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Buying a Freehold Condominium in Thailand as a Foreigner in 2026
Last reviewed: 2026-09-23
Written by Ricardo Dos Santos
Legal guide to buying a condo in Thailand in 2026: 49% foreign quota, FET banking certificates, and Chanote title registration.
Buying a Freehold Condominium in Thailand as a Foreigner in 2026
Legal Framework (Condominium Act B.E. 2522): Foreign nationals are legally permitted to own condominium units under 100% direct freehold ownership, provided the building remains within the 49% foreign quota limit. All purchase funds must be remitted from abroad in foreign currency and verified by a Foreign Exchange Transaction (FET) certificate.
1. Three Golden Rules of Safe Property Acquisition
- Verify the 49% Foreign Ownership Ratio: Obtain a formal certificate from the Condominium Juristic Person confirming available foreign quota.
- FET Banking Certificate (ex-Thor Tor 3): Incoming international transfers must include the clear remark:
For purchasing condominium unit [Unit #] at [Building Name]. - Chanote Title Deed (Nor Sor 4 Jor): Insist exclusively on true freehold title deeds with official GPS land markers.
2. Land Department Closing Costs and Taxes
| Fee / Tax Category | Statutory Rate | Standard Market Allocation |
|---|---|---|
| Transfer Fee | 2.0% of government appraisal | Split 50/50 buyer and seller |
| Stamp Duty | 0.5% (if owned > 5 years) | Paid by seller |
| Specific Business Tax (SBT) | 3.3% (if sold within 5 years) | Paid by seller |
| Withholding Tax | Progressive withholding on appraised value | Paid by seller |