Buying a condo in Thailand
Buying a condo is the mainstream foreign ownership path in Thailand. Three pillars support every lawful freehold purchase: 49% foreign quota, inward remittance with FET form, and Land Office registration under the Condominium Act.
For full detail see our property hub and the master condo buying guide.
Juristic person confirms unit sits inside foreign ownership register.
Proof foreign currency remitted from abroad for purchase purpose.
Unit title transfers to buyer name on completion day.
Plus withholding and stamp duty depending on seller hold period.
Three pillars of condo purchase
Every lawful foreign freehold condo purchase in Thailand rests on quota verification, remittance proof, and registered transfer.
| Pillar | Requirement |
|---|---|
| Pillar 1: Quota | Certificate from condominium juristic person before deposit |
| Pillar 2: Remittance | Wire from abroad; FET form names buyer and purchase purpose |
| Pillar 3: Registration | SPA signed; taxes paid; new unit title issued at DOL |
| New build | Developer warranty; payment milestones; completion inspection |
| Resale | Known CAM history; seller tax clearance; encumbrance check |
Quick purchase workflow
From shortlist to registered title at the Department of Lands, follow this sequence before paying large deposits.
Budget and shortlist
Set price range including transfer fees, CAM, and sinking fund advance.
Verify foreign quota
Obtain juristic person letter confirming unit within 49% foreign area.
Open Thai bank account
Required for FET remittance trail; visit branch for KYC.
Wire purchase funds
Remit from abroad in foreign currency; collect FET form from receiving bank.
Sign sale and purchase agreement
Lawyer reviews SPA penalty clauses and payment schedule before deposit.
Complete Land Office transfer
Pay taxes; register title in buyer name; verify deed details at counter.
Pre-deposit checklist
Confirm each item with your lawyer before reservation fee or SPA deposit.
- Foreign ownership certificate obtained before reservation fee
- FET amount covers registered purchase price in foreign currency
- Title search shows no blocking mortgage unless agreed
- CAM and sinking fund arrears checked on resale units
- Juristic person transfer fee and rules reviewed
- Building inspection completed on resale before final payment
Property hub
Browse our 0 for ownership paths, taxes, and city guides for expat buyers.
Costs beyond purchase price
Negotiate tax split in SPA. Revenue Department rules govern withholding on seller side.
| Cost | Typical range |
|---|---|
| Transfer fee | Approximately 2% of assessed or declared value; split negotiable |
| Withholding tax | Seller liability on individual or corporate sale; affects net negotiation |
| Specific business tax | 3.3% if seller owned less than five years in many cases |
| Lawyer fees | 0.5% to 1% of price or fixed quote for diligence and attendance |
| CAM and sinking fund | Monthly CAM plus advance sinking fund on transfer at juristic person |
Ask counsel registered with the 0 to review your transaction before you wire a deposit.
Avoid these buyer errors
Condo purchase disputes among foreigners usually involve quota, FET, or CAM issues preventable with early review.
- Buying without quota confirmation from juristic person
- Nominee or illegal structures instead of lawful foreign quota purchase
- Skipping FET documentation before Land Office appointment
- Ignoring CAM arrears on resale that become buyer problem
- Assuming visa status substitutes for quota and remittance rules
Frequently asked questions
General answers for expats buying or holding property in Thailand. This is orientation, not legal advice for your specific transaction.
Q:Can any foreigner buy a Thai condo?
A:Yes, if the unit is within the 49% foreign quota and purchase funds remit from abroad with proper FET form.
Q:Best cities for condo investment?
A:Bangkok offers liquidity; Phuket lifestyle demand; Chiang Mai value. Market cycles vary by district.
Q:Studio or two-bedroom?
A:Liquidity often favours mainstream sizes. Match unit type to resale market in your target building.
Q:New build vs resale?
A:Resale shows CAM history and immediate occupancy. New build offers developer warranty and payment schedule.
Q:How much beyond purchase price?
A:Budget transfer fee, taxes, lawyer, CAM advance, and furniture if turnkey.
Q:Do I need a lawyer?
A:Yes for title search, SPA review, FET coordination, and transfer attendance.
Q:Can I rent out my condo?
A:Check juristic person bylaws and short-term rental restrictions in building rules.
Q:Does condo purchase help my visa?
A:Ownership does not automatically grant visa status. Plan immigration separately.