Before you buy property in Thailand
10 things every foreign buyer should check — ownership, developer, taxes, hidden costs, location and the documents you will receive.
A Clear Way to Buy with Confidence
Buying property in Thailand can be straightforward — if you know what to check before signing anything.
Yes — but it depends on what you are buying.
Foreigners can legally own condominiums under Thailand’s Foreign Freehold ownership structure. Houses are different: foreign individuals cannot own land directly.
Full ownership under Foreign Freehold.
AllowedForeigners can own the building itself.
Building onlyForeigners cannot own land directly.
Not allowedWhat is Foreign Freehold?
Foreign Freehold gives you full legal ownership of your condominium. You can:
- Sell it
- Rent it out
- Pass it on to your heirs
What is the foreign quota?
Up to 49% of the total area of condominium units may be foreign-owned. Before purchasing under freehold, confirm that foreign quota is still available in the project.
A leasehold gives you the legal right to use the leased property for 30 years under a registered lease agreement.
“A leasehold gives you 90 years.”
Only the first 30 years are guaranteed by law.
Many leases include renewal clauses, but future extensions cannot be guaranteed and depend on mutual agreement and applicable laws.
Who is leasehold suitable for?
A different way to look at it
A simple example. Imagine a villa costs 13,800,000 THB.
When buying an off-plan property, payments are typically made in stages throughout the construction period rather than in one upfront payment.
- 01Reservation
- 02Contract
- 03Installment payments during construction
- 04Construction completed
- 05Final payment
- 06Ownership registration
Why do buyers choose off-plan?
What are the risks?
- Construction timelines may change.
- Project specifications can be updated during construction.
- Not every project performs well as an investment.
- Marketing alone should never be the reason to buy.
- Evaluate both the project and the developer before deciding.
A project is only as reliable as the developer behind it. Before paying a deposit, look beyond the showroom and the marketing.
What should you check?
Make sure the project is properly approved
Before construction begins, developers in Thailand must obtain a number of legal approvals.
As a buyer you do not need to understand every legal detail — but you should make sure the project has the necessary approvals before committing to a purchase.
For most buyers the tax system is relatively straightforward. Understanding when taxes apply — and who usually pays them — helps you avoid unexpected costs later.
Taxes when buying
Who pays this fee depends on the agreement between buyer and seller, and many developers cover part or all of the cost as a sales incentive.
Taxes while owning
Thailand charges an annual Land and Building Tax based on the government’s appraised value of the property. Rates for residential property are low, and a partial exemption exists — but it is not automatic.
Taxes when selling
If you decide to sell in the future, several government taxes and fees may apply. The exact amount depends on:
3.3% generally applies when selling within the applicable holding period.
0.5% is typically charged instead of SBT where SBT does not apply.
Depending on the transaction, transfer fee and withholding tax may also apply.
Understanding these expenses before paying a deposit will help you plan your budget more accurately and avoid surprises later.
Maintenance fee & sinking fund
Most condominium projects charge an annual maintenance fee to cover the upkeep of shared facilities:
- Swimming pools
- Gyms
- Gardens
- Security
- Cleaning of common areas
- Building maintenance
Usually calculated per square meter of your unit and paid annually or in advance for the first year.
A one-time contribution paid when you purchase a property. It covers:
- Building renovations
- Elevator replacement
- Roof repairs
- Shared infrastructure upgrades
Every condominium has its own sinking fund amount, so always ask for the exact figure before purchasing.
Furniture, utilities & setup costs
Show-unit furniture and styling are not always included. Request a written inclusions list before signing.
Depending on the project, you may also need to budget for:
- Electricity meter installation
- Water meter connection
- Internet setup
- Air conditioning servicing before move-in
Plan your total budget
- Purchase price
- Government fees & taxes
- Maintenance fee
- Sinking fund
- Furniture package
- Utility connection costs
- Legal services (if using an independent lawyer)
- Bank transfer / FX costs
- Property inspection / snagging
- Insurance
- Rental management (if buying for rental)
Before choosing a property, think about how you plan to use it. The best area for living is not always the best for rental income, and the best investment location may not match your lifestyle.
Many buyers dream of earning passive income from property in Thailand. Rental property can be a great investment, but success depends on much more than simply choosing a beautiful apartment.
What affects rental demand?
Short-term or long-term rental?
Generally permitted only in properties that operate under the appropriate hotel license or legal framework.
Many residential condominiums are intended for long-term rentals instead.
If rental income is one of your goals, always check both the legal framework and the condominium’s own rules before planning short-term rentals.
Many international buyers complete their purchase without visiting the country until it is time to collect the keys — or even after construction is complete.
How does a remote purchase work?
- 01Online consultation
- 02Property selection
- 03Virtual tours & floor plans
- 04Reservation
- 05Contract review & signing
- 06Contract payment
- 07Installment payments
- 08Final payment
- 09Ownership registration
- 10Property handover
Choosing the right property
Buying remotely requires more than beautiful photos. Before making a recommendation, we always try to understand:
These answers help narrow down the options and avoid choosing a property based on marketing alone.
Buying a property is not a single transaction — it is a process. As your purchase progresses you will receive different documents at each stage.
The first document you receive after choosing your property and paying the reservation fee. It confirms your unit, the reservation fee, the reservation period and refundability.
The main legal contract between you and the developer: purchase price, payment schedule, construction completion date, transfer conditions and the rights and obligations of both parties.
Each time you make a payment the developer should issue an official receipt. Keep every receipt with your contract — together they are a complete record of your payment history.
For condominium purchases under Foreign Freehold, funds must generally be transferred into Thailand from overseas in foreign currency. Your Thai bank issues the FET document confirming the source of funds, required at the Land Office.
Once construction is complete you inspect the unit, report any defects that need to be corrected, and receive the handover documentation confirming the property is ready for transfer.
The final and most important ownership document. Issued after construction is complete, the final payment is made, all documents are submitted and ownership is registered at the Land Office.
More Than a Holiday Destination
Why Thailand
Why Pattaya
Helping You Buy with Confidence
Atelier Homes is a boutique real estate agency based in Pattaya, helping international buyers purchase property across Thailand.
How we help you
- Understand your goals
- Compare suitable projects
- Review the developer and the ownership structure
- Calculate the full purchase cost
- Support you through reservation and transfer
Need Help Choosing the Right Property?
Get a free consultation and we’ll help you compare projects, answer your questions, and explain the buying process — no pressure and no obligation.
- Personalized property recommendations
- Developer due diligence
- Complete cost breakdown
- Support from reservation to ownership