Buying Property in Thailand Forever: Truth About Ownership
Can You Really Buy Property in Thailand Forever?
Yes, you can. Foreigners buy condos in full ownership under their name—forever, with rights to pass by inheritance. This isn’t 30-year lease, but real ownership. Let me break down how it works, what limitations exist, and what you get after the deal.
Condos—Full Ownership Forever
Under condominium law, foreigners can buy condos in full ownership. Ownership type called freehold. This means property belongs to you forever without time limits.
You get document called Chanote—Thai equivalent of property deed. Written in Thai with your name in Latin letters, shows apartment area, address, unit number. This document registers at Land Department—government office maintaining property registry.
With this document you can:
- Live in condo as long as you want
- Rent it out
- Sell to anyone
- Pass by inheritance
- Use as collateral (though mortgages for foreigners are rare)
Nobody can take condo away while you own it. Even if developer goes bankrupt, condo stays yours—it’s not part of bankruptcy assets.
You get document called Chanote—Thai equivalent of property deed. Written in Thai with your name in Latin letters, shows apartment area, address, unit number. This document registers at Land Department—government office maintaining property registry.
With this document you can:
- Live in condo as long as you want
- Rent it out
- Sell to anyone
- Pass by inheritance
- Use as collateral (though mortgages for foreigners are rare)
Nobody can take condo away while you own it. Even if developer goes bankrupt, condo stays yours—it’s not part of bankruptcy assets.
One Limitation—49% Quota
In each condominium, foreigners can own maximum 49% of total area. Remaining 51% must belong to Thais. Doesn’t mean only 49% of units available to foreigners. Quota calculates by area, not unit count. For example, if Thais bought small studios and foreigners got big two-bedrooms—quota might exhaust earlier.
In practice most projects still have quota. Developers specifically reserve units for foreigners because we buy actively and pay quickly.
But some projects run out of quota. Then two options:
1. Buy under Thai name (relative, friend, spouse)—risky, more on this below
1. Choose different project
We always check quota before reserving property. If no quota, tell you immediately and suggest alternatives. In 8 years never had situation where client reserved condo then found out it can’t be registered.
In practice most projects still have quota. Developers specifically reserve units for foreigners because we buy actively and pay quickly.
But some projects run out of quota. Then two options:
1. Buy under Thai name (relative, friend, spouse)—risky, more on this below
1. Choose different project
We always check quota before reserving property. If no quota, tell you immediately and suggest alternatives. In 8 years never had situation where client reserved condo then found out it can’t be registered.
Villas—More Complex but Still Possible
Villas are different story. Foreigners can’t own land in Thailand. But three legal ways to own villa:
1. Leasehold for 30 Years
This is long-term lease. You buy right to use villa for 30 years with possibility to renew two more times for 30 years each (total up to 90 years). Formally it’s lease, but practically very close to ownership. Can live there, rent it out, sell your leasehold to another person.
Downside—after 30 years need to renew. If landowner (developer or Thai) refuses—theoretically could lose villa. In practice this almost never happens because it’s in contract. But legally risk exists. Leasehold villa costs 20–30% less than freehold. For investors this is good option if buying for 10–15 years and planning to sell.
2. Purchase Through Thai Company
Register company in Thailand where 51% shares belong to Thais (real or nominee), and 49% to you. Company buys land and villa. You manage company as director.
This is legal scheme but expensive to maintain. Need to pay annual company tax, keep accounting, file reports. Plus risk if working with nominee shareholders (proxy Thais)—theoretically they could take company. We don’t recommend this way for private buyers. Suits business or major investors needing to own multiple properties.
3. Purchase Under Thai Spouse Name
If married to Thai citizen, can register villa under spouse name. Upon divorce or death, villa passes to you by inheritance.
Risk is obvious—if relationship sours, spouse can sell villa without your consent. Need prenuptial agreement certified by lawyer stating villa bought with your money and returns to you upon divorce. We’ve arranged such deals for dozens of clients. Always insist on prenup and full legal document review. This minimizes risks.
Our recommendation on villas:
Buying for yourself long-term—leasehold safer and simpler. For investment—also leasehold, because cheaper and easy to sell.
Freehold through company—only if you understand risks and ready to pay for maintenance.
1. Leasehold for 30 Years
This is long-term lease. You buy right to use villa for 30 years with possibility to renew two more times for 30 years each (total up to 90 years). Formally it’s lease, but practically very close to ownership. Can live there, rent it out, sell your leasehold to another person.
Downside—after 30 years need to renew. If landowner (developer or Thai) refuses—theoretically could lose villa. In practice this almost never happens because it’s in contract. But legally risk exists. Leasehold villa costs 20–30% less than freehold. For investors this is good option if buying for 10–15 years and planning to sell.
2. Purchase Through Thai Company
Register company in Thailand where 51% shares belong to Thais (real or nominee), and 49% to you. Company buys land and villa. You manage company as director.
This is legal scheme but expensive to maintain. Need to pay annual company tax, keep accounting, file reports. Plus risk if working with nominee shareholders (proxy Thais)—theoretically they could take company. We don’t recommend this way for private buyers. Suits business or major investors needing to own multiple properties.
3. Purchase Under Thai Spouse Name
If married to Thai citizen, can register villa under spouse name. Upon divorce or death, villa passes to you by inheritance.
Risk is obvious—if relationship sours, spouse can sell villa without your consent. Need prenuptial agreement certified by lawyer stating villa bought with your money and returns to you upon divorce. We’ve arranged such deals for dozens of clients. Always insist on prenup and full legal document review. This minimizes risks.
Our recommendation on villas:
Buying for yourself long-term—leasehold safer and simpler. For investment—also leasehold, because cheaper and easy to sell.
Freehold through company—only if you understand risks and ready to pay for maintenance.
What You Get After Purchase
After registering deal at Land Department, you receive:
- Condo address
- Area
- Unit number
- Land Department stamp
- Registration date
This is main document. Without it you’re not owner. Store it in safe or with trusted lawyer.
- Chanote—certificate of ownership. Pink A4-sized booklet in Thai. Contains:
- Condo address
- Area
- Unit number
- Land Department stamp
- Registration date
This is main document. Without it you’re not owner. Store it in safe or with trusted lawyer.
- Purchase Agreement—contract between you and seller (developer or previous owner). In Thai and English. States conditions: price, timeline, obligations.
- Handover Report—sign when receiving keys. Lists defects (if any), meter readings, furniture list.
Myths That Scare Buyers
- Myth 1: In Thailand all land belongs to king, he can take everything
False. Thailand is constitutional monarchy. King doesn’t run country directly, can’t interfere with laws or seize private property. His role is symbolic, like British Queen.
There are royal lands, but that’s separate category. Private property bought legally is protected. In 50+ years of real estate market development, not one case of king or state seizing foreigner’s condo.
- Myth 2: Foreigners only get lease, not ownership
- Myth 3: If developer goes bankrupt, they’ll take condo
Only risk—if developer doesn’t finish building. That’s why we work only with verified developers who have history of completed projects.
- Myth 4: When selling have to pay huge taxes
We calculate all taxes upfront, include in investment model. No surprises.
How Deal Works—Step by Step
- Step 1: Choose Condo
- Step 2: Reservation
- Step 3: Sign Contract
- Step 4: Payment
We help with transfer to avoid losing on fees. Know schemes that save up to $10,000 on deal.
- Step 5: Land Department Registration
Can’t come? We arrange power of attorney, do everything for you. Done over 200 remote deals.
- Step 6: Get Keys
Done. Condo is yours forever.
Common Questions
Can I pass condo to children?
Yes. Condo transfers by inheritance without restrictions. Your children get it same as any property in your home country.
What if I want to sell in 5–10 years?
You’ll sell. Market is liquid, especially Pattaya and Phuket. We help with sales, find buyers through our network. Average selling time 2–4 months.
Can I get mortgage?
Almost no options for foreigners. Thai banks don’t give mortgages to non-residents. But developers offer 0% installment plans for 2–4 years—better than mortgage.
Safe to store money in real estate?
Yes. Thailand property prices grow steadily: +5–7% yearly in Phuket, +3–5% in Pattaya. Plus rental income 6–8% annually in stable currency. Baht is stable currency, dollar rate unchanged for 20 years.
Last 10 years square meter in Phuket grew 70%. Clients who bought in 2015 can now sell with 40–50% profit.
What if law changes?
Unlikely. Real estate market is important part of Thailand economy. Tourism gives 12% of GDP. Tightening laws for foreigners would hurt economy.
On contrary, there’s talk of liberalization: increasing quota from 49% to 75%, extending leasehold from 30 to 90 years. Government wants to attract more investment.
Yes. Condo transfers by inheritance without restrictions. Your children get it same as any property in your home country.
What if I want to sell in 5–10 years?
You’ll sell. Market is liquid, especially Pattaya and Phuket. We help with sales, find buyers through our network. Average selling time 2–4 months.
Can I get mortgage?
Almost no options for foreigners. Thai banks don’t give mortgages to non-residents. But developers offer 0% installment plans for 2–4 years—better than mortgage.
Safe to store money in real estate?
Yes. Thailand property prices grow steadily: +5–7% yearly in Phuket, +3–5% in Pattaya. Plus rental income 6–8% annually in stable currency. Baht is stable currency, dollar rate unchanged for 20 years.
Last 10 years square meter in Phuket grew 70%. Clients who bought in 2015 can now sell with 40–50% profit.
What if law changes?
Unlikely. Real estate market is important part of Thailand economy. Tourism gives 12% of GDP. Tightening laws for foreigners would hurt economy.
On contrary, there’s talk of liberalization: increasing quota from 49% to 75%, extending leasehold from 30 to 90 years. Government wants to attract more investment.
Bottom Line
Yes, you can buy property in Thailand forever. Condos—in full ownership under your name with inheritance rights. Villas—through leasehold or other legal schemes.
You get official Chanote document registered at government office. Ownership rights protected by law. Thousands of foreigners have owned Thailand property for decades without problems.
We’ve helped 400+ clients buy condos and villas totaling over $500 million. Check legal cleanliness, handle deal from selection to key handover. Guarantee you get ownership forever without risks. Work commission-free for buyers—developers pay our fees. Plus give service package worth $6,000: translator, lawyer, transfer, deal organization, condo inspection.
Want to buy condo in Thailand forever? Message us, we’ll show projects, calculate returns, explain all legal nuances.
You get official Chanote document registered at government office. Ownership rights protected by law. Thousands of foreigners have owned Thailand property for decades without problems.
We’ve helped 400+ clients buy condos and villas totaling over $500 million. Check legal cleanliness, handle deal from selection to key handover. Guarantee you get ownership forever without risks. Work commission-free for buyers—developers pay our fees. Plus give service package worth $6,000: translator, lawyer, transfer, deal organization, condo inspection.
Want to buy condo in Thailand forever? Message us, we’ll show projects, calculate returns, explain all legal nuances.