Foreign buyer checklist
Your own step-by-step list for buying in Thailand, from the first viewing to after transfer day.
Try it free →By the BAANLYY Editorial Team · Last reviewed 4 November 2026
Foreign quota condo Thailand 49 percent explained
The Condominium Act B.E. 2522, section 19 bis, limits combined foreign ownership of one registered condominium to 49% of that building's total saleable floor area. The cap is measured by floor area, not unit count, and it is tested when ownership is registered. Ask the juristic person for the current position in writing and have it checked at the Land Office before you pay.
How do you verify foreign ownership quota on a Thailand condominium?
The Condominium Act B.E. 2522, section 19 bis, caps combined foreign ownership of a Thailand condominium at 49% of the building's saleable floor area. That remaining quota has to be confirmed in writing by the condominium juristic person and checked against the responsible Land Office's transfer requirements. A seller's statement that a unit is foreign quota is not evidence, and availability is tested when ownership is registered rather than when a deposit is paid.
Read the full answer
The Condominium Act B.E. 2522, section 19 bis, limits combined foreign ownership in one registered condominium to 49% of the total saleable floor area. A foreign buyer cannot rely only on the seller's statement that a unit is “foreign quota.” Obtain current written confirmation from the condominium juristic person and verify the transfer requirements with the responsible Land Office. The contract should address what happens if quota is unavailable when ownership is due to register.
As of 2026-11-03. Sourced from พระราชบัญญัติอาคารชุด พ.ศ. ๒๕๒๒ (Condominium Act B.E. 2522), consolidated text with amendment footnotes, Foreign property ownership in Thailand: Fees for condominiums — Condominium Act section 19 bis (49%), 2% transfer fee, 3.3% specific business tax, 0.5% stamp duty and withholding tax — Royal Thai Government portal and Department of Lands, Thailand.
The statutory cap
What the 49% quota actually is.
The Condominium Act B.E. 2522, section 19 bis (as amended by the Condominium Act (No. 4) B.E. 2551) limits combined foreign ownership of the units in one registered condominium to 49% of the total saleable floor area of that building. The Department of Lands consolidated text states the same ceiling as อัตราร้อยละสี่สิบเก้า. The quota is measured by floor area, not unit count, and it is tested when ownership is registered, not when a deposit is paid.
Before paying
Verify the building and transaction.
- The project is a registered condominium and the unit title is valid.
- Current foreign ownership recorded for the building and remaining availability under section 19 bis.
- The seller's registered ownership and authority to transfer.
- The buyer's foreign-currency remittance evidence and Land Office documents.
- Contract remedies if foreign freehold registration cannot occur.
Timing risk
Quota is checked at registration.
A letter obtained early in negotiations is useful but may not freeze availability. Reconfirm near transfer and avoid contract language that converts a failed foreign-freehold transfer into an unwanted leasehold or company structure without informed consent and independent advice.
Sources & References
Last checked 3 November 2026
- พระราชบัญญัติอาคารชุด พ.ศ. ๒๕๒๒ (Condominium Act B.E. 2522), consolidated text with amendment footnotes
- Foreign property ownership in Thailand: Fees for condominiums — Condominium Act section 19 bis (49%), 2% transfer fee, 3.3% specific business tax, 0.5% stamp duty and withholding tax — Royal Thai Government portal
- Foreign property ownership in Thailand: Acquisition of real estate — 49% condominium cap, 30-year lease maximum with the lessor's consent, and the 40-million-baht / 1-rai land exception. Page updated 10 July 2023 — Royal Thai Government portal
- Department of Lands, Thailand
- Royal Thai Government Gazette
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.
Verify quota before committing funds.
Request current written confirmation for the exact building and planned transfer.
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Foreign quota questions.
Foreign quota condo Thailand 49 percent explained
The Condominium Act B.E. 2522, section 19 bis, limits combined foreign ownership of one registered condominium to 49% of that building's total saleable floor area (https://www.thailand.go.th/issue-focus-detail/010_014 and the Department of Lands consolidated text). The cap is measured by floor area, not unit count, and it is tested when ownership is registered. Ask the juristic person for the current position in writing and have it checked at the Land Office before you pay.
What is the foreign ownership quota for a Thai condominium?
The Condominium Act B.E. 2522, section 19 bis, limits combined foreign ownership in a registered condominium to 49% of the total saleable floor area of that building. Buyers should verify the current quota position for the specific building with the condominium juristic person and responsible Land Office rather than relying on marketing material.
Does available quota guarantee the transfer will register?
No. The buyer must also satisfy identity, remittance-evidence, title, contract and Land Office requirements. Quota availability is one condition, not a complete approval.
Can quota change before transfer?
Yes. Other registrations can affect availability. Obtain current written confirmation and structure the contract for what happens if quota is unavailable on the transfer date.
Is leasehold ownership counted the same way?
Leasehold is a different legal interest from foreign freehold condominium ownership. The quota question applies to registration of foreign ownership, while a lease must be assessed under its own rules.
What should the sale agreement say?
It should state that foreign freehold registration is required, identify responsibility for quota confirmation and remittance evidence, and provide a clear remedy if registration cannot be completed for reasons not caused by the buyer.
