Can foreigners own property in Thailand?

Foreigners can own freehold condominium units (up to 49% of a building’s total units) but cannot directly own land. Alternatives include long-term leases (up to 30 years, renewable) or owning land via a Thai limited company with Thai majority shareholders.

What are the restrictions on foreign land ownership in Thailand?

Thai law prohibits foreigners from owning land under the Land Code Act. Options include leasing land for up to 30 years or setting up a Thai limited company (51% Thai-owned) to hold the land title.

How can foreigners buy a condo in Thailand?

Foreigners can buy freehold condos if the foreign ownership in the building is below 49%. Funds must be transferred from abroad, documented with a Foreign Exchange Transaction Form (FET). A lawyer is recommended for due diligence and title transfer.

What are the costs and taxes when buying property in Thailand?

Costs include transfer fees (2% of appraised value), withholding tax (1% of appraised or sale value), specific business tax (3.3% if sold within 5 years), and stamp duty (0.5% if no SBT applies). Legal fees range from 20,000–30,000 THB. Condo buyers may also pay sinking fund fees.

Can foreigners get a mortgage to buy property in Thailand?

Thai banks offer limited mortgages to foreigners (40–70% of property value, up to 15 years, with high interest rates of 6–9%). Eligibility requires proof of income and residency. Some developers offer financing, or buyers use overseas loans.

What is the process for buying property in Thailand as a foreigner?

Steps include finding a property, hiring a lawyer and agent, conducting a title search, signing a purchase agreement, transferring funds with a FET, and finalizing ownership at the Land Office (30–60 days).

Is it safe to buy property in Thailand as a foreigner?

Buying is safe with proper due diligence—hire a reputable lawyer, verify the seller’s title, and use registered agents. Risks include unregistered agents or buying without legal checks.

Can foreigners rent out their property in Thailand?

Foreigners can legally rent out their property, subject to income tax on rental earnings (progressive rates based on income). Management companies can handle rentals, but owners must comply with TM.30 tenant reporting.

What are the visa implications of buying property in Thailand?

Buying property does not grant visa privileges. However, investing 10 million THB in real estate may qualify for the Thailand Elite Visa (5–20 years). Standard visas (e.g., retirement, business) require separate applications.

What are the risks of buying property in Thailand as a foreigner?

Risks include buying without due diligence, using unregistered agents, condo depreciation, neglected building maintenance, or legal issues with leaseholds or companies. A lawyer mitigates these risks.

🏠 Buying Property in Thailand Through a Thai Spouse: What Foreigners Need to Know

🏠 Buying Property in Thailand Through a Thai Spouse: What Foreigners Need to Know

Many foreign nationals living in Thailand are married to Thai citizens and naturally consider purchasing property as part of their long-term plans. However, Thai property laws impose significant restrictions on foreign ownership, particularly when it comes to land. If you’re a foreigner married to a Thai spouse, it’s essential to understand how property ownership works—and what your legal rights truly are.

❌ Can Foreigners Own Land in Thailand?

No. Thai law strictly prohibits foreign nationals from owning land in their name—even if they are married to a Thai citizen.

This means that even within a legally recognized marriage, a foreign spouse cannot co-own land with their Thai partner. If land is purchased during the marriage, the Thai Land Department will only register it under the Thai spouse’s name, and only if they can prove that the funds used were personal (non-marital) assets.

🧾 Joint Declaration Requirement

When a Thai national married to a foreigner buys land, the couple must sign a joint declaration at the Land Office. This document states that the land was purchased exclusively with the Thai spouse’s personal funds, not as a marital asset.

By signing this declaration:

The foreign spouse waives any legal claim to the property.
The Thai spouse retains full rights to sell, mortgage, transfer, or dispose of the land without consent from the foreign partner.
The land is legally recognized as the separate property of the Thai spouse, not a jointly owned marital asset.

🏡 What About the House on the Land?

While foreigners cannot co-own the land, they can legally co-own or build the house constructed on that land. The land and the structure are treated as two separate legal assets.

This arrangement must be clearly documented, ideally with a house registration (tabien baan) and construction agreement. However, without clear separation, legal ownership of the house may also fall under the Thai spouse’s control.

⚠️ Risks in Case of Divorce

One of the biggest concerns with this setup arises if the marriage ends in divorce:

The land will remain the separate property of the Thai spouse.
The foreign partner cannot claim compensation for land ownership unless clear legal agreements exist.
If the foreigner claims that they funded the purchase, this contradicts the earlier declaration—potentially exposing them to criminal charges for making a false statement to a government agency.

In rare cases, a skilled family lawyer may present evidence in court to support the foreign spouse’s financial contribution, but success is not guaranteed.

🏢 Condominium Ownership: A Safer Option

Unlike land, foreigners can legally own condo units in Thailand under their own name—up to 49% of the total saleable area of any registered condominium project.

If the condo is purchased in the name of the Thai spouse who is married to a foreigner, the unit is still counted as foreign-owned (because of the foreign marital connection).
However, if the couple submits a statement confirming the Thai spouse used separate funds, the unit may be recorded as Thai-owned, preserving the building’s foreign ownership quota.

💡 For peace of mind and clear ownership, it is strongly recommended that foreigners purchase condominiums in their own name, using funds transferred into Thailand in foreign currency.

👨‍⚖️ Final Advice

Purchasing land or property through your Thai spouse may seem like a simple solution, but it comes with serious legal limitations and risks. Without the right documentation and legal strategy, you may find yourself with no legal rights to the property you’ve invested in.

✅ Best Practices:

Always consult with an experienced Thai property or family attorney.
Be transparent and cautious when signing declarations at the Land Office.
Consider alternatives such as condominium ownership or long-term leasehold agreements.
Draft a prenuptial agreement to protect your interests in the event of a separation.

📞 Need Help Finding Property?

While I’m not a lawyer, I specialize in helping foreign clients find suitable, legally sound properties across Thailand. I work closely with licensed attorneys to make sure every transaction is secure and clear from the start.

📧 Email: contact@centralcityproperty.com
📱 WhatsApp: +66959920345

Let’s talk about what you’re looking for, and I’ll help you find a property that works both for your lifestyle and within the law.

🏠 Buying Property in Thailand Through a Thai Spouse: What Foreigners Need to Know