The questions investors actually ask — answered from pages we already published.

Yes. A foreigner can own a Thai condominium freehold, in their own name, inside the building's 49% foreign quota — measured by saleable floor area, not unit count. The remaining 51% is reserved for Thai owners. A building can still have unsold units while its foreign side is already full, which is why 'units for sale' and 'foreign quota available' are different questions. At resale, selling to another foreigner keeps that floor area on the foreign side; selling to a Thai buyer returns it to the Thai 51%.

Freehold means outright, perpetual title in your name — for a foreigner that is realistically a condominium unit inside the building's 49% foreign-ownership quota. Leasehold is a registered right to use the property for a fixed term, capped at 30 years per registered lease, while the underlying title stays with the owner. A Thai limited company can own land if it genuinely operates a lawful business and is majority-owned by real Thai shareholders; it must not be a shell created only to hold a foreigner's home, and nominee shareholders are illegal. BAANLYY is not a law firm. For a simple home, a condo or a registered lease is usually the cleaner route.

The standard ownership-transfer registration fee baseline is 2% of the official appraised value, negotiated in the sale contract; a split is common but not automatic. Specific business tax is 3.0% plus municipal tax equal to 10% of that tax, producing a combined 3.3%, generally calculated on the higher of official appraised value or declared consideration, and it is a seller-side tax liability although the contract may allocate the economic cost. Stamp duty is 0.5% and is ordinarily relevant when specific business tax is not payable — do not budget it as an automatic extra on top of specific business tax. Withholding tax for a corporate seller is generally 1% of the higher of those two values; for an individual seller the Land Office calculates it from the appraised value using the ownership period and a progressive method, so it is not a flat percentage you can read off the asking price. Confirm the rate with the responsible Land Office for the actual transfer date.

BAANLYY does not publish an official rental-yield figure, and there is no REIC yield index cited on the site. The Bangkok Condo Market Report 2026 benchmarks typical gross yields at roughly 4.5–6.0% city-wide as a cross-checked portal and advisory estimate, with mid-ring transit-connected districts running higher and prime Sukhumvit lower, and it labels that band as an estimate rather than an official statistic. Net yield after fees, vacancy, tax and management is always meaningfully lower than gross. Model a specific unit: annual rent, minus running costs, divided by your all-in purchase price.

The BAANLYY Area Score is a live 0–100 rating for every neighborhood across 80 Thai cities. Each area is rated 0–10 on nine factors — transit, convenience, walkability, safety, nightlife, family-friendly, digital-nomad, investment and luxury — then those nine ratings are averaged into a single 0–10 figure and multiplied by 10. All nine factors carry equal weight; there is no hidden multiplier. The underlying data is BAANLYY's own area dataset, not a government statistic. Open a city's /scores page for the live ranking.

Treat it like underwriting the company, not the condo. Check how many projects they have actually completed and handed over (not just launched), visit a finished building to judge real build quality and management, confirm the project has its Environmental Impact Assessment (EIA) approval and construction permit, verify the developer owns or has secured the land and clean title, and look for any history of delays, lawsuits or abandoned sites. A long completion record is the best protection you can get. Engage a Thai lawyer to run company and title due diligence before you commit. The BAANLYY rankings simply count how many condominium towers each developer has profiled on the site — a transparent footprint measure, not a quality score or official sales ranking.

Buying property does not by itself grant a Thai visa. The LTR is a 10-year visa run by the Board of Investment for wealthy global citizens, wealthy pensioners, work-from-Thailand professionals and highly-skilled professionals; BOI lists Thai property among the qualifying Thai investments for some categories. Thailand Privilege (formerly Thailand Elite) is a paid membership with a Privilege Entry visa and no income, asset or age test. The retirement visa (Non-O / O-A / O-X) is the classic route for people aged 50 or older and is built on a Thai-bank deposit or qualifying income, not on owning a home. The DTV is a 5-year multiple-entry visa for remote workers — useful for a long stay, not a property-ownership visa. Requirements vary by post and change often; confirm current terms on the official pages before you apply.