Thailand Rental & Property Glossary

Founder of BAANLYY · International real estate broker, investor & relocation specialist

Last updated 7 July 2026 · Last reviewed 7 July 2026

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Titles & ownership Money, fees & taxes Leasing & tenancy Visa & address paperwork Building & place words

Titles & ownership

Chanote (Nor Sor 4 Jor)The strongest Thai land title deed — fully surveyed with GPS-marked boundaries and the only deed giving full ownership and transfer rights. The gold standard; insist on it before any deposit.Property Education Center →

Nor Sor 3 GorA confirmed land-use deed that has been verified but not fully GPS-surveyed. Transferable with care, but boundaries can be disputed — get a survey before relying on it.

Sor Kor 1 / Por Bor TorPossession or use claims rather than true ownership deeds. High risk for purchase and generally not mortgageable or cleanly transferable — usually best avoided by foreign buyers.

FreeholdOutright ownership in your own name, with the right to sell, lease or bequeath. Foreigners can hold freehold on a condominium unit (within the 49% quota) but generally not on land.Foreign ownership rules →

LeaseholdA registered long lease (commonly up to 30 years, sometimes with renewal language) used for land and villas foreigners cannot freehold. Recognised and registrable, but renewals are contractual promises, not guaranteed rights — the wording is everything.

Foreign quota (49%)Under the Condominium Act, foreigners may collectively own up to 49% of a condo building's total saleable floor area; the rest must be Thai-owned. Get written confirmation the quota still has room for your unit before committing.The 49% quota explained →

Condominium ActThe Thai law governing condominium ownership, the 49% foreign quota, the juristic person (management body), and owners' rights. It is why a freehold condo is the cleanest foreign-friendly route into Thai property.

Usufruct (Sidhi-kep-kin)A registered right to use and take the benefit of a property for the holder's lifetime, without owning it. Sometimes used between family members; narrower and more personal than a lease, and it ends on death.

SuperficiesA registered right to own a building or structure on land owned by someone else — occasionally used so a foreigner can own the house while a Thai party owns the land beneath it.

Nominee structureUsing a Thai person or a Thai-majority company purely as a front to hold land a foreigner controls. This is unlawful in Thailand — a genuine operating company is fine, a sham nominee is not. A common trap to avoid.

Money, fees & taxes

FET (Foreign Exchange Transaction form)Bank-issued proof that your purchase funds were remitted into Thailand in foreign currency and converted to baht. The Land Office requires it to register foreign condo freehold for amounts at or above the reporting threshold — keep it from the first transfer.Money & banking →

Transfer feeA Land Office fee of 2% of the appraised value, paid on transfer of ownership. Who pays it (buyer, seller, or split) is negotiable and should be stated in the sale contract.Purchase-cost calculator →

Specific Business Tax (SBT)A 3.3% tax on the sale price (or appraised value, whichever is higher) when the seller has owned the property under five years. If held longer, stamp duty applies instead.

Stamp dutyA 0.5% transfer tax that applies in place of Specific Business Tax when the seller has owned the property for more than five years.

Withholding taxIncome tax withheld on a property sale — a flat 1% of the appraised/sale value for company sellers, or a progressive calculation based on holding period for individuals.

Sinking fundA one-time, per-square-metre contribution condo buyers pay into a building's reserve for major future repairs (lifts, façade, etc.). Separate from the recurring monthly maintenance fee.

CAM fee (Common Area Maintenance / juristic fee)The recurring monthly fee — usually charged per square metre — that funds upkeep of shared areas: security, pool, gym, lobby, cleaning. Always confirm the rate and whether it's paid up to date before you rent or buy.

Appraised valueThe government-assessed value of a property used to calculate Land Office transfer fees and taxes. It is often lower than the actual market price.

Key moneyA non-refundable upfront payment some landlords (more common in commercial or prime-location lets) ask for to secure a unit, separate from the deposit. Negotiable and worth questioning.

Security depositRefundable money held against damage or unpaid rent — the Thai norm is two months' rent. For landlords renting five or more units, a 2018 consumer regulation caps the deposit at one month plus one month advance rent.Lease template →

Leasing & tenancy

2 + 1 depositThe standard Thai move-in structure: two months' security deposit plus one month's rent in advance. Budget for three months' rent up front when you sign a typical condo lease.

Inventory / condition reportA signed list (ideally with photos) of the unit's furnishings and existing damage at move-in. Your main protection for getting the deposit back — never skip it.

Diplomatic clauseA lease clause letting a tenant break the contract early without penalty if they must leave the country (e.g. job relocation or visa loss), usually after an initial minimum period and with notice. Worth negotiating in.

Quiet enjoymentThe tenant's legal right to use the rented home undisturbed during the lease. The flip side of the landlord's right to timely rent and reasonable care of the unit.

Juristic person (Niti Bukkon)The legal management body of a condominium that runs the building, collects CAM fees and enforces the house rules. You'll deal with the juristic office for keypass cards, move-in approval and TM30 paperwork.

House registration book (Tabien Baan)The official household registration document for an address. The blue book is for Thai nationals/permanent residents; foreigners on long stays may be listed in a yellow book. Sometimes needed for utilities, banking or licence applications.

Hotel Act / 30-day ruleRenting a residential unit for under 30 days is generally illegal in Thailand without a hotel licence, and many condos ban short-lets outright. Leases of 30 days or longer are fine — which is why compliant platforms focus on long-stay leasing.

Furnished vs fitted vs bare‘Fully furnished’ means move-in ready with furniture and appliances; ‘fitted’ (or ‘partly furnished’) usually means kitchen, wardrobes and aircon but no loose furniture; ‘bare shell / unfurnished’ means empty. Confirm exactly what's included in writing.

Visa & address paperwork

TM30 (notification of residence)The legal notice a landlord, hotel or property owner must file telling Immigration where a foreigner is staying, normally within 24 hours of arrival. You'll often need the TM30 receipt to do a 90-day report, extend a visa or open a bank account — agree at signing who files it.Renting on your visa →

90-day report (TM47)A requirement for foreigners on long stays to report their current address to Immigration every 90 days. Doable online, by post, by agent or in person; your housing paperwork (TM30) underpins it.90-day report guide →

Certificate of ResidenceA document from Immigration (or your embassy) confirming your Thai address, frequently required to get a driving licence, buy a vehicle or open some bank accounts. Your lease and TM30 support the application.

Re-entry permitA permit that preserves a single- or multiple-entry visa or extension of stay when you leave and re-enter Thailand. Without it, leaving can cancel your permission to stay — separate from the visa itself.

DTV (Destination Thailand Visa)A long-validity Thai visa aimed at remote workers, freelancers and soft-power activity participants, allowing extended stays. How it shapes the right lease term and paperwork is covered in our visa-housing guides.DTV housing guide →

LTR (Long-Term Resident visa)A 10-year Thai visa for qualifying wealthy/retired/remote-professional applicants, with perks like easier reporting. It changes how you should approach lease length and deposits.LTR housing guide →

Building & place words

SoiA side street or lane branching off a main road. Bangkok addresses are built around them — ‘Sukhumvit Soi 11’ means lane 11 off Sukhumvit Road. Lower soi numbers are usually closer to the city centre.

Mooban (housing estate)A gated or semi-gated housing development of houses or townhouses, often with shared security, roads and amenities. The villa/landed-home equivalent of a condo project.

BTS / MRTBangkok's two main rapid-transit systems — the BTS Skytrain (elevated) and the MRT (mostly underground metro). Proximity to a station is one of the biggest drivers of rent and resale value.Compare areas →

SalaA Thai open-sided covered pavilion, common in villa gardens and resort-style condo grounds — a shaded outdoor sitting area.

EIA (Environmental Impact Assessment)The approval larger Thai developments must obtain before construction. Checking a new project's EIA status is part of due diligence — no EIA can mean delays or a stalled build.

En-suiteA bathroom attached directly to and accessed from a bedroom. ‘All en-suite’ listings mean every bedroom has its own bathroom.

Duplex / penthouseA duplex is a two-floor unit connected by an internal staircase; a penthouse is a premium top-floor unit, usually larger with the best views and a price to match.

Frequently asked

What is TM30 in Thailand?TM30 is the notification of residence a landlord or property owner must file with Thai Immigration to report where a foreigner is staying, usually within 24 hours of arrival. The TM30 receipt is often needed for the 90-day report, visa extensions and bank accounts, so agree at lease signing who is responsible for filing it.

What is the difference between freehold and leasehold in Thailand?Freehold is outright ownership in your own name — foreigners can hold it on a condo unit within the building's 49% foreign quota. Leasehold is a registered long lease (commonly up to 30 years) used for land and villas that foreigners cannot freehold; renewals are contractual rather than guaranteed, so the lease wording matters enormously.

What is a Chanote?A Chanote (Nor Sor 4 Jor) is the strongest Thai land title deed — fully GPS-surveyed with marked boundaries and full ownership and transfer rights. It is the title type you want; weaker deeds like Nor Sor 3 or Sor Kor 1 carry boundary uncertainty and higher risk.

What is the FET form?The Foreign Exchange Transaction (FET) form is bank-issued proof that purchase funds were brought into Thailand in foreign currency and converted to baht. The Land Office requires it to register foreign condo freehold ownership for amounts at or above the reporting threshold.

How much deposit is normal when renting in Thailand?The standard structure is two months' security deposit plus one month's rent in advance — about three months' rent up front. For landlords renting five or more units, a 2018 consumer regulation caps the deposit at one month plus one month advance.

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Property Education Foreign Ownership Renting on Your Visa Lease Template Purchase-cost Calculator Relocation Guides

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Educational reference only — not legal, tax or financial advice. Thai law, fees and thresholds change and depend on your situation; confirm current details with the Department of Lands, Thai Immigration, a licensed Thai lawyer or a qualified tax adviser before acting. BAANLYY never takes paid placement.