Can foreigners buy property in Thailand? Land, condos and leases explained

The short answer

Foreigners generally cannot own land in Thailand in their own name. They can own a condominium unit outright, as long as the building's foreign quota is not full, and they can lease land or a house for up to 30 years per registered lease.

Condominiums: the 49% foreign quota

Under the Condominium Act, foreigners may together own up to 49% of the total sellable floor area of a condominium building. A unit bought within that quota is registered in the foreigner's own name with full freehold title.

The purchase money must be brought into Thailand from abroad in foreign currency, and the receiving bank issues a document (commonly a Foreign Exchange Transaction form) that the Land Office asks for at transfer. Keep it: you will need it again when you sell.

Avalisa Estate marks listings with a tenure badge; "Foreign-quota" means the unit is a condo a foreigner can register in their own name, subject to the building's remaining quota.

Land and houses: leasehold and superficies

A foreigner can lease land (and a house on it) and register the lease at the Land Office for up to 30 years. Contracts often promise renewals, but only the registered term is protected; treat renewals as a promise, not a guarantee.

A foreigner can own a building separately from the land it stands on, commonly combined with a lease or a registered superficies right over the land.

Using a Thai company whose Thai shareholders are only nominees, or a Thai friend's name, to hold land for a foreigner is illegal and puts the property at risk. Get independent legal advice before any structure.

Married to a Thai national

A Thai spouse can buy land in their own name. At the Land Office the foreign spouse is usually asked to sign a declaration that the purchase money is the Thai spouse's personal property.

Questions

Can a foreigner own land in Thailand?

Generally no. Thai law does not allow foreigners to own land in their own name, apart from narrow investment-based exceptions that are rarely used. Foreigners usually lease land (up to 30 years per registered lease) or buy a condominium unit.

Can a foreigner own a condo in Thailand?

Yes. Foreigners can own a condominium unit freehold in their own name if the building's 49% foreign quota is not full and the purchase money is transferred from abroad in foreign currency.

Is a 30-year lease renewable?

A lease can only be registered for up to 30 years at a time. Renewal clauses are contractual promises and are not guaranteed to be registrable, so price a lease as 30 years.