Guides
Can foreigners buy property in Thailand? The rules in October 2026
Yes, a foreigner can own a condominium unit in their own name, provided foreign ownership in the building does not exceed 49 per cent of the total area of all the units.12 Foreigners generally cannot own land, and a lease is capped at 30 years under the Civil and Commercial Code.1
This page summarises published sources as at 23 October 2026. It is background information, not legal advice, and a qualified Thai lawyer should check any purchase.
Last checked 23 October 2026. This page summarises published sources. It is background information, not legal advice. Take advice from a qualified Thai lawyer.
The short answer
- Condominium: freehold in the buyer's own name, within a 49 per cent foreign quota for the building.1
- Land: generally not allowed for foreigners, with a narrow exception described below.1
- Lease: up to 30 years, with renewal wording that needs checking.1
- Thai company: a foreigner can hold no more than 49 per cent of a Thai company that owns real estate.1
Condominium ownership and the 49 per cent quota
The Condominium Act allows a foreigner to own a unit freehold if foreign ownership in the building does not exceed 49 per cent of the total area of all units. The rule is in section 19 bis of the Act as amended in 2008.12
The 49 per cent is measured on floor area, not on the number of units, and the quota belongs to the building. Whether a unit can be registered in a foreign name depends on how much of the quota earlier buyers have already used.3 This is why a buyer asks the juristic person of the building for the quota position before paying a deposit.
Our freehold condominium guide covers how this works for a buyer.
Who can use the foreign quota and what proof is needed
The government information site lists three routes: permission to reside under immigration law, being a person or juristic person permitted to enter under investment promotion law, or bringing foreign currency into the country. The money must be transferred from abroad and evidenced by bank documents.1
For the ordinary foreign buyer, the Land Office asks for evidence that foreign currency of not less than the price of the unit was brought in, or withdrawn from a non resident baht or foreign currency account. In practice this is the bank's Foreign Exchange Transaction form, known as the FET form.4
Land ownership rules for foreigners
Foreigners are generally not permitted to own land in Thailand. The government site notes one exception, which needs an investment of at least THB 40 million, residential land of no more than one rai, and permission from the Minister of Interior.1
That description comes from a 2023 update, and current conditions were not verified. A Thai lawyer should confirm whether it applies today.
Leasehold: the 30 year limit
A long lease is capped at 30 years under section 540 of the Civil and Commercial Code. The government site says the lease can be renewed for a further 30 years with the lessor's consent, up to two times.1 A renewal clause is a contractual promise, so its enforceability should be checked.3
See our 30 year leasehold guide, superficies guide and usufruct guide for the general information we publish on these rights. We have not re-checked those against the 2026 sources used here.
Other structures and why they need care
A foreigner can hold a stake of no more than 49 per cent in a Thai company that owns real estate, according to the government site.1 Our Thai company guide gives general background.
Arrangements in which Thai shareholders hold shares for a foreigner are the target of the nominee crackdown that was stepped up through 2025 and 2026.5
Our summary of the nominee crackdown lists the dated reports.
On buying through a Thai spouse, the government site says the ownership would be treated as belonging to the Thai national.1
What changed recently
The transfer fee is cut to 0.01 per cent from 1 July 2026 to 30 June 2027 for Thai individuals only. Foreign buyers pay the full 2 per cent, according to a law firm that cites a Department of Lands circular of 30 June 2026.6
Officials said on 19 October 2026 that Thailand welcomes foreign investors who act transparently and lawfully.57
What has been proposed but is not law
Proposals for a 75 per cent foreign quota and 99 year leases have circulated since 2024. Neither is enacted, and no bill has been tabled, according to a law firm page updated on 21 October 2026.3 A property news site reported the same proposals.8 The 49 per cent quota and the 30 year lease ceiling have not changed.3
Checks to make before reserving a unit
- Ask for the foreign quota position of the building in writing.
- Confirm the route you will use to show the money came from abroad, and keep the bank documents.14
- Have a Thai lawyer check the reservation and sale contract before you pay.
- Check whether any renewal clause in a lease is enforceable.3
Take advice from a qualified Thai lawyer before you buy. Keybaan lists new developments across Thailand and does not give legal advice.
Keep reading
Frequently asked questions
Can a foreigner own a condominium in Thailand?
Yes, freehold in their own name, provided foreign ownership in the building does not exceed 49 per cent of the total area of all units.
Can a foreigner own land in Thailand?
Generally not. The government information site notes an exception for an investment of at least THB 40 million, residential land of up to one rai and permission from the Minister of Interior. A Thai lawyer should confirm current conditions.
How long can a foreigner lease property for?
A long lease is capped at 30 years under section 540 of the Civil and Commercial Code. Renewal clauses are a contractual promise and need checking.
Is the 49 per cent quota going to change?
Proposals for 75 per cent and 99 year leases have circulated, but a law firm page updated on 21 October 2026 says neither is enacted and no bill has been tabled.
Sources
Last checked 23 October 2026. Wikipedia and Wikivoyage style pages are secondary sources. Pages from the Tourism Authority of Thailand Japan office are in Japanese and are summarised here in our own words.
- Thailand.go.th (Royal Thai Government information site), “Guide book: foreigners and property ownership”, published Content updated 10 July 2023; checked 23 October 2026. https://www.thailand.go.th/guide-book-detail/010_012
- WSR Law Group, “Condominium Act (English translation)”, Checked 23 October 2026. https://wsrlawgroup.com/publications/law-library/administrative-law/condominium-act/
- ThaiLawOnline, “Thailand Condo Foreign Ownership Quota: 49% Rule 2026”, published Updated 21 October 2026. https://www.thailawonline.com/thailand-condo-foreign-ownership-quota/
- ThaiLawOnline, “FET Form Thailand: Sending Money to Buy a Condo (2026)”, published Updated 21 October 2026. https://www.thailawonline.com/fet-form-thailand/
- Thailand Public Relations Department (PRD), “Government Steps Up Crackdown on Nominee Businesses as Urgent Priority”, published Published 23 September 2026. https://thailand.prd.go.th/en/content/category/detail/id/48/iid/544203
- ThaiLawOnline, “Property Transfer Fee Thailand and Taxes”, published Updated 4 October 2026. https://www.thailawonline.com/glossary/property-transfer-taxes/
- Bangkok Post, “PM orders nationwide review of illegal foreign land ownership by end of December”, published 19 October 2026. https://www.bangkokpost.com/thailand/general/3339753/pm-orders-nationwide-review-of-illegal-foreign-land-ownership-by-end-of-december
- Thai Properties Network, “Condo quota and 99 year lease proposals 2026”, Checked 23 October 2026. https://thaipropertiesnetwork.com/en/news/condo-quota-99-year-lease-proposals-2026
This guide is general information, not legal advice. Take independent legal advice before you buy.
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