Can You Buy a Villa in Thailand in 2025?
Can Foreigners Buy a Villa in Thailand?
Yes, foreigners can buy a villa in Thailand, but both the house and the land are usually arranged through leasehold — a long-term lease for 30 years with possible extensions. Such an agreement is officially registered, and the villa itself remains in the foreigner’s ownership while the land is leased. For luxury properties, buyers often use a Thai company structure, but direct freehold land ownership is not available to foreigners.
What About Land Ownership?
The main rule under Thai law: land can only belong to Thai citizens or companies registered in Thailand. Direct ownership of land is not available to foreigners. However, the property itself — the house or villa — can be registered in your name.
The typical scheme looks like this:
Thus, you cannot own the plot itself, but the house will be yours.
The typical scheme looks like this:
- The land is taken on a long-term lease (leasehold).
- The villa as a property is registered to the owner.
Thus, you cannot own the plot itself, but the house will be yours.
What Is Leasehold?
Leasehold is a long-term land lease agreement. Usually, it is signed for 30 years with the option to extend two more times. In practice, this means you can own a villa for up to 90 years.
All contracts are registered at the Land Department, making the scheme transparent and legally protected.
All contracts are registered at the Land Department, making the scheme transparent and legally protected.
Other Ownership Options
Besides leasing, there are two other ways:
1. Thai Company
A foreigner establishes a company in Thailand, where 51% of shares are formally held by Thai partners. The land and villa are then registered to the company. The structure is more complex, requires legal support, but is often used for high-value properties.
2. Freehold via Thai spouse or relatives
Some buyers register land under their Thai spouse or partner’s name. However, this path is risky since legally the land belongs only to the Thai citizen.
1. Thai Company
A foreigner establishes a company in Thailand, where 51% of shares are formally held by Thai partners. The land and villa are then registered to the company. The structure is more complex, requires legal support, but is often used for high-value properties.
2. Freehold via Thai spouse or relatives
Some buyers register land under their Thai spouse or partner’s name. However, this path is risky since legally the land belongs only to the Thai citizen.
Real-Life Example
Why Investors Choose Villas
A family from Moscow purchased a villa in Phuket’s Bang Tao area. The house, 300 m² with a pool and garden, cost 28 million THB (≈72 million RUB). The land was leased for 30 years, and the villa was registered in the owners’ names.
Through a management company, the villa is rented out short-term to tourists. Average income is 250,000–300,000 THB (≈650,000–780,000 RUB) per month during high season and about 100,000 THB (≈260,000 RUB) in low season. Annual net yield is 7–8%, plus the property is appreciating in value.
Through a management company, the villa is rented out short-term to tourists. Average income is 250,000–300,000 THB (≈650,000–780,000 RUB) per month during high season and about 100,000 THB (≈260,000 RUB) in low season. Annual net yield is 7–8%, plus the property is appreciating in value.
- Prestige. A private villa with a pool by the sea is a lifestyle highly valued worldwide.
- Rental income. Rental rates are higher than for condos. One contract can bring in millions of rubles.
- Limited supply. Land near beaches is scarce, and new villa projects are few.
- Price growth. Over the past 10 years, villa prices in Phuket have doubled.
How Much Does a Villa Cost in Thailand?
- Pattaya. From 10–12 million RUB for a house 2–3 km from the sea. In premium areas (Pratumnak, Wongamat), prices start from 25–30 million RUB.
- Phuket. Bang Tao and Layan — from 30 million RUB, Kata and Nai Harn — from 20 million RUB.
- Samui. Villas from 15 million RUB, but liquidity is lower compared to Phuket.
FAQ
Can I own a villa freehold?
Yes, the house — but not the land. The land is always leased or held via a company.
Is it possible to extend the lease?
Yes, extensions are usually stated in the contract. Two additional 30-year terms are possible.
Can I buy a villa remotely?
Yes. The deal can be completed online, and lawyers will handle all the paperwork.
What is the rental yield for villas?
On average, 6–10% annually from rentals, plus 5–6% yearly property appreciation.
Do I need to pay taxes?
Yes, rental income is taxed at around 15%. We assist with proper tax filing.
Yes, the house — but not the land. The land is always leased or held via a company.
Is it possible to extend the lease?
Yes, extensions are usually stated in the contract. Two additional 30-year terms are possible.
Can I buy a villa remotely?
Yes. The deal can be completed online, and lawyers will handle all the paperwork.
What is the rental yield for villas?
On average, 6–10% annually from rentals, plus 5–6% yearly property appreciation.
Do I need to pay taxes?
Yes, rental income is taxed at around 15%. We assist with proper tax filing.
Conclusion
Foreigners can buy villas in Thailand. The land is leased, while the villa itself is registered to the buyer. The most reliable method is leasehold or ownership via a Thai company.
A villa by the sea is not just a comfortable home but also a profitable investment: rental income brings 6–10% per year, while property prices grow by around 5% annually. For investors, this is a chance to combine leisure and profit; for families, it is a new lifestyle by the sea.
A villa by the sea is not just a comfortable home but also a profitable investment: rental income brings 6–10% per year, while property prices grow by around 5% annually. For investors, this is a chance to combine leisure and profit; for families, it is a new lifestyle by the sea.