Foreign buyer checklist
Your own step-by-step list for buying in Thailand, from the first viewing to after transfer day.
Try it free →Compare using your assumptions
No market forecast is supplied. Enter the price, rent, costs, holding period, and your own appreciation assumption. Set appreciation to zero for a no-growth case.
Estimated resale value from your assumption฿8,000,000
Net ownership cost over 5 years฿0
Rent paid over 5 years฿2,100,000
Lower modeled costBuying
First modeled buy break-evenYear 1
Returns computed only from your inputs
Annual gross rent฿420,000
Net operating income฿420,000
Gross yield on price5.25%
Net yield on price5.25%
Cash-on-cash return5.25%
Open the detailed cap-rate calculator with vacancy and expense controls →
Editable transaction-cost estimate
The transfer-fee input starts at the statutory headline 2%, with a separately editable buyer share. Concessions, assessed value, seller type, holding period, contract allocation, tax and duty treatment can change the result. Business tax, stamp duty, legal, sinking-fund and other costs therefore start at zero: enter the figures confirmed for your transaction.
Buyer transfer-fee estimate฿80,000
Entered business tax฿0
Entered stamp duty฿0
Estimated all-in purchase cost฿8,080,000
Open the detailed purchase-cost tool and review its caveats →
Understand the structure before choosing a property
Condominium freehold
Foreign freehold ownership is generally available within the condominium building’s 49% foreign-ownership quota. Confirm quota availability for the specific unit before committing.
Foreign-currency evidence
Condo freehold registration generally requires evidence that qualifying purchase funds came into Thailand in foreign currency. Plan the bank documentation before transferring funds.
Leasehold and land
Leasehold is not the same as freehold. Foreign land ownership is restricted, and company or nominee structures carry serious legal and tax risks. Obtain independent Thai legal advice.
Read the existing foreign-ownership guide →Read the money and FET guide →
What is your primary objective?
Income and yield
Start with rent evidence, then model vacancy and operating costs using your own assumptions.
Ask for help with your research
BAANLYY uses these business/contact details only to respond to your investor enquiry. Do not upload or send passport, identity, banking, or tenant documents.
Educational planning tools only, not financial, investment, tax, legal, or immigration advice. Outputs depend entirely on your inputs and omit financing, tax and opportunity-cost items unless you enter them. Verify ownership rules, transaction costs, tax treatment, title, quota, remittance evidence and contract allocation with qualified Thai professionals. BAANLYY is not a party to any transaction and holds no money.
Check the current exchange rate
The converter provides live currency context. It is separate from the investment outputs, which use only the figures you enter.
Live Currency Converter
Up-to-the-day mid-market rates — convert rents, prices and deposits between Baht and your home currency.
฿1,000,000$0
Rate1 THB = 0 USD
Mid-market reference rates; your bank or transfer service may differ.
Sources & References
- Condominium Act (No. 3) B.E. 2542 — Council of State
- Bank of Thailand — foreign exchange regulations and statistics
- Thailand Department of Lands — official information
Primary and official sources are cited above. Government rules, fees and procedures in Thailand change over time and vary by office; always confirm current requirements with the relevant authority before relying on them. BAANLYY never takes paid placement in editorial content.
Founder of BAANLYY · International real estate broker, investor & relocation specialist
Last updated 12 July 2026 · Last reviewed 12 July 2026