Can You Buy Property in Thailand Without Citizenship in 2025
Can You Buy Property in Thailand Without Citizenship in 2025?
On forums and social media, debates still pop up: “Does a foreigner need a residence permit to buy an apartment in Thailand?” or “Is it possible to own property without citizenship?”
The answer is clear: yes, you can. Moreover, this is not unusual but a common practice. In Phuket, Pattaya, and Bangkok, tens of thousands of apartments are registered to foreigners who do not have and never will have a Thai passport.
How the Law Allowing Foreigners to Own Apartments Appeared
Until the mid-1970s, the market was closed: land and property could belong only to Thai citizens. But with the growth of tourism and the economy, the government realized that foreign investment was necessary, especially in resort areas.
In 1979, the Condominium Act was adopted, allowing foreigners to own apartments. At the same time, a restriction was set: no more than 49% of the total floor area of each condominium can be owned by foreigners. This rule still applies today.
For the state, this was a compromise: land remains Thai, but foreigners can buy housing and invest in the economy. For investors, it’s a simple scheme: buy an apartment, register it with the Land Department, receive the ownership certificate (Chanote), and become a full owner.
In 1979, the Condominium Act was adopted, allowing foreigners to own apartments. At the same time, a restriction was set: no more than 49% of the total floor area of each condominium can be owned by foreigners. This rule still applies today.
For the state, this was a compromise: land remains Thai, but foreigners can buy housing and invest in the economy. For investors, it’s a simple scheme: buy an apartment, register it with the Land Department, receive the ownership certificate (Chanote), and become a full owner.
How It Works in Practice
Imagine a complex with 200 apartments. By law, 98 units can belong to foreigners, while the remaining 102 must be owned by Thai citizens. If the quota is full, the developer can sell to a foreigner only through leasehold or by setting up a Thai company.
In practice, developers monitor the quota and allocate units in advance: part for foreign ownership, part for Thai. That’s why it is crucial to check the status of your apartment before paying a deposit. Our team does this automatically.
In practice, developers monitor the quota and allocate units in advance: part for foreign ownership, part for Thai. That’s why it is crucial to check the status of your apartment before paying a deposit. Our team does this automatically.
Myths vs Reality
Myth 1. “Without citizenship, you can’t buy — everything must be registered in the name of a Thai friend.”
Wrong. Registering in the name of a Thai acquaintance is illegal and does not protect the buyer. The correct way is to purchase within the foreign quota.
Myth 2. “Foreigners can only buy through a company.”
A company is needed only to buy land. For condos, it is not required.
Myth 3. “Property rights are limited.”
A freehold condo owner has the same rights as a Thai citizen: you can sell, rent out, or bequeath it.
Myth 4. “You need a residence permit or work visa.”
A tourist visa is enough to buy property.
Wrong. Registering in the name of a Thai acquaintance is illegal and does not protect the buyer. The correct way is to purchase within the foreign quota.
Myth 2. “Foreigners can only buy through a company.”
A company is needed only to buy land. For condos, it is not required.
Myth 3. “Property rights are limited.”
A freehold condo owner has the same rights as a Thai citizen: you can sell, rent out, or bequeath it.
Myth 4. “You need a residence permit or work visa.”
A tourist visa is enough to buy property.
Real Scenarios
Scenario 1. Buying Online.
A family from Moscow bought an apartment in Pattaya in 2024 remotely. They chose a unit at the launch stage, paid a deposit of 100,000 THB via SWIFT, and signed all documents online with a lawyer. The apartment was registered in the buyer’s name with the Land Department.
Scenario 2. Villa Through Leasehold.
An entrepreneur from Novosibirsk wanted a house in Phuket. The land was leased for 30 years, while the villa itself is his property. The lease is registered with the Land Department with an option to renew twice. The family lives there in winter, and in summer the villa is rented out monthly.
Scenario 3. Apartment as Investment.
A young couple from St. Petersburg bought a ready-to-move-in studio in Bangkok near the BTS. They immediately rented it to a Japanese IT specialist for 28,000 THB per month. The yield is higher than a bank deposit.
A family from Moscow bought an apartment in Pattaya in 2024 remotely. They chose a unit at the launch stage, paid a deposit of 100,000 THB via SWIFT, and signed all documents online with a lawyer. The apartment was registered in the buyer’s name with the Land Department.
Scenario 2. Villa Through Leasehold.
An entrepreneur from Novosibirsk wanted a house in Phuket. The land was leased for 30 years, while the villa itself is his property. The lease is registered with the Land Department with an option to renew twice. The family lives there in winter, and in summer the villa is rented out monthly.
Scenario 3. Apartment as Investment.
A young couple from St. Petersburg bought a ready-to-move-in studio in Bangkok near the BTS. They immediately rented it to a Japanese IT specialist for 28,000 THB per month. The yield is higher than a bank deposit.
Options for Foreigners
Condos (Freehold).
Full ownership. The most convenient option: the property is registered in your name.
Villas (Leasehold).
Land leased for 30 years with renewal rights. The house itself is your property.
Thai Company.
Suitable for land purchase for construction. A more complex path, rarely used.
Long-term Lease.
For 30+ years. Suitable if the goal is just living, not investing.
Full ownership. The most convenient option: the property is registered in your name.
Villas (Leasehold).
Land leased for 30 years with renewal rights. The house itself is your property.
Thai Company.
Suitable for land purchase for construction. A more complex path, rarely used.
Long-term Lease.
For 30+ years. Suitable if the goal is just living, not investing.
Rental Yields and “Bonuses”
Buying an apartment in Thailand is not only about having a home but also an investment.
On average, rental yields reach 6–8% annually, plus capital growth of 5–6% per year. That means a double income source: rent + appreciation.
- In Pattaya, apartments rent for 15,000–20,000 THB/month (~40,000–50,000 ₽).
- In Phuket, daily rentals in high season bring 1,800–2,500 THB/night (~4,700–6,500 ₽).
- In Bangkok, rental demand is stable year-round at 25,000–35,000 THB/month (~65,000–90,000 ₽).
On average, rental yields reach 6–8% annually, plus capital growth of 5–6% per year. That means a double income source: rent + appreciation.
Everyday Details
Why does rental work so well? It comes down to simple economics:
Against these expenses, paying 1,800 THB/day for a studio looks reasonable for a tourist from Europe or China.
- Coffee in Phuket — 100 THB (~260 ₽).
- Dinner for two — 800 THB (~2,100 ₽).
- Motorbike rental — 250 THB/day (~650 ₽).
Against these expenses, paying 1,800 THB/day for a studio looks reasonable for a tourist from Europe or China.
FAQ
Do I need a residence permit to buy?
No. A tourist visa is enough.
Can I buy remotely?
Yes, transactions are processed online.
What about taxes?
Rarely for foreigners. The main option is 0% developer installment plans for 2–3 years.
What happens after 30 years of land lease for a villa?
The lease is renewed. In practice, villas are re-registered every 30 years.
No. A tourist visa is enough.
Can I buy remotely?
Yes, transactions are processed online.
What about taxes?
- Rental income tax — about 15%.
- On sale — registration and stamp duty apply.
Rarely for foreigners. The main option is 0% developer installment plans for 2–3 years.
What happens after 30 years of land lease for a villa?
The lease is renewed. In practice, villas are re-registered every 30 years.
Conclusion
Yes — property in Thailand can be purchased without citizenship or residence permit. The Condominium Act was created specifically for this purpose. Condos are available for foreigners under freehold ownership; villas — through land lease. Every deal is registered by the state and protected by law.
For investors, this is a chance to acquire an asset that generates income and grows in value. For families, it’s a home by the sea with a clear legal status. The key is to check the quota and work with professionals.
📞 +66 99 169 59 17
📲 WhatsApp Chat
🌐 athome.asia
For investors, this is a chance to acquire an asset that generates income and grows in value. For families, it’s a home by the sea with a clear legal status. The key is to check the quota and work with professionals.
📞 +66 99 169 59 17
📲 WhatsApp Chat
🌐 athome.asia