Buying property in Thailand

Last reviewed: July 2026. This page is general information, not legal advice. Thai property law and tax practice can change, and every transaction should be checked by an independent Thai-qualified lawyer.

Condominium ownership by foreigners

Buying a registered condominium unit is usually the simplest way for a foreign buyer to own real estate in Thailand outright. Under the Condominium Act, foreign ownership in a condominium project is generally limited to 49% of the aggregate saleable unit area of the registered condominium, not simply 49% of the number of units.

For most foreign buyers, the purchase funds must be brought into Thailand as foreign currency, converted through an authorised bank, and supported by the correct bank evidence, usually a Foreign Exchange Transaction form or equivalent bank certificate. The buyer should confirm the building's foreign quota and the bank documentation before transfer at the Land Office.

Once completed, the buyer receives a condominium unit title deed, which records ownership of the unit and the unit's share of common property.

Houses, villas and land

Foreigners generally cannot own land in Thailand. A foreigner may own a building separately from the land in some circumstances, but the land itself must be owned or lawfully held by a person or entity entitled to own it. Any structure separating land and building rights should be reviewed carefully by a lawyer before payment.

Direct foreign land ownership is restricted and only possible in limited cases, such as statutory inheritance within legal limits, investment-promotion structures, or the special investment route requiring permission from the Minister of Interior. The well-known investment route requires at least 40 million baht of qualifying investment maintained for at least five years and, if approved, allows residential land of not more than 1 rai in permitted areas. It is not a routine residential purchase path.

Leasehold ownership

For ordinary residential property, the maximum registered lease term for immovable property is generally 30 years. A lease for more than three years must be in writing and registered with the competent official to be enforceable beyond three years.

Some contracts advertise 30+30+30 year arrangements. A renewal promise can be useful as a contract term between the parties, but it is not the same as a registered 90-year lease. Each future renewal requires a new registration at the relevant time, and enforceability can be affected by death, sale of the land, insolvency, refusal to cooperate or court interpretation. Treat long renewal packages cautiously and price them accordingly.

Lease registration fees and stamp duty are based on the lease value. Your lawyer should confirm the amount and ensure the lease is actually registered.

Thai limited company structures

Using a Thai limited company purely as a vehicle for a foreigner to control land is high risk. A private limited company now requires at least two shareholders, but if Thai shareholders are only nominees for a foreign buyer, the structure can breach Thai law.

Thai nominee shareholding for foreigners is prohibited under the Foreign Business Act, and Thai authorities have increased scrutiny of companies with foreign involvement, especially in real estate and tourist provinces. Authorities may require evidence that Thai shareholders paid for their shares from their own funds and have a genuine investment interest.

We do not recommend using a company structure to avoid foreign land ownership restrictions. A company should only own property when it has a genuine lawful business purpose, real shareholders, proper accounts, tax compliance and independent legal advice.

Thai residence or citizenship

Permanent residence by itself does not normally give a foreigner general land ownership rights. Thai citizenship changes the legal position, but that is a separate immigration and nationality process and should not be treated as a property-acquisition method.

Through inheritance

A foreign statutory heir may be able to inherit land within the limits allowed by the Land Code and with the required official permissions. If the foreign heir cannot lawfully hold the land, disposal may be required. This is a specialist probate and land-law matter.

Making a substantial capital investment in Thailand

With permission from the Minister of Interior, a foreigner who makes and maintains qualifying investments of at least 40 million baht may be allowed to acquire residential land of not more than 1 rai in permitted areas. This is a narrow approval route and should not be assumed available for ordinary house purchases.

Usufruct interest (Sidhi-kep-kin)

A usufruct is a registered right to use and enjoy another person's immovable property. It may be useful in family or spouse-owned property planning, but it does not transfer land ownership. The term and practical enforceability should be drafted and registered by a lawyer.

Title Deeds in Thailand

Thailand has several land document types. For normal private property transactions, buyers should usually insist on a Chanote or, where appropriate and after legal checks, a Nor Sor 3 Gor. Lanna Property does not list property unless it has either a Chanote or Nor Sor 3 Gor title document.

Chanote

The Chanote (Nor Sor 4 Jor) is the strongest land title deed. The person or entity named on the deed has registered ownership of the land, and the plot boundaries are officially surveyed and mapped.

The Chanote is the preferred freehold land title for residential and investment property.

Nor Sor 3 Gor

Nor Sor 3 Gor is a certificate of utilization, not a full ownership title deed. It confirms use of the land and is usually supported by an aerial-photo map, so the boundaries are more reliable than a basic Nor Sor 3 but still less final than a Chanote.

Nor Sor 3 Gor can generally be registered for sale, lease or mortgage, and it can often be upgraded to a Chanote if the land qualifies. Buyers should still check the Land Office register, boundaries, access, zoning, building restrictions, mortgages, leases, servitudes, family/spousal consent issues and any transfer restrictions before paying a deposit.

Nor Sor 3

Nor Sor 3 and Nor Sor 3 Khor are weaker certificates of utilization. Boundaries are less precisely confirmed, and a 30-day public notice period is normally required before transfer. Buyers should treat them as higher-risk documents.

Possessory and other lower documents

Documents such as Sor Kor 1, Por Bor Tor 5 or Sor Por Kor 4-01 are not normal freehold title deeds. They may evidence possession, tax history, agricultural allocation or use history, but they are not suitable for ordinary foreign-buyer property transactions without specialist legal advice.

Taxes applied to property ownership in Thailand

Thailand now uses the Land and Building Tax system for annual property tax. It applies to land, buildings and condominium units and is collected by the local authority. The tax base is the official appraised value, and the rate depends on use, such as principal residence, other residential property, agricultural use, commercial/industrial use or vacant/under-used land.

For a principal residence, individuals may receive an exemption on the first portion of appraised value, but the details depend on ownership, house registration and current local assessment rules. Confirm annual tax notices and payment deadlines with the local authority for the property.

Taxes applied to property acquisition in Thailand

At transfer, the Land Office normally calculates and collects several fees and taxes. The exact calculation depends on the property, seller, holding period, appraised value and registered sale price.

Transfer fee

The standard transfer registration fee is generally 2% of the official appraised value. Temporary government reductions sometimes apply to specific types of transactions, so current rates should be checked before transfer.

Specific business tax or stamp duty

Specific business tax is generally 3.3% in total, consisting of 3% specific business tax plus 10% local tax on that tax amount. It commonly applies to real estate sales by developers/business operators and to private sales within five years of acquisition, unless an exemption applies.

Where specific business tax does not apply, stamp duty is normally 0.5%. Specific business tax and stamp duty are generally alternatives, not both payable on the same transfer.

Withholding income tax

The seller is normally responsible for withholding income tax. Company sellers are typically assessed differently from individual sellers. For individuals, the calculation is progressive and depends on the appraised value and years of ownership.

In practice, buyer and seller often negotiate how transfer costs are shared. This should be written clearly in the sale agreement before a deposit is paid.

Legal fees

For obvious conflict of interest reasons, and unlike many real estate brokers in Thailand, Lanna Property does not offer legal services.

We strongly recommend that you seek independent legal advice before acquiring any property in Thailand. We can point you towards legal providers in our area, but your lawyer should act for you, not for the seller or agent. Depending on the complexity and value of the transaction, legal fees vary; always ask for a written fee quote and scope of work.

Our fees

Lanna Property commission fees are amongst the lowest in the market and are normally paid by the vendors. All property prices we advertise have our fees built in, including those featured in this website.## Land measurement conversion

1 Rai = 1,600 m²
1 Ngan = 400 m²
1 Wah = 4 m²
1 Hectare = 6.25 Rai (approx.)
1 Acre = 2.5 Rai (approx.)