. 1; Department of Lands, Thailand

What foreigners can do under Thai law

Based on the Condominium Act, the Land Code, the Civil and Commercial Code and Bank of Thailand rules. Checked on 17 October 2026.

Requirements change. We check them against official sources before every application.

Condo units — freehold

A foreigner can own a condominium unit if they brought foreign currency into Thailand or withdrew the money from a non-resident baht account (NRBA) or a foreign currency deposit account (FCD). Permanent residents and foreigners admitted under BOI promotion qualify on separate grounds.

Source: Condominium Act B.E. 2522, s. 19 (Department of Lands)
Quota — 49% of the building's area

All foreigners together may own no more than 49% of the total unit area in a building. At registration the seller gives the Land Office a list of foreign owners and their share of the area. We check the remaining quota before you pay a deposit.

Source: Condominium Act B.E. 2522, ss. 19 bis and 19 ter (Department of Lands)
Funds — at least the unit price

Proof that you brought in foreign currency, or withdrew from an NRBA or FCD account, must cover the price of the unit. We match the bank documents against the contract before you transfer.

Source: Condominium Act B.E. 2522, s. 19 ter (Department of Lands)
Debt-free certificate

Once the condominium juristic person is registered, a unit transfer is registered only with its latest certificate confirming there are no unpaid common charges. The manager must issue it within 15 days of the request once all charges are paid.

Source: Condominium Act B.E. 2522, s. 29 (Department of Lands)
Land — not freehold

A foreigner can acquire land only under an international treaty with the Minister's permission, or as an investor of at least 40 million THB — up to 1 rai for residence, also with the Minister's permission. The investment must be kept for at least 3 years, and the plot must be in Bangkok, Pattaya, a municipality or a residential zone. A company in which foreigners hold more than 49% of the capital, or which has a foreign majority of shareholders, is treated as a foreigner.

Source: Land Code, ss. 86, 96 bis, 97 (Department of Lands)
Leases — up to 30 years, registered

A lease of more than 3 years is registered at the Land Office; otherwise it is enforceable for 3 years only. The term is capped at 30 years, and a renewal is capped at 30 years too. If the land is sold, the lease survives: the new owner takes over the lessor's rights and duties.

Source: Civil and Commercial Code, ss. 538, 540, 569 (ThaiLawOnline)
Fees and taxes at registration

The transfer fee is 2% of the appraised value; a reduced 0.01% rate applies only when the Cabinet introduces one, and on its terms. Specific business tax of 3.3% of the higher of the appraised value or the price is paid by a developer, and on a resale by a seller who has owned the property for less than 5 years (with exceptions, such as being registered in the house book for at least a year). Where this tax is not due, stamp duty of 0.5% applies. The seller's income tax is also withheld. Registering a lease costs 1% of the total rent for the whole term.

Source: Department of Lands: fees, taxes and duties
In writing and registered

A sale of real estate is void unless it is in writing and registered at the Land Office. By law the buyer and seller bear the costs of the sale contract equally.

Source: Civil and Commercial Code, ss. 456 and 457 (ThaiLawOnline)

What we do for you

01
Property check before your deposit

You have found a condo or villa and want to know the risks before you pay.
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02
Buying a freehold condo

Quota, currency transfer, contract and registration at the Land Office.
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03
Leasing land or a villa for up to 30 years

A plot for your house or a finished villa: the lease and ownership of the building.
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04
Selling a property

Seller's taxes calculated, contract and registration of the transfer.
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Documents for the check and the deal

From the seller or developer

Copy of the Chanote title deed (โฉนดที่ดิน) or the condo unit title (อ.ช.2)
Seller's passport or Thai ID card; for a company — a recent DBD certificate and the signatory's authority
Consent of the seller's or lessor's spouse if the property is marital property
Condo: debt-free certificate from the condominium juristic person (หนังสือรับรองการปลอดหนี้)
Condo: list of foreign owners and their share of the building's area
Off-plan: contract on the standard form, building permit, the project's advertising materials
Sale of land divided into 10 or more plots: land allotment permit

From you

Passport
Bank confirmation of the foreign currency transfer into Thailand, for at least the unit price
Or a statement showing the withdrawal from a non-resident baht account (NRBA) or foreign currency account (FCD)
Contract for the bank: for transactions of 200,000 USD or more the bank asks for supporting documents
If a company buys or leases — its registration documents and shareholder list

For registration at the Land Office

Sale or lease contract signed by both parties
Power of attorney on the Land Office form if you will not attend: อ.ช.21 for a condo, ท.ด.21 for land with a Chanote
Payment of fees and taxes — we calculate the amounts in advance from the appraised value

Based on the Condominium Act, the Land Code, the Civil and Commercial Code, the Land Allotment Act and the rules of the Department of Lands and the Bank of Thailand. The Land Office may ask for more documents. Send us what you have — we tell you what is missing before you pay a deposit.

Send documents for a check

Prices for property support

Approximate exchange rate

Property check

Our fee

from 25,000 THB
- Title deed or condo title check at the Land Office
- Encumbrances: mortgages, leases, servitudes, seizures
- Check of the seller or developer
- Condo: the 49% foreign quota and unpaid common charges
- Written risk report
Timeline: 3–7 business days
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Most popular
Full purchase service

Our fee

from 45,000 THB

Government fee (paid separately)

2% of the appraised value — transfer fee
- Everything in the Property check
- Contract in English and Thai
- Instructions for your bank on the currency transfer
- Payment control through a bank letter of credit or a contractual escrow arrangement
- Registration at the Land Office
Timeline: 2–4 weeks
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Land or villa lease

Our fee

from 55,000 THB

Government fee (paid separately)

1% of the total rent for the whole term — lease registration
- Check of the plot and the owner
- Lease of up to 30 years: renewal, sublease, heirs
- Superficies — ownership of the house on leased land
- Registration at the Land Office
Timeline: 2–4 weeks
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Pay in stages

30% at the start, 70% after the result. Longer projects are paid by contract stages.

Guarantee

If an application is refused because of our mistake, we refund our fee in full. We guarantee the process, not the authority's decision.

20+ years in Thailand
49% foreign quota of a building's unit area
30 years maximum lease term

We work with

Immigration Bureau
Department of Business Development (DBD)
Revenue Department
Ministry of Labour
Banks

Step 1

Request

Take the quiz or send us a link to the property. We reply within 15 minutes.
Step 2

Property check

Land Office, seller or developer, quota and debts. Risk report before you pay a deposit.
Step 3

Contract

In English and Thai: price, deposit, payment schedule, who pays the fees.
Step 4

Money transfer

Instructions for your bank on the currency transfer. Payment control through a bank letter of credit or a contractual escrow arrangement.
Step 5

Registration

We register the transfer or lease at the Land Office. The document is in your name.

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How we differ from a typical agent

Criterion	Sabai Legal	Typical agent
Price	Fixed, published on the site	"Message us and we'll quote"
Government fees	Shown as a separate line	Hidden in the total
Payment	In stages	100% upfront
Company structure	Legal, no nominees	Nominee shareholders
Response	15 minutes, 7 days a week	"On business days"
Case status	In a Telegram bot	Only by phone
Language with authorities	Thai, in person	Through an interpreter

Frequently asked questions

Can a foreigner buy land in Thailand?

As a rule, no. The Land Code allows it only under an international treaty with the Minister's permission, or for an investor of at least 40 million THB — up to 1 rai for residence, also with the Minister's permission. For most buyers the legal options are a freehold condominium unit or a registered land lease of up to 30 years.

Can I put land in the name of a Thai company or a Thai friend?

A company in which foreigners hold more than 49% of the capital, or which has a foreign majority of shareholders, is treated as a foreigner by law. Holding land on behalf of a foreigner carries up to 2 years in prison, a fine of up to 20,000 THB, or both, and the Department of Lands can force the sale of the plot. We do not set up nominee schemes.

How should I transfer money to buy a condo?

The main route is a foreign currency transfer into Thailand from abroad. A withdrawal from a non-resident baht account (NRBA) or a foreign currency account (FCD) also works. The amount must be at least the unit price, and you need the bank's confirmation. State a condo purchase and the project name as the payment purpose — we agree the sender and the wording with the bank in advance. Foreign cash above 15,000 USD must be declared to customs on arrival.

What is the difference between a Chanote and a Nor Sor 3?

A Chanote (โฉนดที่ดิน) shows ownership of the land. Nor Sor 3 and Nor Sor 3 Gor are certificates of use (หนังสือรับรองการทำประโยชน์). Sor Kor 1 is a notice of possession, not a title. We check the document type and its registration history at the Land Office before you pay a deposit.

Can a lease be renewed after 30 years?

Yes, but the new term also cannot exceed 30 years from the renewal, and it is registered again. We write the renewal terms into the contract. The law does not recognise a single "90-year" lease: any term over 30 years is cut to 30.

Can I own a house if the land is leased?

Yes. The Civil and Commercial Code allows a right of superficies — the right to own a building on someone else's land (s. 1410). It is granted for up to 30 years with the option to renew, or for life — the life of the landowner or of the building's owner (ss. 1412, 1403). The right is registered at the Land Office. We set it up together with the land lease.

Can I buy land if my spouse is a Thai citizen?

A Thai citizen can buy land in their own name. The Department of Lands has a separate procedure for Thai nationals married to a foreigner. The owner will be your Thai spouse — before the deal we explain what this means and the legal ways to protect your interests.

Who pays the fees and taxes?

By law the parties share the costs of the sale contract equally. The transfer fee is 2% of the appraised value. Specific business tax of 3.3% and income tax are the seller's taxes; stamp duty of 0.5% applies where specific business tax is not due. We calculate who pays what in advance and write it into the contract.

What should I check when buying from a developer?

Developer sale contracts must follow the standard form set by the Minister. Terms that differ from it to the buyer's disadvantage are unenforceable. The project's advertising counts as part of the contract, so keep the brochures and screenshots. If the developer sells land divided into 10 or more plots, it must hold a land allotment permit.

Can I complete the deal without coming to Thailand?

Yes, with a power of attorney on the Land Office form: อ.ช.21 for a condo, ท.ด.21 for land with a Chanote. The power of attorney must state clearly what your representative may do: buy, lease or sell. For a power of attorney signed abroad, the Department of Lands advises certification by an embassy, a consulate or a notary public.