How Thai property actually works.

Land titles & the Chanote

Thailand has several deed types and the difference matters enormously. The Chanote (Nor Sor 4 Jor) is the strongest — fully surveyed with GPS-marked boundaries and the only title that gives full ownership and transfer rights. Weaker documents (Nor Sor 3 Gor, Nor Sor 3, Sor Kor 1) carry boundary uncertainty and limited rights. Before any deposit, verify the exact title type and the seller's name at the provincial Land Office.

Freehold vs leasehold

Foreigners can own a condominium unit freehold — outright, in their own name — provided the building stays within its 49% foreign-ownership quota. Land cannot be owned by foreigners directly, so houses and villas are usually held on a registered 30-year lease (sometimes with renewal clauses), or through a Thai-majority company structure. Freehold condos are the cleanest, most liquid foreign-friendly option.

The Condominium Act & 49% quota

Thailand's Condominium Act lets foreigners collectively own up to 49% of the total saleable floor area of any registered condominium. The remaining 51% must be Thai-owned. When you buy in the foreign quota, you also need proof your purchase funds were remitted from abroad in foreign currency — the Foreign Exchange Transaction (FET) form — which the Land Office requires to register foreign freehold ownership.

Due diligence before you buy

Because Thailand has no US-style escrow, your protection is the checks you do before transfer day. Verify the title at the Land Office, confirm the seller is the registered owner, check for mortgages or liens on the deed, confirm the foreign-quota availability for condos, review the juristic person's financial health and sinking fund, and check for unpaid common-area fees. For new builds, verify the developer's track record and the building's construction permit and EIA approval.

Transfer fees & taxes

On a property transfer at the Land Office, expect: a transfer fee of 2% of the appraised value; specific business tax of 3.3% (if the seller has held under 5 years) OR stamp duty of 0.5% (if held over 5 years); and withholding tax (1% for companies, or a progressive calculation for individuals). Who pays what is negotiable and stated in the sale contract — commonly split 50/50, but always agree it in writing.

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Can foreigners get a mortgage?

It's difficult but not impossible. Most Thai banks won't lend to non-resident foreigners for property. The realistic routes are: international branches of Thai banks (e.g. UOB, ICBC, MBK in Singapore) that offer foreign-buyer condo loans; developer financing on new units; or financing from your home country against other assets. Most foreign condo purchases in Thailand are cash. Budget on that basis unless you've pre-arranged a loan.

Landlord & tenant rights

Thai residential tenancies are governed by the Civil and Commercial Code and, for landlords renting 5+ units, a 2018 consumer-protection regulation that caps deposits at two months, requires fair return of deposits, and bans certain penalty clauses. Tenants are entitled to the agreed quiet enjoyment; landlords are entitled to timely rent and care of the unit. Always get a written lease, an inventory/condition report, and clarity on who files the TM30 and who pays utilities.

See our plain-English lease template →

Short-term rentals & Airbnb law

This surprises many investors: under Thailand's Hotel Act, renting a residential unit for under 30 days is generally illegal without a hotel licence, and many condo juristic rules ban short-lets outright. Daily/weekly Airbnb-style letting can draw fines and disputes with the building. Leases of 30 days or longer are fine. If your investment model depends on nightly rates, understand this risk before buying — our platform focuses on compliant long-stay leasing.