Condo in Thailand
A registered condominium is the most straightforward freehold path for foreigners in Thailand. The Condominium Act caps foreign ownership at 49% per building and requires inward remittance documented on a Foreign Exchange Transaction Form before Land Department transfer.
At Thai Visa Centre in Bangkok, we help expats align immigration, banking, and property plans. This guide covers quota verification, FET compliance, and the full purchase workflow for June 2026. Start with our condo buying guide and property hub.
Maximum foreign ownership per registered condominium building.
Unit ownership registered at Land Department in buyer name.
Foreign currency inward remittance documented by Thai receiving bank.
Department of Lands registers condominium title transfers nationwide.
Why condos suit expat buyers
Condominiums offer registered freehold title, liquid resale markets in Bangkok and resort cities, and clear legal framework under the Condominium Act published in the Royal Gazette. Compare paths on our property hub before choosing villa leasehold.
| Advantage | Practical benefit |
|---|---|
| Registered freehold | Unit title in your name at Land Department, not leasehold |
| Resale liquidity | Active Bangkok and Phuket markets with established agent networks |
| Clear foreign rules | 49% quota and FET requirements are statutory, not agent discretion |
| Juristic management | Building maintenance, security, and common area handled centrally |
Legal requirements before transfer
Every foreign condo purchase must satisfy quota, funding, and documentation rules enforced at the Department of Lands. Missing any element blocks registration on transfer day.
| Requirement | What to verify |
|---|---|
| Foreign quota certificate | Juristic person confirms unit sits inside 49% foreign allocation |
| FET form | Thai bank letter showing foreign currency inward remittance for purchase |
| Valid passport | Buyer identity matches FET beneficiary and sale agreement |
| Transfer taxes | Transfer fee, stamp duty, and withholding paid or allocated per SPA |
Condo purchase workflow
Follow this sequence from shortlist to title deed. Transfers complete at the provincial Land Office serving the building location.
Shortlist and foreign quota check
Request juristic person confirmation that foreign quota has capacity before paying reservation fees.
Lawyer due diligence
Independent counsel verifies title deed, encumbrances, and seller identity before deposit.
FET remittance from abroad
Transfer purchase funds in foreign currency to your Thai bank. Bank issues FET form with correct purpose line.
SPA signing and payment schedule
Execute sale agreement after contract review. Tie payments to registration milestones.
Land Office transfer
Register ownership at Department of Lands. Confirm new title deed lists your name and unit correctly.
Juristic handover
Register with building management, pay CAM and sinking fund, collect keys and access cards.
Costs beyond purchase price
Budget transfer fees, ongoing CAM charges, sinking fund contributions, lawyer fees, and agent commission. Resale purchases may trigger seller business tax if held under five years per Revenue Department rules.
- Transfer fee: typically 2% of appraised value, often split between buyer and seller
- Stamp duty or specific business tax depending on seller holding period
- Common area maintenance: monthly fee set by juristic person
- Sinking fund: one-time or periodic capital reserve for major repairs
- Lawyer fees: due diligence, contract review, and transfer attendance
- Agent commission: typically 3% to 5% on resale transactions
Condo vs unregistered apartment
Only buildings registered under the Condominium Act qualify for foreign freehold. Unregistered apartments do not offer the same title security. See our condo buying guide for step-by-step purchase detail.
Common mistakes foreigners make
These errors appear repeatedly in Bangkok condo disputes involving foreign buyers. Most are preventable with early lawyer engagement and quota verification before any deposit.
- Paying deposit before foreign quota certificate is issued by juristic person.
- Remitting baht from a Thai account instead of foreign currency from abroad for FET compliance.
- Assuming Elite or retirement visa waives property ownership rules.
- Ignoring CAM arrears on resale units that become buyer liability.
- Confusing leasehold apartment marketing with registered condominium freehold.
Frequently asked questions
General answers for expats buying condominiums in Thailand. This is orientation, not legal advice for your specific transaction.
Q:What is the difference between a condo and an apartment in Thailand?
A:Only registered condominiums under the Condominium Act allow foreign freehold within the 49% quota. Unregistered apartments typically offer leasehold or Thai-only structures without the same title protection.
Q:Can Elite visa holders buy a condo?
A:Yes. Elite membership does not waive FET remittance or foreign quota rules. Property and immigration are separate legal tracks.
Q:How much is the transfer fee on a condo?
A:The transfer fee is 2% of the Land Department appraised value. Allocation between buyer and seller depends on your sale agreement.
Q:Do I need a lawyer for a Bangkok condo resale?
A:Yes. Even straightforward resales need title verification, FET checks, and contract review before deposit.
Q:Can I use Thai baht already in my account for the purchase?
A:Foreign buyers generally must remit foreign currency from abroad. Your lawyer and bank confirm FET documentation requirements for your transaction.
Q:What happens if foreign quota is full?
A:Land Department will not register foreign ownership. Verify quota before signing a binding sale agreement.
Q:Does condo ownership grant a visa?
A:No. Property ownership and immigration status are separate. Plan retirement, Elite, or other long-stay visa tracks independently.
Q:Which official body registers condo title?
A:The Department of Lands registers condominium transfers. The juristic person must also update foreign ownership records for the building.