Property in Thailand

What you need to know

Start by deciding whether you need flexibility or long-term control, then compare the full cost and exit risk of renting and buying. Foreign nationals are generally restricted from owning land directly, apart from narrow statutory routes and permissions. A qualifying foreign buyer may own a condominium unit, but foreign ownership cannot exceed 49% of the total area of all units in the registered condominium.

For a rental, confirm the lessor's identity and authority, inspect the property, and put the term, deposit, rent, utilities, repairs, inventory, subletting and exit conditions in writing. A lease of immovable property for more than three years must be written and registered to be enforceable beyond three years; the general maximum term is 30 years, with separate rules for qualifying commercial or industrial leases.

Before buying a condominium, ask the relevant Land Office and condominium juristic person what evidence is required for the buyer and unit. Confirm the available foreign quota, title, registered encumbrances, common-fee position, foreign-currency or eligible account evidence, allocation of transfer costs and taxes, and the condition and handover terms before paying non-refundable money.

For a house, land interest, long lease or company-linked structure, do not assume that ownership of a building gives ownership of the land, that a renewal promise is guaranteed, or that a nominee arrangement is lawful. Have an independent qualified Thai property lawyer review the title, access, boundaries, registered rights, contract and proposed ownership structure, and verify registrable rights directly with the responsible Land Office.